144 24 26018 https://digitalcollections.library.gvsu.edu/files/original/0b9a7288b165430d0753b555920f152e.pdf bc8849f4ce4e21c84a67e78092d4f5b5 PDF Text Text ' �,- COMMUNI1Y MASTER PIAN City of Marquette, Michigan Adopted May 4, 2004 Master Plan Steering Committee: Jake Guter, Chairman Jerry Irby, Mayor Dan Closner Carl Pace John lacoangeli, Beckett and Raeder, Inc. Martha Jean Ferrill Gerald Peterson, City Manager Dennis Stachewicz, Jr., City Planner Ron Sundell Bill Hetricks Pat Coleman, U.P. Engineers and Architects Planning Commission: Tom Tourville, Chairman Bruce Ventura, Vice Chairman Judy Allen Dan Closner Martha Conley Martha Jean Ferrill Gregg Seiple Ayleen Van Beynen Glenn Van Neste City Commission: Jerry Irby, Mayor Frank Sciotto, Mayor Pro-Tern Dave Carlson Don Gladwell Stu Bradley Tony Tollefson Joseph Lavey Dan Dallas, Former M . Cameron Howes, Former B R (I) Beckett&Raeder in association with ESE SSOE, Inc. U.P Engineers & Architects, Inc. Glatting, Jackson, Kercher, Anglin, Lopez, Rinehart, Inc. Walkable Communities, Inc. �- TABLE OF CONTENTS Chapter One: Introduction 3 Introduction Master Plan Goals Community Overview 3 5 5 Chapter Two: Historical Overview 7 Introduction Marquette Pioneers Historic Sites 7 11 13 Chapter Three: Demographic Overview Introduction Population Trends Population Projections Age Distribution 23 23 23 25 27 Chapter Four: Natural Resources Overview Introduction Watersheds Hydrology Wetlands Woodlands Topography Steep Slopes 31 31 31 33 35 37 39 41 Chapter Five: Community Facilities Introduction Government Facilities Fire and Police Protection Water and Sanitary Service Public Education Regional Institutions Cultural Venues Recreational Parks and Open Space Chapter Six: Public Participation Strategies Introduction Methods of Public Participation Participation Results Community Visioning Results Student Workshop Results Written Survey Results Telephone Survey Results Conclusion 43 43 43 45 45 51 51 55 59 69 69 69 71 87 97 103 109 111 Chapter Seven: Economic Assessment Introduction Current Economic Profile Areas of Concern 113 113 113 119 --•--•• t �APPENDICES Appendix Appendix Appendix Appendix Appendix Appendix ABCDEF- Community Survey and Results SSOE Report of Find ings Marquette Traffic Observations Walkable Communities Element Harbor Master Plan South Area Land Use Plan 280 288 314 326 327 328 MAPS Map 1.1: Marquette's Regional Location Map2 .1: Location of Historic Sites Map3.1: Distribution of Children Under Age 15 Map 3.2: Distribution of Senior Citizens Map 4.1: Regional Watersheds in the Marquette Area Map 4.2: Local Hydrology Map 4 .3: Wetland Areas Map 4.4: Woodland Vegetation Map 4.5: Local Topography Map 4.6: Steep Slopes Map 5.1: Distribution of Community Facilities Map 5.2 : Water Service Coverage Map 5.3: Hydro Pressure Districts Map 5.4: Sanitary Sewer Coverage Map 5.5: Marquette's Recreational Facilities Map 8.1: Census 2000 - Block Group Delineations Map 8.2: Neighborhood Composition Map 8.3: Historic Housing Areas Map 8.4: Housing Density within Marquette Map 8.5 : Population Density Map 8.6: Residential Housing Quality Map 8.7: Residential Parcel Site Quality Map 9.1: Marquette Street Classifications Map 9.2: Marquette's Key Transportation Corridors Map 9.3: Intersections Analyzed for Marquette Traffic Study Map 9.4: Proposed Improvements to Road Network Map 10.1: Five-minute Walk Radius from Downtown and University Map 13.1: Existing Zoning Map 13 .2: Existing Land Activity Map 13 .3: Master Land Use Plan Map 13.4: Marquette General Hospital 's Overlay Zone Map 13.5: Proposed Greenway System Map 13 .6: Future Expansion Zones Map 13.7: Areas Targeted for Development and Redevelopment Map15 .1: Sanitary Sewer System Map 15 .2: Water System Map 15.3: Roadway System Map 15 .4: Sidewalk System Map 15 .5: Sidewalk Ramp System Map 15.6: Stormwater System 4 12 26 28 30 32 34 36 38 40 42 44 46 48 58 132 134 136 138 140 142 144 158 160 162 184 188 222 224 226 236 238 240 242 260 262 264 266 266 268 �Chapter Eight: Neighborhood Assessment Introduction Current Neighborhood Assessment Protecting Neighborhood Quality Chapter Nine: Traffic Considerations Introduction Inventory and Analysis Current Traffic Concerns Recommendations Transportation Framework - Summary Chapter Ten: Walkability Considerations Introduction Analysis of Current Conditions Specific Walkability Suggestions Chapter Eleven: Winter City Considerations Introduction Public Perception Recommendations Chapter 1\Nelve: Waterfront Opportunities Introduction Lower Harbor Redevelopment Analysis of Water Uses Chapter Thirteen: Master Land Use Plan Introduction Existing Zoning and Land Activity Master Land Use Plan Additional Planning Tools Chapter Fourteen: Summary of Recommendations Introduction Economic Recommendations Neighborhood Recommendations Traffic Recommendations Walkability Recommendations Land Use Recommendations Summary Chapter Fifteen: Implementation Introduction Progress to Date Prioritization of Master Plan Recommendations Capital Improvement Plan Funding Sources 133 133 133 145 157 157 158 163 165 185 187 187 187 191 195 195 197 199 207 207 207 213 223 223 223 227 241 245 245 245 247 247 249 251 253 255 255 255 255 261 270 Acknowledgments 276 References 277 Marquette Master Plan - 2003 •- -•------ �FIGURES Figure 4.1: Determination of Slope Figure 5.1: Marquette General Hospital's Overlay Zoning District Figure 6.1: Areas Enjoyed and Disliked by Local Students Figure 7 .1: Trends in Employment by Industry Figure 7.2: Off-street Parking Lots in the Downtown Area Figure 7 .3: Proposed Developments for the Lower Harbor Area Figure 7.4: Design for "Roundhouse" Infill Development Figure 9.1: Example of New Kaye/ Fair Connection Figure 9.2: Example of the Seventh Street Extension Figure 9 .3: Potential Redesign for the Lakeshore Boulevard Figure 9.4: Redesigned "T" Intersection for U.S.41-Front Street Intersection Figure 9.5: Roundabout at the U.S.41-Front Street Intersection Figure 9.6: Example of McClellan Avenue Extension Figure 9.7 : Redesign of the McClellan Roadway between Washington and Fair Figure 9.8: New Design Guidelines for Marquette Roadways Figure 9.9: Options for Reducing Lanes Along McClellan Ave . Figure 9.1 O: Example of Reduced Lane Width Figure 9.11 : Proposed Alignment for Opposing Left Turn Lanes Figure 9. 12 : Example of Downtown Infill Development Figure 10.1: Bike Lanes Added to Roads w ith Excess Width Figure 11.1 : Consider Topography in the Site Design Process Figure 11 .2: Buildings Protect Parks from Prevailing Winds Figure 11 .3: Ra ised Crosswalks Help Protect Pedestrians Figure 11 .4: Buffers Protect Pedestrians from Adjacent Traffic Figure 11. 5: Berms and Vegetation Direct Snow Away from Building Entrances Figure 11.6: Vegetation Protects Outdoor Areas from Winds Figure 12 .1: Existing Uses in Upper Harbor Area Figure 12 .2: Existing Uses in Lower Harbor Area Figure 12 .3: Proposed Upper Harbor Plan Figure 12.4: Proposed Lower Harbor Plan Figure 13.2 : Example of a Conservation Subdivision Figure 13.3 : Protection of Steep Slopes 41 52 96 116 122 122 128 164 164 166 168 168 170 170 172 174 176 176 178 190 198 198 200 200 202 202 214 214 216 218 230 231 Marqu ette Master Plan - 2003 �TABLES & CHARTS Table 3.1: Historical Population Trends Table 3.2: Population Projections for Marquette Area Table 3.3: Population Projections for Marquette County Table 3.4: Age Distribution, 2000 Table 3. 5: Age Distribution, 1990 vs . 2000 Table 4 .1: Lengths of Tributaries within Marquette City Limits Table 6.1: Summary of " Preferred Futures" at each Visioning Session Table 6.2: Written Responses to Community-Related Questions Table 6.3: Written Responses to Neighborhood-Related Questions Table 6.4 : Written Responses to Transportation-Related Questions Table 6.5: Written Responses to Economic Development Questions Table 6.6: Written Responses to Housing-Related Questions Table 6.7: Written Responses to Environmental Questions Table 6.8: Telephone Responses to Community-Related Questions Table 6.9: Telephone Responses to Neighborhood-Related Questions Table 6.10: Telephone Responses to Transportation-Related Questions Table 6.11 : Telephone Responses to Economic Development Questions Table 6.12 : Telephone Responses to Housing-Related Questions Table 6.13 : Telephone Responses to Environmental Questions Table 7.1 : Marquette's Current Employment by Industry Table 7.2 : Marquette's Current Employment by Occupation Table 7.3 : Current Employment by Industry for Central UP Region Table 7 .4 : Historical Comparison of Employees by Industry Table 7.5: Unemployment Rates Table 7.6: Median Income by County Table 7.7: Median Income Within Marquette County Table 7 .8 : County of Residence for people employed in Marquette County Table 8.1 : Neighborhood Characteristics Table 8.2: Changes in Neighborhood Composition Table 8.3: Age of Housing Stock by Block Group Table 8.4: Affordability Worksheet for Marquette Neighborhoods Table 9 .1: Description of Street Classifications Table 9 .2: Level of Service Ratings Table 9.3: Intersections Analyzed Table 9.4: Roads to Consider for a Reduction in Travel Lanes Table 9.5 : Level of Service on Analyzed Intersections Table 9.6: Economic Cost of Excessive Parking Table 9.7: Suggested Improvements for Analyzed Intersections Table 11 .1: Winter Characteristics Table 11 .2: Responses Regarding Winter Likes/ Dislikes Table 11 .3: Preferred Winter Activities Table 11.4: Vegetation with Interesting Winter Characteristics Table 13 .1: Breakdown by Existing Zoning Table 13 .2: Breakdown by Existing Land Activity Table 13 .3: Breakdown by Proposed Land Use 22 25 25 27 27 33 92 102 102 104 104 104 106 108 108 108 110 110 110 113 113 114 115 116 116 116 117 133 135 137 150 159 161 163 174 175 179 182 195 197 197 203 223 225 227 • •---- ---- �Chapter One - Introduction Chapter One INTRODUCTION Resident's of the City of Marquette have long appreciated their community's abundant natural beauty, unique climate, and the high quality of life that is enjoyed here. A strong commitment by both City leaders and active community members has helped Marquette to become one of the nation's premier cities. Marquette's efforts towards continuous improvement have been rewarded through a series of national recognitions . These awards include Marquette's designation as one of "America's Most Livable Communities", its involvement in Michigan's "Cool Cities " initiative, and its receipt of the "All-American City" award . While these prestigious honors validate the community 's efforts towards improving their city, community members recognize that many challenges lie ahead, particularly in the areas of land use, traffic control, walkability, economic diversity, and protection of their natural resources . In order to best meet these challenges, the City of Marquette has undertaken a comprehensive analysis of the many facets of Marquette, that together create this community's unique way of life. The result of this analysis is reflected in the new Marquette Community Master Plan . Th is Master Plan serves as a roadmap that will help guide community leaders toward the City's desired future . The creation of this plan followed an iterative process of collecting information, analyzing these data, and determining the correct approach for the City of Marquette to take in dealing with each issue examined . One critical step in this planning process was to solicit meaningful input from local community residents . This input is essential to ensure that the resulting plan best reflects the goals and desires of Marquette's residents . The Master Plan has been organized around key community issues, as determined by City leaders and residents . The first five chapters of th is document provide an overview of Marquette including its history, demographics, community facilities, and abundant natural resources . The remainder of the document focuses on issues that were determined to be particularly important to local residents, including : • Results of the Public Participation Process • Economic Opportunities • Neighborhood Quality • Traffic Considerations • Walkability • Future Land Use The Master Plan focuses on each of these different content areas, presenting an analysis of the current conditions as well as a detailed set of recommendations for how the City should proceed in dealing with each issue . Each of these recommendations is then consolidated into a summary of action steps and a plan for implementation . Marquette Ma ster Plan - 2003 3 �11 s u E L r Ha<bor p E R 0 NT AR I 0, I 0 R ton ., ___ :A. l -~ -?-~~_...-,. ', • Sturgeon Bay t LOCAL AREA MARQUITTE COMMUNITY MASTER PLAN Location 0 . ~ ~ Mltt,o.r1ReQOfU~ntoryflvsHm , IJ!iC~nlUS8'.irN1j. En,,,in,nmer,U,IS:,"ltennRg_.(hlfU1.Jt111t 3 f M~es '() Map 1.1: Marquette's Regional Location 4 CANADA �Chapter One - Introduction MASTER PLAN GOALS In order to be successful, it is critical that the strategies and recommendations presented in this Master Plan support Marquette's community vision. In order to guide the development of the Master Plan, City leaders and local residents created a series of goals and objectives that reflect their desire to be North America's premier winter city. These goals helped to direct the planning process and are supported by the recommendations presented in each chapter. Our Vision : "Marquette - The premier livable / walkable winter city in North America" Master Plan Goals: • Create and Preserve Viable and Livable Neighborhoods • Develop a Historic and Diverse Downtown • Create an Efficient, Functional, and Connected Transportation System • Make Marquette a Walkable Community • Foster Economic Diversity and a Family Sustainable Workplace • Promote Marquette's all season quality of life as a premier Winter City • Protect Marquette's Natural Resources COMMUNITY OVERVIEW The City of Marquette is located in the central region of Michigan's Upper Peninsula (See Map 1.1). With a population of 20,714, it is the UP's largest community. In addition to being a population center, it serves as the regional center for education, health care, recreation, and retail. This regional draw is particularly evident due to Northern Michigan University and Marquette General Hospital, both of which are located in the City of Marquette. Marquette has a total land area of 7,385 acres and is home to a variety of valuable natural resources . Historically, the area's mineral resources attracted settlers to the region and supported a primarily resource-based economy. Other critical resources include the area's hydrology, particularly due to its location along the shoreline of Lake Superior. It also has heavily wooded areas and a hilly topography that add to its scenic charm . Today, Marquette's economy is less dependent on natural resource industries, such as mining, and is primarily focused on service industries. This is, for a large part, due to the University and Hospital's large staffing needs. In the future, Marquette hopes to broaden their economic base, creating a greater diversity of sustainable employment opportunities that they can offer their residents . Marquette Master Plan - 2003 5 �Lower Harbor Photo courtesy of Superior View 6 �Chapter Two • Historical Overview Chapter Two HISTORICAL OVERVIEW INTRODUCTION Scientific evidence suggests the first inhabitants of the Lake Superior region originated in Siberia . About 18,000 years ago, nomadic big game hunters crossed the land bridge between Siberia and Alaska tracking mammoth bison and musk ox. These hunters followed the northward glacial retreats, knowing game would be found in the tundra and wetlands left by the melting ice. Archeologist know some of these hunters camped near Deer Lake in Marquette County 9,000 years ago. The people who shared these amazing beginnings called themselves Anishinabeg (original people). It is known these people engaged in primitive mining practices. Artifacts found in a stone quarry within the Marquette City limits reveal people resided in this area over 5,000 years ago. These early people became the Ottawa, Potawatomi, and Chippewa (Ojibway Tribes). According to the 1830 census 81 members of the Chippewa Tribe lived along the lower Chocolay River. In 1622, Etienne Brule was the first European to gaze upon Lake Superior. Many more were to follow as Europe recognized the huge potential for fur trading in this area, (Company of New France, followed by the Hudson's Bay Company). It was the Anishinabeg who showed the Europeans both water and portage routes, the building of birch bark canoes, snowshoes and sleds, maple sugaring, and fishing . The Anishinabeg had supplied fish to the fur companies and by the mid 1800s, these same companies began commercial fishing businesses. Immigrants from the Scandinavian countries (Swedes, Norwegians, and Finns) arrived to fish Lake Superior. Commercial fishing reached its peak in the early 1940s with an annual catch of 25 .5 million pounds. Marquette's history is inextricably tied to the abundant natural resources of its region . With the discovery of iron, immigrants and entrepreneurs flocked to the region to discover what fortunes this harsh and beautiful area might hold. Marquette's early iron industry began with the construction of a forge built at the mouth of the Carp River in the summer of 1847. This forge was used to process ore from the Jackson Mine, which was the first iron mine in the Lake Superior region. Philo Everett, the director of the Jackson Mining Company formed in Jackson, Michigan, began operations with the help of his forge operator, Ariel N. Barney. The forge started producing iron in February 1848 and operated intermittently until 1856. With an influx of people attracted to the opportunities provided by the newly born iron industry, a village in Marquette's current location was established in 1849. Amos R. Harlow and his party from Worcester, Massachusetts founded the village of Worcester as a port and furnace site for the Marquette iron range . The original village was located just inland from Ripley's Rock near the point where present day Baraga Street and Lakeshore Boulevard join . Also in 1849, four businessmen, Waterman A. Fisher, Amos R. Harlow, Robert J. Graveraet and Edward Clark, collectively formed the Marquette Iron Company. Graveraet was sent to the Lake Superior region to begin the groundwork for the operation . At Mackinaw Island he hired men to help him, including eighteen year old Peter White. Harlow selected a protected site near Ripley's Rock to build his foundry and port, which was to be the first permanent settlement of Marquette . The Marquette Iron Company, along with its founders, continued to play a key role in the further development of Marquette . Marquette Master Plan · 2003 7 �~ I?) ~ ~ t1) ·1) 1') 1 t?) - ?) ?") 1j 1", ?', 1', ~ Washington Street - Early 7900's Photo courtesy of Superior View 8 �Chapter Two - Historical Overview In 1850, the village of Worcester was renamed Marquette in honor of Father Jacques Marquette, (1637-1675) a Jesuit missionary priest and explorer. According to local Native American history, Father Marquette camped on Lighthouse Point during a trip along the south shore of Lake Superior in 1669. In 1897, a bronze statue of Father Marquette was presented to the City in his honor. Technological advances, particularly in transportation, were a benefit to local commerce during the second half of the nineteenth century. In 1855 a 25-ton American Standard locomotive named the Sebastopol, arrived in the Marquette Harbor. This locomotive traveled a 12-mile line stretching frori Negaunee to Marquette on the Iron Mountain Railroad. "The railroad was soon shipping iron ore down the hills into Marquette to the tune of some 1,200 tons of ore per day" . This rail line led to a pocket ore dock, the first of its kind in the world, constructed in 1857. Previously iron ore had to be loaded onto ships by hand . Businesses and industries emerged to support the mining and shipping operations and the growing population . The charcoal iron-making industry relied heavily on a steady supply of hardwood from the surrounding forests . As time passed, more housing was needed and built; shingle mills, sash mills and sawmills were also established. On June 11, 1868 Marquette suffered a setback that would ultimately change the center of the thriving frontier village into what is seen today. A fire broke out in the Ontonagon Railroad shop near the corner of Front and Main Street that destroyed most of the existing Village of Marquette . There was a reported loss of over 100 buildings and an estimated loss of 1.5 million dollars. Over forty families were left homeless. This tragedy prompted the village council to pass an ordinance prohibiting the erection of any wooden buildings in the business district. This ordinance stated that no wooden buildings were to be erected, without permission of the Common Council, within the boundaries of: on the North, by a line drawn midway between Bluff and Washington Streets; on the East, the shore of Lake Superior; on the South, the south line of Rock Street; and on the West, the west line of Third Street. Concerned citizens also established a community waterworks that would take water from Lake Superior. Construction began on the waterworks in 1869 and it started pumping water in February 1870. When the major extraction of iron ore began, the small community of Marquette grew rapidly. Lake Shore, Inc. opened in 1858 as the Lake Superior Foundry Company. It supplied the mines and mills of the area with foundry products and blast furnace equipment. Other businesses opened shortly thereafter. These included a tannery, gas plant, brownstone quarry, a powder company to provide explosives for the mines, transfer lines, and several brickyards. Railroads continued to expand southward to Bay de Noque and Menominee, finally reaching far enough south to meet with existing rail lines in eastern Wisconsin . This increasing transportation network opened the doors for increased regional development. Marquette became incorporated as a village on February 10, 1859 and as a city on February 27, 1871 . For the first thirty years, Marquette's economy was tied to the iron ore industry, primarily blast furnaces, railroads and shipping by water. In the 1880's, efforts were made to diversify and provide additional opportunities for residents. Northern Michigan University opened in 1899 as a State Normal School to educate teachers for the Upper Peninsula . The school opened with thirty-two students, six faculty members and Dwight B. Waldo as principal. In 1918 the first four-year program was introduced and the first Bachelor of Arts degree was given two years later. Throughout its history, Marquette has continued to make steady progress. Today, 1t is the County Seat of Marquette County, the largest county in land area (1,870 square miles) in the state of Michigan . By virtue of its central geographic location, economic impact and historical importance, Marquette is often referred to as the "Capitol" of the Upper Peninsula. Marquette Master Plan - 2003 9 �1't Marquette Dock Company Coal Dock, circa 1936 Photo courtesy of Superior View 10 �Chapter Two - Historical Overview MARQUETTE PIONEERS While many people were involved in the planning and building of the Marquette community, a few individuals played particularly influential roles in the area's growth and development. Such men helped establish the community's basic foundations and set the values that are still evident today. Peter S. White Among pioneers to whom the Upper Peninsula owes much, perhaps no man was more widely known than Peter White. White was born in Rome, New York, and came to Marquette in 1849 at the age of eighteen . At that time he was in the employment of the Marquette Iron Company and helped to erect some of the first buildings, including his home which was the first to be built on the ridge overlooking the harbor. Over the years, White served in many capacities in the public arena and was involved in numerous enterprises in the area. He was instrumental in securing 312 acres on Presque Isle from the U.S. Government for a park . The spectacular scenery of the park and views of Lake Superior attract numerous visito~s to the city each year. He was also influential in the development of the public library system in Marquette. The first public library was constructed in 1856 with a new building given in 1872 through a $5,000 donation by White. The present Peter S. White Library was constructed in 1904. Philo M . Everett Everett came to the Upper Peninsula after hearing favorable reports about vast iron deposits in the area . Native Americans showed him the "great iron mountain" in the Negaunee area, now known as the Jackson Mine that his company opened . It is the oldest iron mine in the region . Everett served as Marquette's first Supervisor and held countless other civic positions . Amos R. Harlow Harlow is the recognized founder of Marquette. He is a descendant of Captain William Harlow, who came to the Plymouth Colony, Massachusetts in 1642 . Amos Harlow was born near Worcester, Massachusetts in April 1815. He was part of a company called the Marquette Iron Company, organized in Worcester, Massachusetts to develop and utilize iron ore from the Upper Peninsula . Prior to arriving in the Marquette area, he had already recognized the importance of the Upper Harbor (Presque Isle Harbor) and the Dead River to the future of the area and purchased two fractional sections on each side of the Dead River. The Marquette Iron Company was eventually consolidated with the Cleveland Iron Company. Harlow never sought public office but was influential in terms of the development of Marquette. George Shiras Ill Shiras first came to Marquette in 1870 and was a part t ime resident for over seventy years. Some of his contributions included funding for the construction of Shiras Pool, a gift of Shiras Park and an endowment for the Federated Women's Club . His largest gift was the establishment of the Shiras Institute in 1938, a non-profit corporation dedicated to establishing recreational and cultural activities in Marquette. John M . Longyear Originally a native of Lansing, Michigan, Longyear came to the Upper Peninsula in 1873. Although concerned primarily with timber and mineral lands, Longyear contributed to the public library and education. He was at one time the Mayor of Marquette and assisted in the establishment of Northern Michigan University and Michigan Technological University. Marquette Master Plan - 2003 11 �Parlritfge B11y MARQUITTE COMMUNITY MASTER PLAN Historic Structures, Sites & Areas 0.1•Souru&.chna~.tnc 1996 ·--=---==:i 0.3 03 06 Miles Pr,•sque ------------------------------------------ ! i Isle ~ r--._J;:r,---.../ ___ Harlror c: t,' > ~ :--------------~---- ---·;:--.n=~~-r-----''-++++-,-r.;; rn - Arch/Ridge Street Historic District 0 A ■ Historic Structure Site of Former Historic Structure Site wi t h Historic Importance ~ 1. Presque Isle Harbor Ore Dock 2. Historic Soo llne Ore Dock 3. Marquette Harbor Light Station 4. Marquette Maritime Museum 5. Call House (I) 6. Dandelion Cottage '-,::___________: : 7 Julian T. Case House 8. Iron Mountain Railway Historic Marker 9. Marquette County Savings Bank i - - -+r10 . Harlow Block 11 . Former Marquette City Hall 12. Hotel Janzen 13. Marquette County Courthouse 14. Father Marquette Park 15 . Bishop Baraga House 16. John Burt House 17. Site of Demolished Marquette County Poor House 18. Pioneer Road Cemetery 19 First Survey Point of Upper Peninsula Railroad 20. State House of Correction & Branch Prison 21 . Upper Peninsula Brewing Co. 22 . Northern Michigan University Historic Marker 23 . Site of Demolished Kaye Hall Complex at Northern Michigan University 24. Site of Demolished Longyear Hall of Pedagogy at Northern Michigan University Map 2. 7: Location of Historic Sites 12 s::: "t:i ,r--~ Marquette Bay t'Tl :::0 1'i 1" ~ .... 0 :::0 ·1', �Chapter Two - Historical Overview HISTORIC SITES The City of Marquette is a place of great historical wealth in terms of both architecture and historic sites . What follows is a list of historic places located within the City as listed by state and federal historic registers . Each numbered site corresponds to Map 2.1, which identifies each property's location . 1 PRESQUE ISLE HARBOR ORE DOCK Location : Presque Isle Harbor National Register: No State Register: Yes 09/25/56 The LS&I (Lake Superior and Ishpeming) ore dock is of concrete and steel construction . It was built in 1912 to replace an earlier pocket ore dock. This dock is still in use. 2 LAKESHORE BOULEVARD ORE DOCK (SOO LINE ORE DOCK) Location : Lower Harbor (Iron Bay) National Register: No State Register: Yes 09/25/56 Though evidence of other docks can be seen, the DSS&A (Duluth, South Shore and Atlantic Railroad) ore dock is currently the only ore dock left standing in the Lower Harbor. This dock was constructed in 1931 . It is of steel and concrete construction with a capacity of 56,250 tons. This dock is no longer used. 3 MARQUETTE HARBOR LIGHT STATION Location : Lighthouse Point, east of Coast Guard Road National Register: Yes 07 /19/84 State Register: No Originally built in 1866, it is a two-story brick building with a square tower. This replaced an earlier light erected in 1853, whose lights were powered by kerosene . In 1927, the light was switched to electricity and had a visibility of nineteen miles In clear weather. The foundation of the light consists of three feet of brick and stone with walls eighteen inches thick built to withstand the storms on Lake Superior. The light is currently owned by the US Coast Guard . 4 MARQUETTE MARITIME MUSEUM Location : Lakeshore Drive at Ridge Street National Register: No State Register: Yes 04/24/81 A fire that destroyed most of Marquette in June 1868 furnished the incentive for building a community waterworks. Construction for the waterworks started in 1869 and was put into operation in February 1870. The sandstone building is a D. Fred Charlton design . It has round arched windows and a hipped roof. It has been the home of the Marquette Maritime Museum since 1984. 5 CALL HOUSE Location : 450 East Ridge Street National Register: Yes O1/13/72 State Register: Yes 05/18/71 This house was built in the 1870's by C.F. Struck for C.H. Call, president of the Lake Superior Powder Company. An excellent example of Victorian Gothic design, board and batten construction was used . The gables are steeply pitched and it has canopied windows, paired lancets, pierced ornamental bargeboards, and first floor windows nine feet high. Marqu ette Master Plan - 2003 13 �14 �Chapter Two - Historical Overview 6 DANDELION COTTAGE Location: 440 East Arch Street National Register: Yes 06/18/80 State Register: Yes 08/20/92 Built circa 1880, this picturesque cottage was a central subject for a popular children's book written by Carroll Watson Rankin in 1904. 7 JULIAN T. CASE HOUSE Location : 425 East Ohio Street National Register: No State Register: Yes 06/16/72 Designed by Burnham and Root of Chicago, IL. This house was built for Julian T. Case in 1886-1887 . The house was originally on a large wooded lot with a spectacular view. During a campaign swing through the Upper Peninsula in 1911, President Taft and his entourage stayed here. 8 IRON MOUNTAIN RAILWAY Location : Washington Street at Cove's Hill (Marker is at the West end of Mattson Park below the end of Washington St.) National Register: No State Register: Yes 02/18/56 Completed in 1857 to haul iron ore from the Jackson and Cleveland Mines in Negaunee to the Marquette Harbor, it was the first Steam Railroad in the Upper Peninsula . This railroad followed a survey began at this site in 1852 by the Green Bay and Lake Superior Railroad, a forerunner of the Iron Mountain Railroad Company. 9 MARQUETTE COUNTY SAVINGS BANK - SAVINGS BANK BUILDING Location : 101 West Washington Street National Register: Yes 09/13/78 State Register: Yes 06/18/76 Build in 1881, this building was designed by Barber and Barber. The foundation is of local Jacobsville sandstone and the upper levels are constructed of brick. 10 HARLOW BLOCK Location : 100 West Washington National Register: Yes 03/24/83 State Register: No The Harlow Block is a commercial block built in 1887 by Amos Harlow. The building is constructed of solid Marquette variegated sandstone. The rectangular shaped building measures 7 5 by 146 feet. 11 MARQUETTE CITY HALL Location: 204 Washington Street (Middle building, north side of the block) National Register: Yes 04/11/75 State Register: Yes 10/07/74 Designed in 1894 by Lovejoy and Demar, it shows "Second Empire " French influenced style . It has symmetrical arches and polished granite columns . The walls are constructed of red brick and Marquette red sandstone. This building has served both the governmental and cultural needs of the community. • Marquette Master Plan - 2003 15 �• Hotel Janzen 16 �Chapter Two - Historical Overview 12 HOTEL JANZEN Location : 146 West Spring Street (Middle building, north side of the block) National Register: No State Register: Yes 05/08/84 Built for William Janzen in 1893, it is a solid red brick building . It was used as a hotel until the 1970's. It was donated to a nonprofit group after a fire in 1983, restored and reopened to provide housing for people in transition . 13 MARQUETTE COUNTY COURTHOUSE Location: 400 South Third Street National Register: Yes 03/29/78 State Register: Yes 08/06/76 A fine example of Neo-classical Revival architecture, this building was completed in 1904. It is constructed of Portage Entry sandstone from the Keweenaw Peninsula and was designed by Charlton and Gilmore of Marquette. 14 FATHER MARQUETTE PARK Location : 501 South Front Street National Register: No State Register: Yes 12/05/86 Overlooking Iron Bay (Marquette's Lower Harbor), this park has a bronze statue of Father Jacques Marquette, for whom the city is named . This statue was presented to the city in July 1897 . 15 BISHOP BARAGA HOUSE Location : 615 South Fourth Street National Register: No State Register: Yes 02/19/58 This was the house of Bishop Frederic Baraga during his stay in Marquette. The Bishop was known as the "Snowshoe Priest" . Bishop Baraga was the first Catholic Bishop in Marquette. 16 JOHN BURT HOUSE Location : 220 Craig Street National Register: No State Register: Yes 02/19/58 Recognized as the oldest standing building in Marquette, th is building was erected in 1858. Built of broken sandstone it was designed to be a warehouse and clerks office for the Burt Brothers sandstone quarry which was one half mile south . 17 MARQUETTE COUNTY POOR HOUSE - BROOKRIDGE (Demolished 1994) Location : State Road 554 (Division Street) and Pioneer Road National Register: No State Register: Yes 10/23/86 Built in 1901 after the county voters approved $15,000 for the construction of a poor house, it was a two and one half story, Neo-Colonial Revival Style building . It was a brick veneer, sandstone and wood trimmed building . In 1981 it was closed due to lack of federal funding . Marqu ette Master Plan - 2003 17 �Savings Bank Building - Washington and Front Streets �Chapter Two - Historical Overview 18 PIONEER ROAD CEMETERY - OLD CATHOLIC CEMETERY Location: Pioneer Road and County Road 553 (Division Street) National Register : No State Register: Yes 10/27/83 On April 25, 1861, Timothy Hurley and his wife Ellen donated four acres to Reverend Frederic Baraga for a free burial ground . Later, two more acres were also donated by another individual. This cemetery operated from 1861 till 1908. 19 POINT OF BEGINNING OF FIRST SURVEY OF UPPER PENINSULA RAILROAD Location: South Lake Road (US 41 ), mouth of the Carp River at Lake Superior, Marquette Lower Harbor National Register: No State Register: Yes O1/16n6 This is the point of beginning of the first survey of the Upper Peninsula Railroad that was to connect Marquette to Lake Michigan . 20 STATE HOUSE OF CORRECTION AND BRANCH PRISON (MARQUETTE PRISON) Location : East of the Carp River on the south side of US 41 National Register: Yes 1 1/23n7 State Register: Yes 12/18n 4 State designation is for the Administration Building only. Erected in 1888, the administration building, rotunda and cellblock B are the only original buildings of the prison complex completed in 1889. 21 UPPER PENINSULA BREWING COMPANY BUILDING, CHARLES MEESKE HOUSE Location : Meeske Street and US 41 (Northwest corner of intersection) National Register: Yes 05/1 5/80 State Register: No Built in 1873, the original brew was called "Drei Kaiser" and the first bottles were produced December 13, 1873 . The brewery was sold and the name changed to "Castle Brew" and the building was remodeled to look like a castle . The last bottle was shipped in 1916. The only remaining structure is the brewmasters home, which was constructed in 1894. 22 NORTHERN MICHIGAN UNIVERSITY HISTORIC MARKER Location : Northern Michigan University campus (In front of the northwest corner of the Don H. Bottum University Center) National Register: No State Register: Yes 03/19/57 This marker commemorates the beginning of Northern Michigan University. Established by an act of the Michigan Legislature in 1899 as a Normal School, it was to train and provide teachers for the Upper Peninsula. Northern opened with th irty-two students, six faculty members and had Dwight B. Waldo as principal. A four-year collegiate program was introduced in 1918, and the first Bachelor of Arts degree was conferred two years later. In the 1950's, Northern became a multi-purpose institution placing emphasis on instruction, service, and research . In 1960, it established its own graduate of arts degree . Serving an ever-increasing student body, Northern achieved university status in 1963 through an act of the Michigan State Legislature. Marquette Ma ster Plan - 2003 19 �__; One of Marquette 's Historic Homes 20 �Chapter Two - Historical Overview 23 KAYE HALL COMPLEX - NORTHERN MICHIGAN UNIVERSITY (Demolished 1972) Location : Presque Isle Avenue and Fair Street (At present site of Sam M . Cohodas Administrative Center) National Register: No State Register: Yes 04/14/72 Designed by architect D. Frederick Charlton, it resembled a castle. Built of steel and concrete with a veneer of Marquette sandstone, it was completed in 1915 and demolished in 1972 . It was named Kaye Hall to honor Northern's second president, James H.B . Kaye . 24 LONGYEAR HALL OF PEDAGOGY - NORTHERN MICHIGAN UNIVERSITY (Demolished 1994) Location : Presque Isle Avenue and Fair Street (South of the Sam M . Cohodas Administrative Center) National Register: Yes 04/03/80 State Register: No Built of sandstone quarried near L'Anse in 1900, it was rebuilt in 1907 after a fire . It served as offices and classrooms for faculty and students . Longyear was closed in 1972 and demolished in 1994. ARCH and RIDGE STREETS HISTORIC DISTRICT Location : Arch and Ridge Streets from Front Street to Lake Superior National Register: Yes 06/18/80 State Register: No This district contains 117 contributing structures on a dominating east by west land elevation that rises from 75 to 110 feet above Lake Superior. Peter White built the first home on the " Ridge" in the late 1860's and for the next thirty years many of the lead ing citizens followed his example and built there. Most of the construction took place during the last three decades of the 19th century. Locally quarried sandstone plus wood from the local sawmills provided building material. Marquette Master Plan - 2003 21 �Table 3. 1: Historical Population Trends Marquette City 1950 17,202 % change Ishpeming City 8,962 % change Negaunee City 6,472 % chanqe Marquette Township 1,280 % chanoe Chocolay Township 1,205 % change 15.24% 10.81 % 6.01 % -5.63 % -5.75 % 8,857 8,245 7,538 7,200 6,686 -1.17% -6.91% -8.57% -4.48% -7.14% 6,126 5,248 5,189 4,741 4,576 -5.35% -14.33% -1.12% -8.63% -3.48% 1,880 1,703 2,669 2,757 3,286 46.88% -9.41% 56. 72% 3.30% 19.19% 6,095 5,685 6,025 72.32% 5.98% 1.16% 1,383 1,760 2,443 2,368 2,707 52 .15% 27.26% 38.81% 3.07% 14.32% 1,657 2,164 2,437 2,696 2,127 925.70% 30.60% 12.62% 10.63% -21.10% 56,154 64,686 74,101 70,887 64,634 17.84% 15.19% 14.55% -4.34% -8.82% 149,865 157,257 165,744 182,390 177,692 174,717 4.93% 5.40% 10.04% -2.58% -1.67% 6,371,766 7,824,965 8,875,083 9,262,078 9,295,297 9,938,444 22 .81% 13.42% 4.36% 0.36% 6.92% 909 179 47,654 % change State of Michigan 2000 20,714 3,299 % chanoe Central Upper Peninsula 1990 21,977 47 .61% % change Marquette County 1980 23,288 2,235 % chanqe Sands Township 1970 21,967 85.48% % chanqe Negaunee Township 1960 19,824 Source: U.S. Census - 2000 22 �Chapter Three - Demographic Overview Chapter Three DEMOGRAPHIC OVERVIEW INTRODUCTION This chapter will focus on the changing demographics within the City of Marquette and some of its surrounding townships. Such an analysis is a useful tool for identifying patterns and trends that can affect a community and their approach to land use, traffic controls, economic development, and general quality of life issues. While this section will review the standard demographic indicators such as current population, historical trends, projected growth, and age distribution, it will also focus on the resulting effects that these changes could have on the City of Marquette. It is not enough to simply recite the relevant statistics; it is critical to understand what possible effects these patterns might have on the master planning process for the City of Marquette. POPULATION TRENDS In the 2000 Census, the City of Marquette reported a population of 20,714 persons. This figure represents a 5.75% decrease from the City's population in 1990. Similar population decreases can be seen in several nearby cities such as Ishpeming City and Negaunee City. Marquette County also reported a decrease in population, which may reflect the effects of the 1995 closure of the K.I. Sawyer Air Force Base . Meanwhile, several of the adjacent townships, such as Marquette, Negaunee, and Chocolay Townships are experiencing rapid population increases. Table 3.1 shows the population trends for the City of Marquette and several of the surrounding municipalities. What does th is mean for Marquette? The City of Marquette is experiencing a pattern in its population distribution that is common in many cities today as they continue to feel the effects of sprawl. It is common for the population of small , relatively built-up communities to see more and more of their residents migrating out toward the less populated, more rural townships. Unfortunately, there are usually problems associated with this migration such as increased traffic congestion, the proliferation of "strip development " along the more highly traveled roadways, and an increase in vacant or underutilized areas within the city proper. Community residents have certainly reflected these concerns in the comments voiced during the various public participation forums . The following are some of the concerns raised by respondents to the Master Plan Survey: • • e • "The downtown is the heart and soul of Marquette . Don't let Marquette become a clone of a downstate strip/sprawl city." "How come there is so much expansion of businesses into the township - why not here instead?" "Heavier traffic - highway congestion coming into the city." • "Movement to townships; need commitment to core ." • "My biggest concern is with the Township and the urban sprawl wh ich blights U.S.41 west." Marquette Master Plan - 2003 23 �Population growth may mean demand for more residential developments New single-family homes are being constructed near Marquette Developers should be encouraged to reuse existing buildings 24 �Chapter Three - Demographic Overview POPULATION PROJECTIONS Population projections can be a useful planning tool. They enable a city to anticipate future needs in areas such as facilities, services, and job growth. Prior to the 2000 Census, the Marquette County Resource Management Department calculated the projected population for several municipalities in the area including the City of Marquette. The results of these projections are shown in Table 3.2 . This predicted growth is further supported by longer-term projections that were created by Michigan State University's Program for Applied Demography and Ecology. They predict that Marquette County will see growth from its current population over the next 15 years (See Table 3.3). Table 3.2: Population Projections for Marquette Area 2.Q_QQ 2003 2..QQ.8 % Chaoge (2000 - 2008) Marquette City Ishpeming City Neqaunee City Marquette Township Chocolay Township Neqaunee Township Sands Township Marquette County 20,714 6,686 4,576 3,286 6,095 2,707 2,127 64,634 21 ,077 7,015 4,420 2,754 6,606 2,494 2,860 65,527 21 ,732 6,970 4,280 2,895 6,943 2,545 3,006 68,175 4.91 % 4.25% -6.47% -11 .90% 13 .91% -5.98% 41.33% 5.48% Source: Marquette County Resource Management Department Table 3.3: Population Projections for Marquette County Year 2000 Current Population 64,634 Year Projected Population 2010 2015 2020 68,393 67,616 66,661 % Change (from 2000) 5.8% 4.6% 3.1% (Source: MSU 2000) What does this mean fo r Marquette? An increase in population will allow for a better utilization of existing infrastructure, resulting in an increased return on the initial investment toward these services. The increase in the City's population may also mean that more residents are living within the City limits, allowing for easier commutes to main employment destinations such as the University and the Hospital. These reduced commutes should help to diminish some of the traffic that is entering the City from the adjacent Townships, often leading to congestion on some of the major thoroughfares. If Marquette's population does begin to show an increase, there will be an additional need for housing within the City. Given that the City has little undeveloped land north of U.S.41 on which it can build new residential homes, it may need to promote more infill development and reuse of existing sites. Potential redevelopment opportunities already exist in areas such as the Roundhouse and the Lower Harbor. New housing opportunities are also possible south of U.S.41 along the South McClellan Avenue corridor. These areas, however, have significant topography and are wooded, which require environmentally-sensitive development regulations . If build-out of these areas is fully achieved, the result could be an estimated 3,500 new residents in the City of Marquette. Marquette Master Plan - 2003 25 �Partr~lge Bay MARQUITTE COMMUNITY MASTER PLAN Middle Bay Distribution of Kids Under Age 15 By Census Block 550 o■i.e•=io••■o3 = =::io16 M~es Presque Isle Harbor r-- > ~ l:T1 V, •• i:::: "0 Marquette r,, Bay :,0 .... 0 00% 1-19% 0 20-39% 40%+ :,0 ---- . ·-------------------------Map 3. 1: Distribution of Children Under Age 15 26 �Chapter Three - Demographic Overview AGE DISTRIBUTION The results of the Master Plan survey show that 82% of respondents answered "Yes" to the question "Do you feel the makeup of the community is changing?" . When prompted to explain in what way they felt their community was changing, answers focused on three primary areas: • Respondents felt that younger residents and their families were moving out of the area, presumably to find better employment opportunities . • There is an influx of new residents to the community from downstate and other Non-UP locations. Many of these are older people are seeking a retirement or second home destination . • Residents perceive that the commun ity has a higher percentage of elderly residents than it has in the past. Two of these concerns (increasingly elderly population and loss of younger residents) relate to the age distribution of the community. Table 3.4 shows the age distributions for the City of Marquette from the 2000 Census. Table 3.5 shows a comparison of how this distribution has changed since 1990. Table 3.4: Age Distribution, 2000 Table 3.5: Age Distribution, 1990 vs. 2000 Age Group Number Under 5 years 826 5 to 9 years 849 10 to 19 years 3,234 20 to 29 years 4,935 30 to 39 years 2,354 40 to 49 years 2,926 2, 112 50 to 59 years 60 to 69 years 1,366 1,211 70 to 79 years 48 1 80 to 84 years 85 years and over 420 20,71 4 TOTAL (Source: U.S. Census 2000) Aqe Group Under 5 years 5 to 9 years 10 to 19 years 20 to 29 years 30 to 39 years 40 to 49 years 50 to 59 years 60 to 69 years 70 to 79 years 80 to 84 years 85 years and over TOTAL % of Total 4.0% 4.1% 15 .6% 23 .8% 11.4% 14.1% 10.2% 6.6% 5.8% 2.3% 2.0% 100.0% 1990 1,166 1,292 3, 470 5,430 3, 554 2,212 1,525 1,463 1, 173 381 311 21, 977 2000 826 849 3,234 4,935 2,3 54 2,926 2,11 2 1,366 1,2 11 48 1 420 20,71 4 % Chan ge -2 9.2% -34.3% -6.8% -9.1% -33 .8% 32 .3% 38.5% -6.6% 3. 2% 26.2% 35.0% -5.7% (Source: U.S. Census 2000) Some of the numbers do indeed support the community perceptions listed above. There was a significant drop (-29 .16%) in the 0-4 age group, which may signal that fewer young families are remaining in the area to ra ise their children . An analysis of the spatial distribution of children (ages 15 and under) show that they are located primarily in four areas of the City (See Map 3, 1): the southwest quadrant of the Hawley Street/ Presque Isle Avenue area; along the Pine Street corridor south of Fair Avenue; the northwest corner of the Lakeshore Boulevard/ Ridge Street intersection, and a large block west of Altamont Street and south of Grove St. Knowing which areas have a density of children can have important ramif ications for the distribution of facilities and services such as schools and recreation . These also may signal areas where special attention should be given in regards to traffic calming and walkab ility. Marqu ette Master Plan - 2003 27 �Partrul~ fJay MARQUITTE COMMUNITY MASTER PLAN Distribution of Senior Citizens Over Age 64 By Census Block ... 0.:....._==• o -llllioi::: .3==::::::io16 M~es 111 Pre,;que /<le Harbor t"" ;i:,. ~ tT1 (/) oz c:: "i:i Marquette hj Bay ;:,.i ..... 0 CJD% 01-19% 020-39% 40%+ ~ Map 3.2: Distribution of Senior Citizens 28 r I --~-- - -- - - - - -- - - - - -- �Chapter Three - Demographic Overview The data also supported the community's perception that the City's population is aging . Age distribution statistics demonstrated a slight rise (3 .9%) in the 65 and over age group that may reflect this opinion . Although not shown in the tables above, Census data also calculated that within the 25-64 age group, over one-quarter (26%) of the population is over 50. This is a significant portion of this age group and may also reinforce the perception that the community is aging . The spatial distribution of these residents ages 65 and older is shown in Map 3.2. Again, identifying these areas is a critical first step to understanding how services specific to an aging population should be distributed. One community assertion that was harder to verify using the censuses demographic data was that c' larger portion of young adults were leaving the area after graduation . The 2000 census data showed a large increase (41 .41 %) in the population ages 20-24. This increase, however, may be due to the student population being more accurately counted during the 2000 census than they were during the 1990 count. During the 1990 census, significant undercounts were experienced in many areas, particularly those with a large student population since there was confusion about where students should be counted (as a part of their parent's household or in the city there were attending college). The 2000 census made special efforts within college campuses to educate students about how to fill out their census forms, leading to more accurate counts in 2000. Due to this potential discrepancy between the 1990 and 2000 data, it is difficult to correlate the age distribution statistic with the community's perception that younger people are leaving the area . What does this mean for Marquette? Marquette's aging population is representative of a larger trend that can be seen throughout the United States . Advances in health care have led to an increase in the mean age of the country's population . Also, the size of the large " baby-boomer" demographic as they continue to age tends to drive up the mean age of our population . These young retirees and elderly population gravitate toward communities with quality health care services, many cultural and entertainment-related opportunities, as well as livable neighborhoods with active and vibrant downtowns. These results have important implications for several areas of Marquette's planning process. For example, the increase in an elderly population may require additional need for retirement housing or other residential communities that are supportive of the increased physical needs of a more elderly population . There may also be a need for more recreational and cultural programs that cater to this particular demographic. In addition to the increased attention that needs to be given to the more elderly segment of the population, the statistics on age distribution indicate that the large increase in younger residents (ages 20-24) may have significant implications, particularly for land use . The commun ity has been expressing particular concerns regarding the rental housing market within the City. While th is issue will be covered in detail in the Neighborhood Assessment presented in Chapter Seven, suffice it to say that the housing needs of these young, post-collegiate residents will need to be addressed . Marquette Master Plan - 2003 29 �Partridge Bay MARQUITTE COMMUNITY MASTER PLAN Middle Bay Watersheds Compeau Creek I l'r,squt' 1st~ Dead River _. Wolner Creek t"1 V) c::: "ti .Marquette t'1 &ly ;:a .... 0 :::,:, Map 4. 1: Regional Watersheds in the Marquette Area 30 �Chapter Four - Natural Resources Overview Chapter Four NATURAL RESOURCES OVERVIEW INTRODUCTION When asked about their community's greatest assets, overwhelmingly, participants cited Marquette's natural resources . Marquette's unique location along Lake Superior, complemented by its rolling terrain and heavily wooded areas make for a beautiful, as well as ecologically rich habitat. WATERSHEDS As might be expected, the hydrology of the Marquette area is heavily influenced by its adjacency to Lake Superior. This Great Lake borders the City's entire eastern edge and serves as the final outlet for a number of watersheds. The City of Marquette is located primarily with in two of these watersheds; the Dead River Watershed and the Whetstone/Orianna Creek Watershed (See Map 4.1). The majority of the City is located within the Whetstone/Orianna Creek Watershed . This 3,225-acre drainage area encompasses the southern and eastern portions of the City with its outlet in Marquette Bay. The Dead River watershed is a much larger drainage area, however, only a small portion of the Lower Dead River sub-watershed is located within the City of Marquette. This drainage area includes the northwestern portion of the city with its final outlet in the Presque Isle Harbor. Other watersheds such as the Carp River Watershed and the Compeau Creek Watershed exist on the City's periphery. Marquette Ma ster Plan - 2003 31 �Part ridge B'ay MARQUITTE COMMUNITY MASTER PLAN Hydrology 0.11'louraC,tydM~t.GIS,200l 550 0.3 0 0.3 06 M•es --c::::J---=:==::::::i, l'r~ue /.•le ·····················•··············: ?{!: . Harbor t"' > ~ r,; Cr.> c:: .._, Mtrq11et/e !:T1 Bay ~ .... ~ 0 ~ p- p . . <: ............... Map 4.2: Local Hydrology 32 �Chapter Four - Natural Resources Overview HYDROLOGY While each watershed represents the entire drainage area for a particular stream system, that system itself is comprised of many rivers, streams, and tributaries. Map 4.2 identifies the major stream systems as they relate to the City of Marquette, while Table 4.1 shows their relative lengths. The largest of these water systems is the Dead River, which empties into Presque Isle Harbor at the far north end of the City. In addition to the Dead River, there are several smaller stream systems within the City limits including the Carp River, Whetstone Brook, Orianna Creek, Billy Butcher Creek, and Raney Creek. While some of these stream systems still exist is their natural state, many have been modified through the addition of dams or by channelizing the stream in some areas. This is particularly true for the Dead River, Whetstone Brook, and Orianna Creek . While done for primarily industrial or engineering reasons, such modifications to the natural stream channel have significant effects on water quality and the overall health of the stream . To protect and improve the water quality and aquatic habitat of these streams, protective measures such as the implementation of a watershed overlay ordinance, riparian buffer protections, and other regulation and education tools should be employed . The hydrology of the Dead River experienced significant changes in the Spring of 2003, when a severe flood washed through the river system (Note : Map 4.2 depicts the river system prior to the flood). Rushing waters from an upstream breach in the Silver Lake dam caused the earthen dam at Tourist Park to give way, resulting in the draining of the Tourist Park Basin . Damage to the river system and the surrounding property was significant, including the destruction of several bridges and access points, major soil erosion and vegetation loss along the stream banks, damage to salmon hatcheries and other aquatic habitat, and the shutdown of the power plant and two ironmines. Critical stream segments were immediately regraded and stabilized with rock rip-rap and hydroseed to prevent further erosion . The status of rebuilding the earthen dike at Silver Lake Basin and the dam at Tourist Park basin remains undecided as the affected municipalities work together to investigate and analyze potential options . Table 4. 1: Lengths of Tributaries within Marquette city limits Miles Car River Dead River Intermittent Stream #1 Intermittent Stream #2 Mi s Creek Orianna Creek 2.12 0.30 1.08 0.45 2.80 3.49 0.11 0.32 0.78 2.21 Rane Creek Westren Brook Whetstone Brook 1.28 1.13 2.29 Buschell Creek Total 18.35 Marquette Master Plan - 2003 33 �~ 0 P/lTtridgc Bay MARQUETTE COMMUNITY MASTER PLAN Wetlands ~ 550 ~ Presque Isle Harbor t"' > ,r-'\ ~ ~ r!1 ~ ~ Ul ,:::: "Q Marquette t'l'j Bay ~ ..... 0 Wetland ~ ~ ~ ------------------------------------------------------------ ,,...., ·---------------------------------------- Map 4.3: Wetland Areas 34 �Chapter Four - Natural Resources Overview WETLANDS In general, wetlands are defined as land characterized by the presence of water at a frequency and duration sufficient to support wetland vegetation or aquatic life. Such wetlands serve several important natural functions including flood and storm control; wildlife habitat; natural pollution treatment; water recharge areas; erosion control; and assisting in the improvement of water quality. Due to the important contributions these wetlands make to an area's ecology, they are protected under the Goemaere-Anderson Wetland Protection Act (1979). This legislation protects wetlands by restricting their use to certain activities (fishing, boating, farming, others) while permitting other activities only after approval by the State of Michigan. Permits are approved only after a review of an Environmental Assessment filed by a petitioner and upon a finding that the activity or use is in the public interest. Wetlands are scattered throughout the City of Marquette, totaling 260.7 acres of land. The majority of the wetlands are located along the Dead River system and in the areas south of U.S.41 (See Map 4.3). Others exist in small pockets throughout the City's more developed areas, such as near the Superior Dome, Quarry Pond, or within the Park Cemetery. Larger wetland areas do exist outside, but within close proximity, to the City. This is particularly true to the north near Partridge Bay and Middle Bay. Marquette Master Plan - 2003 35 �Partridge Bay MARQUETTE COMMUNITY MASTER PLAN Woodlands Oil• Soun;es Mic:h,g,ln/111,1o.m::e l!wntoiy¥~em . 1978 , C,cyo! M . - ~ GJS, 550 o-111 3 -=:::::iolllll-■0.:::: 3 ===:::i o.,6 Mies Presque Isle Harbor t"' ';I> ~ t'T1 V'J •• c::: 'ti Mil,..,,,,,,te tTI Bay ?;,:I ..... 0 ~ Map 4.4: Woodland Vegetation 36 �Chapter Four - Natural Resources Overview WOODLANDS As shown on Map 4.4, a large portion (40%) of land area in Marquette is covered in woodland vegetation. These woodlands not only contribute to Marquette's scenic beauty, but also provide important habitat for local wildlife. They also play a role in the protection of Marquette's water resources by helping to slow runoff and control erosion . As indicated by the pattern of woodland coverage, areas of significant forest cover are primarily located in the southern portion of the City and along the Dead River corridor. Other significant woodland patches exist on Presque Isle and within the Park Cemetery. The dominant vegetation types include Northern Hardwoods (oak & maple); Aspen, Birch; and Upland Conifers (pine). Some areas adjacent to the Lake Superior shoreline also exhibit a swale and dune habitat. Because the areas of significant woodland vegetation are also the same areas where residential growth is most likely to occur, care must be taken in the design and implementation of any development within this area to protect these woodland resources . Tools such as overlay zoning ordinances, development design guidelines, clustering, and conservation subdivisions can all provide protection for the natural resources in this area while still allowing some development to occur. Marqu ette Master Plan - 2003 37 �P.irtriJge Bay MA RQUITTE COMMUNITY MASTER PLAN Topography ,,. 01111~-=:::::iO- -O c::3=::=io.,6 Mies ~ Pre51jw: ------------------ Isle ·~-::,&) Harb.,r t"' > ~ ~ , __________ Y, tli 17' I;' er, 1?' c:: "ti Mirquetle t"T1 Bay ::i:i ~ 0 I?' - Elevation in Feet ::,;, N / N N 612-692 712-792 812-892 912 - 992 1012 - 1092 1112-1112 ~ ~ ~ ~ Map 4.5: Local Topography 38 �Chapter Four - Natural Resources Overview TOPOGRAPHY Similar to the rest of Michigan's Upper Peninsula, Marquette's topography is the result of glacial activity. As shown on Map 4 .5, the northern portion of the City generally slopes towards Lake Superior, with a few areas of steeper relief near the Dead River at the City's western edge. The more significant topography is located south of U.S.41-M28, where the terrain is more irregular and slopes are generally steeper. This increase in relief culminates in Mount Marquette, which is located at the City's far south end . While Marquette's rolling topography provides striking visual beauty, it creates a number of difficulties for the development community. Steep slopes are vulnerable to erosion and are often not suitable for development. In areas where construction is possible, techniques must be used to ensure proper drainage and protect against soil erosion . Marquette Master Plan - 2003 39 �Partridge B,ry MARQUITTE COMMUNITY MASTER PLAN Steep Slopes Dita Soum~. City d M.-quette UIS. 2002 550 o illll..::=:•-■ O.C 3 =:==i o1.6 111 Miles Presque lsk t/'l s::::: ""0 Marqlletle M Bay ';:::1 .... 0 ~ 18% Grade Maximum D - 25% 35% 60% 70% Grade Grade Grade Grade :;:,;i Maximum Maximum Maximum Maximum Map 4.6: Steep Slopes 40 ~ �Chapter Four - Natural Resources Overview STEEP SLOPES Map 4.6 identifies areas within the City that have particularly steep slopes, namely those over 18% (See Figure 4 .1 below to determine how slope is calculated). These areas are considered extremely difficult to develop and require significant engineering to protect against erosion . It is also important to note that although the "Steep Slopes" map specifically highlights areas that exceed 18% slope, some areas that would otherwise be considered buildable (less than 18% slope) contain exposed bedrock which can also deter development. Similar to the pattern demonstrated for a number of the other natural resources, the steepest slopes exist in the southern portion of the city. The slopes exhibited in this area of the City have slowed new development considerably, contributing to the numerous woodlands and relatively undisturbed areas in this portion of Marquette. The map of steep slopes also identifies areas that are particularly susceptible to soil erosion . Areas that are categorized as a 35% maximum grade are considered to have a moderate risk for soil erosion, while those slopes that are steeper than the 35% have a severe risk of soil erosion if disturbed . These particularly fragile areas need to be monitored to ensure that development and commercial forestry do not increase the risk of erosion . For example, commercial forestry activities taking place on the former Bishop Land Trust property should be monitored to reduce the potential for soil erosion and sedimentation . One option for ensuring the protection of these fragile slopes is through the use of a steep slope or natural resources ordinance . Such an ordinance could specify areas where development is not suitable, and also provide design and construction guidelines aimed at reducing the amount of erosion or damage done to these sensitive natural resources . LI) N SLOPE = RISE/ RUN (1.e. 25 '/1 00' = .2 5 or 25%) w V) a: RUN (1.e. 100') Figure 4. 1: Determination of Slope Marquette Master Plan - 2003 41 �Partridge Bay MARQUITTE COMMUNITY MASTER PLAN Community Features O.ti1Soun:e. Bedflt &R.w~. ln: oi.e ll..=--■oc.3:::::=:::io. 6 Miles Pre.sque t"" -----------------------------------------![ Harbar - 1 , ~---·rr·· > I')\ ~ '-· ···- ---·~ -'£ M-T""T-r-- ~ = ""l"!~ ,-.-'-...J.,,1--1--1-,.i!..l,,J. \'Tl Marina Educational Facility 1. 2. 3. 4. 5. 6. 7. 8. 9. Bothwell Middle School Father Marquette Elem. School Father Marquette Middle School Graveraet Intermediate School Marquette Maritime Museum Marquette Senior High School Sandy Knoll Elem. School Shiras Planetarium Superior Hills Elem . School • HistoridScenic Site 10. Bishop Baraga Tomb 11 . Coast Guard Station & Light House 12. Historic Soo Line Ore Dock 13. Marquette Mountain Overlook 14. Statue of Father Jacques Marquette ■ 15. 16. 17. 18. 19. 20. 21. 22 . 23 . 24. 25 . O er, Institutional/Service Facility I:; 'ij ~ i l Marquette trl Bay :;ti .... /lt,,tarqueue 0 Colf& Chamber of Com m erce D. J. Jacobetti Home For Veterans Marquette City Hall Marquette County Courthouse Marquette County Historical Museum Mich . State Prison - Marquette Branch Municipal Dept. of Publ ic Works Municipal Power Plant Municipal Wastewater Treatment Plant Peter White Public Library · Presque Isle Harbor Ore Dock ::=::i Recreational Facility 26. Lakeview Arena 27 . Marquette Mountain Alpine Ski Area 28. Superior Dome Map 5.1: Distribu tion of Community Facilities 42 �Chapter Five - Community Facilities Chapter Five COMMUNITY FACILITIES INTRODUCTION The facilities and services offered by a community can substantially add to its residents' quality of life. Community facilities are considered to be those facilities and services owned, operated, and maintained by the City or other government or quasi-public entities that benefit City residents. This chapter will outline the facilities and services provided to Marquette residents including: • Government Facilities • Regional Institutions • Fire and Police Protection • Cultural Venues • Water and Sanitary Services • Recreational Parks and Open Space • Public Education GOVERNMENT FACILITIES City Hall The Marquette City Hall is located at 300 West Baraga Avenue at the site of the former Bishop Baraga Central High School. Constructed in 1970, the building houses City Commission chambers and many city offices including manager, clerk, treasurer, finance and accounting, human resources, community development and planning, assessor, attorney, purchasing, and the police department. Municipal Service Center Constructed in 1992 on a twelve-acre site in the Marquette Industrial Park, Marquette's $5.5 million Municipal Service Center provides a clean, safe, and efficient work environment. The 152,000 square foot facility houses the engineering and public work departments, the City's vehicle fleet, the maintenance division of the parks and recreation department and the water and sewer utilities. The site provides for outdoor storage and consolidates multiple fuel depot locations. The facility's centralized location was chosen to reduce employee travel expenses and response time for city maintenance activities. Post Office The Marquette Post Office is located downtown on the northwest corner of Washington and Third Streets in the Federal Building . The building is in good condition and through the years has been subject to various expansions and renovations. In addition to the U.S. Postal Service, the building houses several other Federal agencies. Electric Power Municipal Electric Power is supplied by a coal-fired power generation station operated by the City of Marquette Board of Light and Power. Expansions to the system since 1983 have increased output to beyond 100,000 kilowatts, resulting in extensive additional capacity to accommodate future development and demand. The plant is located on Lake Superior in the southern portion of the City at the intersection of Front and Lake Street. The Marquette Board of Light and Power maintains three hydro turbine generators totaling 3,900 kilowatts and a 25,000 kilowatt oil fired combustion turbine. Marquette Master Plan - 2003 43 �.,.......,_ ,.... ,.. ,,,......_, ,-.__ ,All Partridge B~y MARQUITTE COMMUNITY MASTER PLAN Middle Bay Water Service Area 550 o111 ii--==llll-llllli: o.3::===:So.16 Miles Presque -----------------------------------------1 Mr ---1"Wifim~ ·------------- tT\ ~ ,,,...--.... ";j " Mnrquctte t'T1 Bay ~ ..... 0 - SeNice Area (Based on 1/8-Mile Buffer of Existing Water Mains) :;::i r"\ I.me Thickness Represents Fl pe Diameter N I::!,/. "If/ 1 - 4 Inches 6- 10 Inches 12 - 20 Inches 36 - 42 Inches Map 5.2: Water Service Coverage 44 C �Chapter Five - Community Facilities FIRE AND POLICE PROTECTION Fire Service Fire protection and service is located at two fire stations; Fire Hall #1 in the south part of the City at the corner of South Third and Rock Streets and Fire Hall #2 in the north part of the City at the corner of Front and Prospect Streets. Fire Hall #1, constructed in 1972, is newer and somewhat larger than its counterpart. The station is fairly well situated with regard to traffic congestion, land uses, and room for equipment maneuvering and parking . Fire Hall #2, built around 1913, provides enhanced response time to the north part of the City. (Quick and efficient response and routes from Fire Hall #1 to the north part of town can possibly be affected by steep topography and inclement weather.) The department includes a roster of twenty-four fire fighters with a full-time inspector and a fire chief. Equipment consists of four pumper trucks, 2 pickups, and 1 chief vehicle, with the delivery of two additional pumper trucks expected next summer. The City has a full hydrant system, and has also completed its plans to upgrade its equipment (including the provision of large diameter, 5 inch, supply lines). Police Service Police Service in Marquette is provided by the Marquette City Police Department. The department includes thirty-six sworn officers and six support personnel. The City's fleet of eighteen vehicles includes eight patrol cars, six detective cars, two 4-wheel drive veh icles, an animal control vehicle, and a "Data Master" van. The police station is centrally located in the City on the lower level of City Hall. WATER AND SANITARY SERVICE Water Supply Due to its location of the shores of Lake Superior, the City of Marquette enjoys an abundant supply of water. Lake Superior is considered to be a generally clean source of water, particularly in the Marquette area, which is one of the best on the entire lake with regard to turbidity. The coldness of the Lake also contributes to its purity. The City owned water treatment plant, completed in 1979, services most of the community plus a portion of Marquette Township. The total service district is approximately eight square miles, which is adequate to provide service to the large majority of city residents. Areas that don't currently have city supplied water are located primarily in the southern portions of the city where existing natural conditions have made development difficult (See Map 5.2 for a map of existing water service areas) . • The water treatment plant is a 7 MGD (million gallon/day) water pumping facility with low service pumping, high service pumping, treated water storage, and chemical feed (chlorination and flouridation) . On average, the system delivers 3 million gallons per day to its customers . To enhance water purity and comply with new Federal and State regulations regarding surface water supplies, the City constructed a new water filtration facility with additional storage volume to increase disinfecting time in 1997. In addition to the small storage facility at the treatment plant, storage is handled by two 1 MG ground storage facilities and one 1 MG elevated storage tank. The distribution system consists of almost ninety miles of water mains, made up of 6 to 18 inch diameter pipe constructed of mostly cast or ductile iron . The City has been continuing its efforts to upgrade its water mains, particularly the 11 miles of 1 "-4" water mains it currently maintains. These water lines are quite small and should be subject to a replacement program . Marquette Master Plan - 2003 45 �Pttrtridge Bny MARQUETTE COMMUNITY MASTER PLAN Hydro Pressure Districts O.t•5olneC,tydMarqumt-200l 550 O.■i--==:ilo--· 0.3====0.j6 MMes Presque Isle Harbor t"4 ';> ~ tT1 fJ') t:: .._, ~·~-· Marquetle t'l1 Bay ~ - A.;\ 0 ::cf D Cox Avenue Tank District CJ Grove Booster District Lincoln Tank District D Logan St PRV District D Mountain Tank District D Northwoods Pump District D Sandy Knoll PRV District CJ Shiras Hills PRV District D Trowbridge PRV District Map 5.3: Hydro Pressure Districts 46 i I �Chapter Five - Community Facilities Hydro-pressure Districts In order to efficiently distribute water throughout the City, the water system utilizes a series of water towers, tanks, and booster pumps to create the necessary water pressure needed to safely deliver water to local residents . Map 5.3 indicates the various hydro-pressure districts that are used to serve the City. It is important to note that each of the water and sewer infrastructure services discussed here lack coverage in the far southern portion of the City. If new development is to be considered for this area, it will require the extension of infrastructure to provide coverage . f' f' Marquette Master Plan - 2003 47 �MARQUETTE COMMUNITY MASTER PLAN Sanitary Sewer Service Area 550 Presque ---·····------------------------····-··-; Isle Harbor 4,,,.-_;;_...., t"' > ~ , _____________ tT'I ~ V, ~ "tl Marquette l:T! Bay ~ ..... 0 - Service Area (Based on 1/8-Mile Buffer of Existing Sewer Mains) ~ Une thickness & color represent the pipe diameter N l::!!,l.. "R 4- 10 Inches 12- 21 Inches 24 - 30 Inches 36 - 48 Inches Lme type represents the type of mam N N Solid= Gravity Main Segmented = Force Main Map 5.4: Sanitary Sewer Co ve rage 48 �Chapter Five - Community Facilities Wastewater Wastewater disposal is provided by the Marquette Area 's Wastewater Treatment Facility. In addition to serving the City, the wastewater treatment plant serves certain built up areas in the adjacent townships of Chocolay and Marquette. The system currently collects and transports 3.2 million gallons of used water to Marquette's treatment facility per day. This modern facility was constructed in 1980 and provides secondary treatment with chemical additions and has extensive expansion capacity to accommodate future development. Wastewater treatment is primarily settling, biological contactors, digestors, sludge dewatering, and dechlorination. According to a master plan study conducted by Ayres, Lewis, Norris, and May, Inc., there are several improvements that may need to be made to the facility both in the short and long term (City of Marquette Water Department 2002;. Such improvements include the expansion of the secondary treatment system and solids handling system, both of which represent bottlenecks in the current system . There is also a need for maintenance and some improvements on some of the Sanitary Lift Stations located throughout the City. The wastewater collection system contains almost 85 miles of six to thirty inch diameter sewers that are mostly vitrified clay pipe or concrete with some PVC pipe . Similar to the pattern of water distribution, the sanitary services cover most of the City, with exceptions in the south where development has been limited (See Map 5.4). Currently, 8.6 miles of sewer lines are over 100 years old and are a priority for replacement. As described in the discussion of the City's capital improvement plan (Chapter Fifteen), the City has a long-range program in place for replacing these older sewer mains on a need/priority basis. f' Marquette Master Plan - 2003 49 �Superior Hills Elementary School Northern Michigan University campus NMU's Superior Dome 50 �Chapter Five - Community Facilities PUBLIC EDUCATION The Marquette area is operating effectively with a modern "Class A" high school (Marquette Senior High School) and four elementary schools; Superior Hills and Sandy Knoll in the City, Cherry Creek in Chocolay Township, and Vandenboom in Marquette Township . Parochial schools include St. Michael's Grade School, Bishop Baraga Grade School, and Father Marquette Middle School. Two public middle schools are located in Marquette, the Bothwell Middle School and the Graveraet Middle School, the latter of which is a traditional building that housed the public high school until 1964. With the exception of the latter building, which has been renovated, the public schools in Marquette are of a modern design with ample recreational facilities. There are no plans for additional schools in the immediate future. REGIONAL INSTITUT1 I ONS Marquette is home to two key regional institutions: Northern Michigan University, a state run institution of higher learning, and Marquette General Hospital, a regional medical care facility. Northern Michigan University Northern Michigan University first opened its doors in 1899 as Northern State Normal School. The school received "university" status in 1963 and began to see an increasing enrollment, fed primarily by the influx of post-WWII baby boomers entering college. Sixteen new buildings were constructed between the late '50s and '60s as the enrollment increased from 900 to more than 7,000 students. After reaching enrollment levels of over 9,000 students, however, growth moderated and began to decline in the early 1980's before picking up slowly since the mid 1980's. The profile of Northern Michigan University today features a Fall 2003 enrollment of 9,380 students with 399 faculty on a modern 352-acre campus. The curriculum includes 180 academic programs within five colleges; Arts and Sciences, Professional Studies, Business, Graduate Studies, and Technology and Applied Sciences. NMU prides itself on its highly skilled faculty, 80% of whom hold doctorates or the highest degree offered in their fields. It is also committed to technology as a tool for teaching and learning, as demonstrated by the laptop each student is given upon enrollment. In addition to academic opportunities, students have access to 200 different clubs and organizations, as well as intermural and competitive sports . The physical boundaries of today's campus represent anticipated major growth that is considerably slower than expected. As a result, university planners are placing emphasis on a more compact campus and more effective use of existing buildings as opposed to building new facilities and acquiring additional land for expansion . The $10 million, 185,000 square foot Physical-Education Instructional Facility (PEIF), completed in 1976, contains wrestling and weight training rooms, a dance studio, gymnastics area, eight-lane swimming pool with adjacent diving well, ice arena, basketball court, handball-racquetball courts, a large artificial open turf area, and a sports medicine program . NMU is also home to the world's largest wooden dome facility, the Superior Dome . Opened in September 1991, the indoor all-events center cost nearly $22 million to build . The dome contains the world's largest indoor retractable turf carpet and is the site of college and high school football games, track meets, conventions, trade shows, and other large events. Facilities available to the public include an indoor 200-meter track, tennis, volleyball, and basketball courts. Marquette Master Plan - 2003 51 �Marquette General Hospital Figure 5. 1: Marquette General Hospital's overlay zoning district 52 �Chapter Five - Community Facilities The University's outdoor facilities include 8 tennis courts, track and field hockey areas, two ball diamonds, and nearby Longyear Forest informal hiking trails. The University is also planning development of a recreational sports complex on the former Dow Site. Most of the University's facilities are available to the public on an intermittent basis, some of which entail user fees and/or recreation program memberships . NMU also offers a variety of instructional sports and recreation classes for youth and adults through the Community Outreach Program. The U.S. Olympic Education Center (USOEC), which has produced gold and silver medal-winning athletes, is located on the NMU campus. • • • • • • • • • • • • • Marquette General Hospital Marquette General Hospital (MGH) has been the central focus of the region's medical community since its inception in 1973 when Marquette's two community hospitals, St. Mary's and St. Luke's, merged . MGH was designated a "regional medical center" in 1985 by the Federal Health Care Financing Administration and has continued to grow both physically and through its enhanced specialized secondary and tertiary services. The hospital has 352 licensed beds and is served by a staff of 200 physicians and medical staff. As a regional facility, the Marquette General Health System draws patients not only from the local area, but from across the Midwest and even nationally. It serves approximately 12,000 inpatients and 420,000 outpatients a year (MGHS 2003). Total employment by MGH at all their service locations is 2,900 people, with 1,800 of these employees in the City of Marquette . As a major employer, MGH is a significant contributor to the local economy. MGH has experienced periods of phenomenal growth, beginning in 1980 with a $25 million first phase eight-story building . MGH made subsequent expansions including its $34 million construction of a new 500 car parking garage and adjoining six-story 190,000 square foot medical service building . The physical expansion of the MGH campus has occurred to the south, west and north of the original facility. In order to provide MGH with flexibility in dealing with a constantly changing medical environment as well as providing areas for future expansion, MGH developed a program in the 1970s and 1980s to acquire available land in the area for possible expansion as well as off street parking . Currently, an overlay zoning district (See Figure 5.1) exists to help regulate MG H's expansion into residential areas, which is an ongoing resident concern. The Hospital's long-range plan is to acquire private lands as they become available within this overlay zone, in an attempt to create one large hospital campus. In addition to the acquisition of new properties, this expansion plan also calls for the closure of College Avenue between Seventh Street and Presque Isle Avenue, and the closure Marquette Master Plan - 2003 53 �The Peter White public library The Upper Peninsula Children's Museum 54 �Chapter Five - Community Facilities of Hebard Court between Kaye Avenue and Magnetic Street. CULTURAL VENUES I Lakeview Arena and Convention Center Built in 1974, the Lakeview Arena is located on East Fair Street at Lakeshore Boulevard near Lake Superior. It is a 72,000 square foot facility designed for mu ltiple uses. It houses a variety of recreational activities including public skating, junior and adult hockey programs, skating lessons, figure skating, and ice rental for community groups and organizations. It is also used by the Marquette Senior High School and the Marquette Electricians for their home hockey games. The indoor facility contains two ice sheets, the larger of which has a 4,200 person seating capacity. Outside the facility a skateboard park is constructed for use during the summer months. In addition to recreational activities, a variety of special events are staged each year at the arena including conventions, concerts, circuses, ice and art shows, trade, builders, recreation and car shows, and large reunions or wedding receptions. Approximately 5,000 seats are available for sit down concerts and up to 6,500 attendees can be accommodated for festival-style rock concerts. The arena is easily accessed but is borderline deficient in parking (1,200 off-street spaces) for some events. Berry Events Center The Berry Events Center, located on Fair Avenue, was opened in 1999 as a multi-use venue with a seating capacity of 3,754 people. It is used for NMU student events, basketball and hockey games, as well as the speed-skating arena for the U.S. Olympic Education Center. Peter White Public Library Completed in 1904, the Peter White Library is an outstanding and excellently located facility. The original collection has expanded from the original 13,500 volumes to approximately 100,000 volumes today, making it the largest public library in the Upper Peninsula. In addition to providing for City needs, service extends to outlying areas in the County. The library recently underwent a $9 million expansion and modernization project that increased available space from 26,000 to 63,000 square feet. This expansion was planned to help provide modern community library service, improve accessibility and enhance aesthetics for the current and future use. It should be noted that supplementing the Peter White Library, reading and research opportunities are provided by NMU's Olsen Library with over 300,000 volumes and the private John M . Longyear Research Library with 7,000 volumes. The Marquette County Historical Museum Operated by the Marquette County Historical Society, the State's largest historical organization, the Museum is located adjacent to the Peter White Library on Front Street and is open to the public. The museum features exhibits, artifacts, and research materials related to the heritage and cultural development of Marquette County. The museum has expressed an interest in relocating and expanding on another site. Upper Peninsula Children's Museum The UP Children's Museum offers a variety of interactive youth programs. These programs include the "Investigation Station" that features educational opportunities through investigation and creativity. The museum also hosts weekly programs such as story time, an animal exploration program, cooking demonstrations, and a youth journalism program . Marquette Master Plan - 2003 55 �The Marquette Maritime Museum The Lakeview Arena serves as an ad hoc venue for some performing arts 56 �Chapter Five - Community Facilities MooseWood Nature Center The MooseWood Nature Center is a non-profit organization whose goal is to promote understanding and stewardship of the natural environment. The center is located in the Shiras Pool Building on Presque Isle and offers numerous informational programs. They also offer a number of educational sessions geared specifically toward school children . Shiras Planetarium The planetarium is located at Marquette Senior High School, and offers a schedule of public astronomical shows for all age groups. The Marquette Maritime Museum The museum, located on Lakeshore Boulevard near the Lower Harbor breakwater in the historic sandstone waterworks building, provides a glimpse of the Great Lakes' and Marquette area's nautical histories. Self-guided displays include exhibits of old boats and marine hardware and memorabilia . Kaufman Auditorium The historic Kaufman Auditorium, built in 1928 and renovated in the early 1990's, seats approximately 830 people and serves as the community's only theater specifically designed for performing . The facility is maintained by the Marquette Area Public School District and is housed in the Graveraet Middle School building . Community and NMU groups utilize Kaufman extensively, with a majority of performances being geared toward the general public. Forest Roberts Theater Located on the campus of Northern Michigan University campus, the Forest Roberts Theater is an excellent college theater seating 540 people . University related events dominate the schedule with community groups competing for the few remaining free days . While performances are largely NMU related, most are open to the public. • Reynolds Recital Hall This recital hall is also located on the campus of Northern Michigan University, in the newly renovated Hedgecock Building . Other Performing Arts Areas There are several other locations in Marquette that have been used for performing arts events in the past but which are designed for activities completely different and thus are severely limited in their effectiveness . Among the areas used in the past have been St. Peter's Cathedral, the Marquette High School auditorium, three lecture rooms in Jamrich Hall at Northern Michigan University, the Superior Dome, Lakeview Arena, and the Downtown Commons area . The Superior Dome and Lakeview Arena are currently used for large, single event performances such as nationally known music acts that attract several thousand spectators. Both arenas serve adequately in this regard, though they suffer from somewhat poor acoustics. Some performing arts venues, such as the popular Boathouse Theater, will need to be addressed in the future potentially by moving the theater to a different location . Marquette Master Plan - 2003 57 �Partridge Bay MARQUETTE COMMUNITY MASTER PLAN Recreational Facilities O.t.t5ourc~ 1•,llirqlldltP.-b& ~«re.bOtlPlan. ZOCD No,,,gPnn: USA Mlpof M ~ County 550 0.■ ie--C::::J--III0.[3:==::j 0. 6 Miles Presque Isle Harbor t"" > ~ m RNERST C/l ~ !"o Marquette Bay tTl ,:i ..... 0 CJ City Park N Existing Bike Path ,:i /'v Future Bike Path Pioneer Road Softball Diamond Map 5.5: Marquette's Recreational Facilities 58 Ii �Chapter Five - Community Facilities ~ Art GalleriesNisual Arts With the exception of a few generally small sites, there is not much space in Marquette for use by the public or by community groups for display or creation of the visual arts. The Lee Hall Gallery at Northern Michigan University, one of the few public spaces in the local area specifically designed for art display, is used by the University for all but three weeks of the year. Construction of a new Art and Design addition is currently underway at the University and will include two new art galleries. Completion of the new addition is expected in the fall of 2004. The Marquette Arts and Culture Center, located within the Peter Wh ite Library, is also used for the display and promotion of arts within the City. Occasionally, areas in shopping malls, City Hall, restaurants, and motel lobbies are also used for art exhibition . Several private art galleries are located in the City that display and sell local arts and crafts . Marquette has few community spaces specifically designed as creative areas for arts in classroom, workshop, or studio form . Those private areas that are available are severely limited in the ir use . The Women's Federated Clubhouse, the Peter White Public Library, and the Community Center section of City Hall have space available for public meetings. However, they rarely accommodate the visual arts and their use is restricted with regard to scheduling and accessibility. Despite the current lack of suitable venues for the creation and display of the visual arts, the City is committed to investigating additional opportun ities to create or enhance these cultural venues. • ~ ,,.------. " RECREATIONAL PARKS AND OPEN SPACE The City of Marquette abounds with almost 500 acres of public recreation land (See Map 5.5). Hilly to rugged terrain and natural landforms characterize much of the City, although it is Lake Superior with its rocky shoreline and sand beaches that dominates the visual landscape. The scenic beauty of the lake shoreline is also one of the City's greatest assets w ith regard to economic development. Such natural assets, unique physiography, and a distinct climate enables the City to offer a variety of recreational programs and facilities not practical or feasible in other communities. In addition to the public recreation lands located within the City limits, many nearby local, county, state and federal parks, and acres of corporate property held by mining and forest companies are available for public recreation . Regional Parks Presque Isle Park and Marina Marquette's recreational crown jewel is located on Presque Isle, a 323-acre forested oval-shaped headland that juts into Lake Superior at the northern tip of the City. For over 110 years, most of "the Island", as it is referred to by local residents, has been kept out of development to preserve its natural beauty. Major facilities at the year-round park include an indoor pavil ion, picnic areas, crosscountry ski/nature trails, tenn is courts, grassy open areas, a scenic perimeter drive, band shelter, playground, and large outdoor swimming pool. Most of the improvements are concentrated in the south part of the park near the entrance. Presque Isle is also the site of the Upper Harbor breakwater and lighthouse and the City-owned 97-slip Presque Isle Marina . ,,.._ I Marquette Master Plan - 2003 59 �"Marquette offers a high quality of life with abundant recreation opportunities." "Our beaches and lakes provide wonderfully healthy areas for our children, grandchildren and adults. Please don't take [it] for granted." Entrance to Presque Isle Park "Water quality, green space, etc. should receive priority attention when making decisions." Shoreline along Lake Superior Children's playground at Mattson Lower Harbor Park 60 �Chapter Five - Community Facilities Tourist Park Located off County Road 550, this 40-acre park provides visitors and residents with a swimming beach, fishing, softball, hiking and picnicking facilities and a campground with 110 campsites. The park is home of the annual Hiawatha Music Festival held in August. In May of 2003, Tourist Park suffered severe damage as a result of the Dead River flood. Rushing waters from an upstream breach in the Silver Lake dam caused the earthen dam at Tourist Park to give way, resulting in the draining of the Tourist Park Basin . In addition to the draining of the basin, the area was affected by severe erosion and sedimentation . Clean-up efforts are currently underway as City leaders continue to investigate options for the repairing the basin and park area . Community Parks and Playgrounds Lake Superior Shoreline The City of Marquette has approximately twelve miles of shoreline along Lake Superior, the majority (56%) of which is owned by the City of Marquette. A large portion of th is area is preserved for open space and recreational facilities. Facilities such as Presque Isle Park, Shiras Park/Picnic Rocks, Mattson Lower Harbor Park, and South Park Beach are all situated along the Lake Superior shoreline . A bike path runs the length of the shoreline between Presque Isle and the southern City limits with the exception of the area between the southern/western end of Mattson Park and the southern end of South Park Beach . Plans for the completion of this segment of the bike path system exist. The area of shoreline south of South Park Beach to the City limits is all zoned for recreational use but is unimproved . Ellwood A. Mattson Lower Harbor Park and Cinder Pond Marina Located on Lakeshore Boulevard just north of the ore dock in Marquette's Lower Harbor, this 22-acre park has a large grassy open space, park benches, picnic tables, playground, concession stand/ restrooms, a shoreline bike path running through the length of the park, and an illuminated walkway (period style lighting) paralleling the waterfront. The park has become the City's most popular site for special summer events, regional festivals, concerts, fireworks displays, and other large gatherings. During the winter months, a lighted outdoor ice rink is located in the park. A 101-slip municipal marina was constructed in 1995 at the east end of the park at the Cinder Pond site. Marquette Community Center Attached to the Marquette City Hall, the community center provides a gymnasium that is used for basketball, volleyball, exercise classes, and a variety of other activities such as Senior and special education programs. The facility is universally-accessible and is open to the general public during work week lunch hours. Marquette Senior Center The Marquette Senior Center, located on Baraga Avenue, provides a variety of services for Marquette's senior population. Such services include general information dissemination and referral services, health programs, arts and crafts programs, cooking demonstrations, and other miscellaneous support services. Shiras Park Located off Lakeshore Boulevard on the shore of Lake Superior, Shiras Park is flanked by Picnic Rocks to the north and McCarty's Cove adjacent to the U.S. Coast Guard Station to the south (Both locations are a part of Shiras Park). Along with grassy open space and picnic tables, principal features include a lengthy sand swimming beach, parking areas, and a linear shoreline bike path . Marqu ette Master Plan - 2003 61 �62 �Chapter Five - Community Facilities North Marquette Athletic Field North Marquette Athletic Field, located on Presque Isle Avenue, contains a softball diamond, two regulation baseball diamonds, a junior baseball diamond, basketball court, playground equipment, outdoor ice rink (lighted), restrooms, soccer field, and spectator bleachers including barrier-free seating . This facility is mainly used by Marquette area softball and baseball leagues. Hurley Field Hurley Field is located in a residential neighborhood in the heart of "South Marquette" . The 2.5-acre facility includes a lighted outdoor softball field and adjoining tot lot and basketball court. With a long-standing fast pitch softball tradition, it is arguably Marquette's most popular ball field. River Park Sports Complex Located in the north part of Marquette off Hawley Street, the sports complex contains four softball diamonds and three soccer fields . Supporting facilities include spectator seating, restrooms, and picnic areas . Pioneer Park The 3-acre park, located at the west end of Pioneer Road, consists of a regulation softball field . This facility has not been used extensively since the opening of the River Park Sports Complex. Mount Marquette Lookout Mount Marquette is located in the south part of the City in undeveloped wooded terrain . Accessed by Mount Marquette Road near the Carp River, a lookout at the summit provides a scenic, panoramic view of the City of Marquette and Lake Superior. A groomed snowmobile trail and hiking trails are also located at the site. Fit-Strip/ Cemetery Cross-Country Trail Located in the central part of the City at the southwest corner of the Park Cemetery, this recreational site contains lighted cross-country ski trails during the winter months. The pathways also serve as jogging trails in the summer and include developed exercise stations. South Beach Park Located immediately south of the municipal power plant off of Lake Street in South Marquette, South Beach has a swimming beach on Lake Superior with a lifeguard, universally-accessible restrooms, a viewing platform facing the lake, and a paved parking area. Neighborhood Parks and Playgrounds Williams Park Williams Park is located off Ohio Street across the roadway from Parkview Elementary School. The 2acre park has tennis courts, a basketball court, tot lot equipment, park benches, a landscaped/ terraced area, picnic tables, and a paved play area . Harlow Park One of Marquette's older parks, this 5-acre site is located on the north side of Washington Street, south of the park cemetery. It contains the Veteran's Memorial Mall, as well as numerous benches and trees, a paved play area, tot lot equipment, and a basketball court. Marquette Master Plan - 2003 63 �Giants Foot Park The City hopes to expand the existing trail system throughout Marquette 64 Ii �Chapter Five - Community Facilities Shiras Hills Park and Giants Foot Park These relatively small facilities are located in the south part of the City in two residential neighborhoods. Both include hard playing surfaces, a basketball court, playground equipment, and grassy open space . Miscellaneous Greenspace Father Marquette/Lakeside Park Located adjacent to the Marquette Chamber of Commerce building, these small green areas overlook Lake Superior and Marquette's Lower Harbor. Features include grassy open space, landscaping, benches, and a statue of Father Jacques Marquette. Pocket Park This small park fronting Washington Street in the Downtown core consists of a grassy area with benches and lighting nestled between commercial buildings. The park is also used for seasonal noon concerts and is accessible by elevator from the city parking ramp in addition to the street. Spring Street Park This 3-acre park is located near the Snowberry Heights senior housing complex on Spring Street. The park currently consists of a large grassy open space with concrete walks meandering throughout the site. The space is used as a lighted outdoor ice rink during the winter months. Downtown Commons Located near the corner of Washington and Third Streets, the Downtown Commons offers convenient parking for Downtown businesses as well as other features . When completed, the area will offer public restrooms, a public ice-skating rink, a warming house, and other amenities . There are also plans to include a water element piece of art, space for a farmer's market, and connections to the existing bike path . La Bonte Park This small parcel of green space is located on Lakeshore Boulevard, south of the Dead River. It is used primarily for pedestrians walking to and from Presque Isle . Bike Path The City of Marquette is fortunate to have an extensive path system, covering almost 14 miles, that provides public access for bikers and pedestrians to some of the most scenic areas of the City. The Holly S. Greer Shoreline Bike Path is located along the Lake Superior shoreline from Presque Isle to Mattson park. It is also part of the larger North Country Trail System. While still in progress, th is 4,000 mile footpath is planned to link communities and scenic wilderness areas across seven northern states from New York to North Dakota . In addition to the shoreline bike path, paths and fitness trails are provided along the McClellan Avenue corridor extending almost the entire north-south length of the City. In order to help complete the " gaps " that currently exist in the system, both the Master Plan and the City's current Recreation Master Plan call for several new segments to be added, totaling an additional 6 miles of trails. These include the new Lower Harbor greenway that will provide connections from Mattson Park to Mount Marquette Road in the City's far south. The Master Plan also identifies the need for a pathway along Mount Marquette Road and north to connect with the existing McClellan Avenue system . These new additions would provide a complete bike trail around the entire City of Marquette. Marquette Master Plan - 2003 65 �Proposed location for a linear park along the former rail line 66 Ji �Revisions to Current Park and Recreation Plan • • • • • • In 1999, the City of Marquette revised its Park and Recreation Master Plan . This new plan identifies deficiencies in the current system as well as new opportunities to extend its facilities and services. The proposals presented in the revised plan include: • Upgrades to Tourist Park • Development of a comprehensive trail system • Upgrades to Presque Isle and its marina • Development of new soccer facilities • Development of a kayak / canoe facility • Creation of new neighborhood parks in underserved areas • Upgrades to outdoor ice rink • Development of a linear park along Washington Street railroad corridor One other critical issue that surfaced in the new Park and Recreation Master Plan is the need for "special climate-driven and adapted recreation planning and design for all City recreational facilities to change and improve winter livability" (Northern Planning Associates 1999). Such planning would focus directly on Marquette's vision to become a winter destination with the outdoor recreation programs and facilities needed to attract visitors. City leaders feel strongly that winter is a strategic advantage for Marquette, and that development of a comprehensive recreation plan to address winter opportunities would be a distinct advantage. Attention should be given to the types of winter activities available, the design of the facilities to improve comfort and use, as well -as the marketing and promotion of these activities to help send the message that Marquette is truly a premier winter destination . Specific details regarding the recreation inventory, recommendations, and prioritization can be found in the City of Marquette Parks and Recreation Master Plan, 1999 . • • • Marquette Master Plan - 2003 67 �~ ~ ~ /F' "Listen to all voices and interests, and make decisions on long-term benefits/interest of entire community." ,.--.... I" ,,.........__ I" "Please listen to the people who live here." ~ Residents discuss their ideas at a Community Visioning Session 11 People seem to becoming more involved which is evident in attendance at community events." Walter Ku/ash discusses traffic considerations at a public meeting Residents review the results of the Community Visions Sessions 68 �Chapter Six - Public Participation Strategies Chapter Six PUBLIC PARTICIPATION STRATEGIES INTRODUCTION The inclusion of public participation is often a required component of any planning effort. Unfortunately, this public participation component too often consists of a public meeting where participants are simply asked to "sign-off" on an existing plan or course of action. Such a format does not allow for a meaningful discourse between the residents of a community and the planning body. In order to truly represent the wishes and opinions of the local community, public participation must be an ongoing process throughout the life of the project. It must also use a number of different mediums in order to reach the largest possible segment of the population, in hopes of representing the needs of the entire community. The City of Marquette has taken very seriously this need for public input as a way to ensure their master plan is an accurate reflection of their residents' vision for the future . Throughout this document, quotes from community residents have been highlighted and statistics relating to the results of the public participation process have been used to identify issues that Marquette residents feel most strong ly about. This chapter represents the sum total of all of this community input. It outlines the processes that have been used to collect meaningful input from the community and reports the full results of these participation sessions. This chapter will outline the public input results from the community visioning sessions, student visioning sessions, written survey, and telephone survey. METHODS OF PUBLIC PARTICIPATION The City of Marquette's dedication to meaningful public participation is immediately evident upon examining the number of different mediums that have been employed in order to reach the greatest population. Such mediums include: • Community Visioning Sessions - Four Community Visioning sessions were conducted by the Beckett & Raeder consulting firm in order to solicit public opinion regarding the master planning process. These sessions were open to the public and sought to determine residents' opinions on the following topics : o Where are we now? o Where are we going? o Where do we want to be? o How do we get there? • Student Visioning Sessions - During a special Community Visioning session, Beckett & Raeder hosted a student workshop with a group of student council members from Marquette Senior High School. The workshop collected student opinions about the City's "pros and cons" as well as their ideas for Marquette's future . • Written survey - A 40-question survey was distributed to local residents. A total of 459 surveys were collected and analyzed as part of the public participation process . • Telephone survey/ interview - The same 40 questions were presented to 380 residents selected at random to receive a telephone survey. • Informational Web-site - An informational web-site (www.OurCommunityPlan.com) was created in order to keep residents up to date on the progress of the master planning effort. The site contains details about the project, special announcements, current status, and documentation of a number of important informational documents . Marquette Master Plan - 2003 69 �Residents attend a meeting to discuss plans for the Lower Harbor waterfront Maps displaying characteristics of Marquette were placed on public display 70 �Chapter Six - Public Participation Strategies • • Informational videos and public television spots - Several special sessions (such as the presentations by Dan Burden and Wa lter Kulash) were videotaped and aired on the public television cable channel. Videos discussing the current issues facing Marquette, as well as programs discussing future scenarios and recommendations will also be aired to the general public. Public displays with comment cards - Maps depicting different analyses and draft recommendations regarding Marquette's master plan were placed on display at the local library. The public was encouraged to review the information and fill out comment cards with their issues and ideas. PARTICIPATION RESULTS General Themes Although community members addressed a wide variety of concerns, there were a few common themes that were evident regardless of the method in which the information was collected. Generally, Marquette residents felt strongly about the following subjects: • Appreciation of Marquette's natural resources, and a desire to protect them • • • Appreciation and desire to maintain Marquette's "small town atmosphere", particularly its high quality residential neighborhoods Concern regarding the lack of high-quality and diverse employment opportunities • Desire to revitalize the downtown business district and increase its connection to the waterfront Dislike of the sprawling development pattern evident along U.S.41 • Frustration over the growing traffic congestion within the City • Need to protect and promote the historic quality of buildings and neighborhoods • Concern over the influence of NMU and MGH, particularly as it relates to the City's tax base and the effects of the student population on residential housing areas Desire to create a walkable city through increased pedestrian trails and connections • These general themes, presented in detail on the following pages, were recorded and translated into a comprehensive list of Marquette's guiding principles and a series of public policy statements that support them . The establishment of these community "themes" formed the framework for the community master plan . • Marquette Master Plan - 2003 71 �Marquette is striving to be a premiere a/I-season destination Residents want to enhance recreation opportunities along Lake Superior 72 �Chapter Six - Public Participation Strategies A Great Community Marquette embodies all of the great attributes of a great community - history, a traditional downtown, a working waterfront, quaint neighborhoods, prominent institutions, natural beauty, and friendly people. A great community is necessary to promote growth and diversity of population, housing, employment opportunities, and tax base. Obiectives 1. 2. • • • • • • • • Promote Marquette's all season quality of life as a premier Winter City. Maintain Marquette's image as an Upper Peninsula community by developing design standards that reflect and reinforce Marquette's local values. 3. Promote new growth within the community by directing development opportunities to vacant and underutilized properties. 4. Maintain and enhance all season public access and recreation opportunities along Lake Superior. 5. Protect the community's cultural heritage by preserving its architectural and historically significant properties. 6. Continue the revitalization and redevelopment of downtown Marquette. 7. Make Marquette a year-round walkable community. 8. Encourage planned, coordinated, thoughtful, and sensitive, expansion of Northern Michigan University and Marquette General Hospital, especially those expansions that respect the inherent values of the neighborhoods . 9. Recognize and promote the arts as a necessary ingredient for a livable city. 10. Consider winter-related issues in the evaluation of building and project proposals in the City. 11 . Communicate with other northern communities that experience similar climatic conditions to sha re ideas and solutions to common problems. 12 . Encourage and support outdoor winter recreational and cultural activities . 13 . Encourage building and site design, which makes the man-made environment and the city appear vibrant in the gray and wh ite winter season . 14. Promote the establishment of regional partnerships w ith adjacent mun icipalities and other governmental agencies focusing on commun ity planning, environmental, economic development and delivery of service issues . • • • Marquette Master Plan - 2003 73 �Neighborhoods should be designed to promote walkability and liveability Residents are committed to maintaining high-quality neighborhoods 74 �Chapter Six - Public Participation Strategies Viable and Liveable Neighborhoods Neighborhoods are the foundation of the community. Every neighborhood should have a well-maintained housing stock, connections to public facilities, be walkable, and possess its own sense of place and uniqueness. re • • • • • • • • • • • • • Obiectives 1. Promote housing policies, which favor investment in the maintenance of existing housing, and the continued stability of Marquette's residential neighborhoods. 2. Focus reinvestment activities, such as owner and rental occupied housing improvement loan and grants, in those neighborhoods, which show signs of incipient housing decline. 3. Utilize public infrastructure capital improvements as a means to leverage private reinvestment in neighborhood housing . 4. Ensure that zoning regulations allow for a diversity of housing types, densities and mixed uses, i.e. small lot single family, cluster housing, upper story apartments, live/ work units, and granny flats . 5. Encourage the designation and utilization of locally designated historic districts to promote historically appropriate exterior modifications . 6. Ensure that single-family residential zoning districts reflect the actual yard, dimension, and bulk requirements of the residential units and lots in order to avoid neighborhood-wide nonconformity. 7. Encourage a mix of housing types and price ranges including affordable, mid and high-end housing . 8. Encourage the establishment of active neighborhood associations . 9. Implement a citywide rental housing inspection program and work with landlords of substandard housing to improve the condition and quality of rental housing. 10. Consider the establishment of an exterior maintenance code enforcement program in neighborhoods exhibiting signs of housing decline . 11 . Coordinate efforts with Northern Michigan University to promote non-dormitory housing in walkable proximity to the campus . 12. Institute a long-term program to develop neighborhood specific walkability master plans where the City and neighborhood residents collaborate on the identification of programs and projects . 13 . Promote and encourage neighborhood public school facilities . 14. Provide for all season non-motorized connections (i .e. sidewalks, pathways, and trails) within each neighborhood to community and public facilities . 15. Encourage opportunities for the introduction of limited, neighborhood-based, retail uses in residential neighborhoods. 16. Encourage pedestrian scale neighborhoods with appropriate amenities such as pedestrian scale lighting, street trees, grass terraces, and street widths applying traffic calming principles and the Institute of Traffic Engineers (ITE) guidelines . Marquette Master Plan - 2003 75 �Revitalization of their historic Downtown is a top priority for residents The Lower Harbor redevelopment project will help extend the Downtown 76 �Chapter Six - Public Participation Strategies A Historic and Diverse 24-7 Downtown If a community were an organism then the downtown would be its heart. The health and pulse of the downtown is a direct reflection of the community. Downtown Marquette needs to strive to be a 24 hour 7 day a week downtown containing retail shops, dining, entertainment, offices, and residences. A strong downtown is a strong community. Obiectives 1. 2. t9 e e • • • Ensure that downtown remains the activity focal point of the community. Protect first floor building space from being converted to offices for professional and service firms . 3. Continue efforts to procure housing for the downtown. 4. Utilize the former Soo Line "roundhouse" property for a residential and mixed-use infill project with access to the downtown . 5. Encourage and recruit additional entertainment venues into the downtown . 6. Extend the downtown to the Lower Harbor redevelopment project with physical and economic connections along Baraga Avenue and Lakeshore Boulevard to a proposed hotel and conference center, and residential developments. 7. Redevelop underutilized surface parking areas for mixed-use infill projects. 8. Continue streetscape improvements west to McClellan Avenue. 9. Continue to provide funding programs that encourage the improvement of facades, signage, and exterior building elements . 10. Investigate the potential of designating the downtown as a National and Local historic district. 11 . Work with the organizations and business owners to encourage entrepreneurship (i .e. training, advertising methods, window displays, merchandize lighting) and provide business hours that meet the needs of consumer. 12 . Promote the development of a pedestrian scale downtown environment that functions well in all seasons. 13 . Utilize overlay zoning to protect and increase property values, encourage the appropriate renovation of historic buildings, and maintain a pedestrian quality to the downtown. 14. Keep City Hall, the Post Office, and other city, county, state and federal governmental offices in the downtown . 15. Improve downtown transit connections and establish a climate-responsive bus shelter in the downtown, to encourage all season utilization of transit as a viable transportation alternative . • • • ·• • Marquette Master Plan - 2003 n �This roundabout is an example of a new approach to help curb traffic congestion (Source: Portland Office of Transportation 2003) As this example depicts, roads should be designed to accommodate nonmotorized transportation (Source: Burden 2003) 78 �Chapter Six - Public Participation Strategies An Efficient, Functional, and Connected Vehicular Transportation System The ability to move people, services, and goods to and within a community is paramount for its economic well-being . The community transportation system should be an efficient network of streets, functional in their design, and connected with each other. The transportation system should provide a reasonable level of service for vehicular traffic without impacting adjacent land uses . Streets need to be liveable. Obiectives 1. Review and revise citywide cross-section standards for each street type. These standards should apply to roadway construction and re-construction and result in the reduction of roadway pavement width, an increase of the terrace (zone between the curb and sidewalk) area, and employ traffic calming principles. 2. Extend McClellan Avenue to Wright Street. 3. Extend Seventh Street from US-41 to Washington Street. 4. Extend M-554 west into Marquette Township providing a future east-west connection between these municipalities. 5. Establish the Fair/ Kaye connection adjacent to Northern Michigan University and Marquette General Hospital. 6. Work with MOOT to realign the US-41 / Front Street intersection . 7. Establish Genesee Street as the intersection accessing the Lower Harbor area . 8. Boulevard with landscape medians portions of McClellan Avenue between US-41 and M-554 intersection . 9. Implement recommendations of the Transportation Framework Plan . 10. Implement a quality, creative, and comprehensive signage and wayfinding system for the community. Marquette Master Plan - 2003 79 �The above examples show how a walkable community can contribute to a high quality of life (Source: Burden 2003) 80 �Chapter Six - Public Participation Strategies A Walkable Community Maintenance of quality of life is a key issue for the community. There is no better determinate and ingredient to maintain quality of life than carrying out a design to keep and expand the walkability of the City of Marquette. Walkability and Quality of Life are tightly linked . Marquette's future quality of life will be determined by minimizing the amount of time residents are in motorized traffic, minimizing crossing widths of principle streets, and provisions for active living patterns accentuating walking and bicycling for all ages. Obiectives 1. Roads should be kept small and well linked . 2. Evaluate land uses practices to ensure that they do not generate more and longer trips, or reduce and compress trips. 3. Land use and sustainable development are regional issues, which affect Marquette's quality of life. Close communication and coordination of planning are needed to prevent the improper sizing and placement of schools, libraries, parks and big box retail, which will add to increase traffic trips and congestion . 4. There must be a balance between the quality of life associated with a Winter City and snow removal. Marquette needs to become the North American leader in progressive snow management/removal practices, and balance the needs of the automobile with those of pedestrians in the winter season . 5. As residents age there is a need for quality affordable and appropriately designed housing in a choice of central locations in the community where walking, not driving is the preferred mode of transportation . 6. The City needs to evaluate its parking practices and requ irements . Off-street parking must be minimized in order to achieve proper infill, mixed use, compact housing, and a w alkable community. 7. All season connections and linkages between neighborhoods and community facilities are needed to increase the ease, safety, and convenience of walking and bicycling . 8. Implement recommendations outl ined in the Walkable Communities element of the Master Plan . Marquette Master Plan - 2003 81 �Marquette is encouraging the development of new "clean industries" The City is encouraging the reuse of abandoned facilities 82 �Chapter Six - Public Participation Strategies • • • • • • • Economic Diversity: A Family Sustainable Workplace A job opportunity for all age groups is important to foster a community quality of life . Without a full spectrum of job opportunities certain segments of the population will depart the community and in doing so affect the overall quality of life. Likewise, the absence of job opportunities will impair the recruitment of new families to the community. Therefore, familysustainable jobs are important to the community's future . Obiectives 1. 2. 3. 4. 5. 6. 7. 8. Encourage business development, which provides for a diversity of employment opportunities and a living wage. The shift from a natural resource extraction based economy (i .e. mining and lumber) to a service economy (education and medical services) has created a more stable economic environment for the City. The City and the Marquette region should embrace a strategy of developing a professional based service economy including the medical, higher education, and allied professions . Util ize the community's telecommunications infrastructure, university, medical and natural assets to recruit non-service sector businesses such as telecommunications, internet, software development, pharmaceutical and biotechnology research in the Iron Bay Business Park . Nationwide as the population ages, younger retirees are seeking locations possessing tertiary medical facilities , educational and cultural oppo_rtunities, and a quality environment. The City should position itself to recruit this mobile and higher-income population segment. · Continue redevelopment efforts of the Lower Harbor, former Orphanage property, and other brownfield and greyfield sites as mixed-use projects. Promote all season eco-tourism, sport tourism, and heritage tourism as a way to increase the awareness of our natural surroundings and also to develop the Marquette economy. Establish programs, which promote the retention and growth of existing businesses . Work with the Lake Superior Community Partnership to foster economic development opportunities in the City and greater Marquette area. Marquette Master Plan - 2003 83 �The City is developing regulations to protect sensitive natural resources Residents feel strongly about protecting their natural resources 84 �Chapter Six - Public Participation Strategies Living and Designing with Nature - A defining attribute of Marquette is its rugged natural beauty and its distinctive, four season climate . In combination, Lake Superior, the watersheds and their tributaries, woodlands, and varied topography frame the community and give it an undeniable appeal. Living with nature and the ability to accommodate new growth in the community while respecting the natural heritage and climatic factors of the region is extremely important for future generations and Marquette's quality of life . Obiectives 1. 2. Recognize Lake Superior as Marquette's premiere focal point. Ensure that appropriate standards and regulations are incorporated into the City Zoning Ordinance that encourage quality land and site design with appropriate considerations for winter. 3. Establish regulations, which will encourage the sensitive development of properties within the South McClellan Avenue and Marquette Mountain area . 4. Enact regulations, which manage storm water runoff and protect the water quality of Marquette's watersheds and tributaries . 5. Adopt watershed overlay zoning provisions for the Whetstone Brook, Orianna Creek, Dead River, and Carp River watersheds. 6. Promote a compact urban development pattern by redeveloping and remediating known brownfield properties within the City with tax revenue producing projects. 7. Develop a community wide greenways system, in cooperation with other organizations and agencies, which incorporates community parks and open space, the lakefront, mountain bike trails, and other pathways. 8. Expand the urban forestry restoration program to plant more trees within the City, with emphasis on native trees and shrub species to increase the amount of winter greenery in the City. 9. Encourage landscaping treatments which improve winter micro-climatic conditions and reduce wind chill 10. Establish night-sky regulations to manage evening outdoor light pollution . 11. Promote environmental stewardship with a partnership between the City and its citizens . Marqu ette Master Plan - 2003 85 �The lake Superior shoreline is particularly important to residents Many residents are concerned about increasing traffic congestion Marquette's many historic homes are in need of protection 86 �Chapter Six - Public Participation Strategies • • • COMMUNITY VISIONING RESULTS Marquette's community development department sponsored four Community Visioning workshops over a period of three days. Consultants, Beckett & Raeder, facilitated the workshops, which were open to the general public and held at the Community Forum in the Lakeview Arena . Participants were divided into groups of 4-5 and asked to participate in a series of brainstorming exercises that focused on four primary questions: • Where are we now? • Where are we going? • Where do we want to be? And • How are we going to get there? These exercises helped residents to identify issues confronting their community and generate ideas for the future direction of the city. Where are We Now? Participants were asked to think about the "current state of affairs" in Marquette from two different angles: 1) Assessing Marquette's assets and weaknesses, 2) Defining issues and concerns about living in Marquette today. Overwhelmingly, participants noted Marquette's natural resources and recreational opportunities as top assets of the community. The forests, Lake Superior and its shoreline, rivers and streams, the bike path, and other recreational opportunities were all identified as important community assets. The small town atmosphere and friendly people were also often noted as assets about living in Marquette. Even as most participants felt that Marquette has a high quality of life, they feel the city lacks diverse and "high quality" employment opportunities. Many feel this is a deterrent for young people remaining in Marquette. Other issues that came out as top liabilities include the traffic and retail sprawl around the city. These two issues were often linked, as one table put it "many dangerous roads around retail sprawl" . Many felt Marquette has too much traffic congestion for a city of its size. Several issues had both a positive and negative element associated with them . For example, participants are proud of the bikepath running along the waterfront streets, but would like to see better connectivity into the neighborhoods and beyond . Also, participants identified the historic architecture and use of sandstone as an indigenous building material, but are concerned that a lack of historic preservation might mean a loss of these assets in the future . Similarly, participants are proud of the city's neighborhoods and housing stock, but identified a lack of affordable housing and diverse housing in the city as a weakness . ~ Northern Michigan University is another example, where participants noted the school as an asset for the cultural events that it brings to the comm unity. However, many noted some effects of the school as liabilities, such as student housing and traffic encroaching into neighborhoods. Many also noted the abundance of tax-exempt property owned by the university as a key concern for the city 's future budget. While still considering the question " Where are we now?" , participants were asked to identify the most pressing issues and concerns that Marquette is facing . Those identified as the top issues focus around three categories: Neighborhood Issues, Development Issues and Jobs/Quality of Life Issues. Marquette Master Plan - 2003 87 �~ ~ ,.........___ /1 ~ r Small groups work together to generate ideas regarding Marquette's future ,--..__ ,- ,--..__ ,...._ Participants in the Community Visioning Sessions share their ideas 88 �Chapter Six - Public Participation Strategies Neighborhood Issues: Preserving neighborhood quality is a high priority for residents, particularly as it relates to the encroachment of student housing into residential areas. Participants felt these rental houses are not well-maintained and that students disrespect their neighbors with late night noise and other "rowdy" behavior. Other neighborhood issues included parking on lawns and sidewalks, and the lack of sidewalk snow removal. Other groups pointed out the need for historic preservation of the housing stock in neighborhoods. Development Issues: Participants identified Downtown and the adjacent waterfront as a key development priority. Protection of the Lake Superior shoreline was also a critical issue according to some. Others would like to see retail development along the shoreline, while maintaining public access to the waterfront. A "livable" and "walkable" Downtown was identified as an important element in any future development of the downtown . Some groups identified specific land areas and their concern for how these will be developed or preserved . These areas included the Carp River Valley (The Bishop Trust land), and the south rail yard along the lakefront. Tax-exempt property, such as the university and hospital, was identified as an important concern, especially because these institutions are not contributing taxes to city services. Jobs/Quality of Life: Schools, jobs, and maintaining a high-quality environment were all identified as important concerns for the future quality of life in Marquette . Many noted the lack of employment opportunities and "family-sustaining" jobs and how these deficiencies may be related to the loss of young people . Others expressed concern that the future closing of the mine in Ishpeming will have a ripple effect on Marquette's economy and job base. • • • • • ~ ~ ~ Declining enrollment in schools and the budget cuts were of great concern to many participants . Many were concerned about the resulting loss of neighborhood schools and the elimination of programs in schools. They fear this w ill mean a loss of academic quality. Other comments not related to the above broad issues include the following : • Loss of forest land • Traffic congestion - • The need for a positive business environment astute traffic planning needed • Financial equity issues • Adequate funding for city services • "Big Box " replacing small businesses • Signage and visual landscape consistency ~ Marquette Master Plan - 2003 89 �Residents are fearful that "sprawl" along U.S.41 will continue to worsen "Big-box" retailers threathen the viability of Marquette's Downtown Residents want to see historical buildings reused, not demolished 90 �Chapter Six - Public Participation Strategies Where are We Going? After reviewing a list of trends specific to Marquette, participants were asked to imagine probable scenarios of what Marquette will look like in 10 to 15 years if these trends continue. Discussions were focused around five topics: Recreation/ Cultural Activities, Development, Transportation and Walkability, Neighborhoods and Housing Types, and Employment and Job Opportunities. These discussions produced some gloomy possible scenarios. As one group put it, Marquette would have a "lack of neighborhood services, decreased walkability, increased traffic, no neighborhood stores, and no neighborhood schools ." Many participants pointed out that they feel the City has measures in place to prevent some of these negative outcomes. At the same time, participants recognized that these "pressing issues" need to be confronted before they become problems. Issues participants noted included the following: Recreation I Cultural Activities • Increased demand for "senior" services and activities Decline in city services because of decreased tax base Snowmobile "hell" • Development: Where, Type & Quality • Linear retail sprawl out of city • • • • • • • • • • Destruction of "sense of place" • Too many franchised businesses - money leaves the city • Abandoned downtown (or overabundance of real estate agencies) • People moving to townships • Institutions gobbling up more and more taxable property • Development of The Bishop Trust land into ¼ acre lots with no access • Degradation of woodlands Transportation and Walkability • Uncontrolled traffic patterns • • Too great of a reliance on personal automobiles; not enough utilization of public transportation Continued traffic problems related to NMU/MGH and Marquette High School • Increase in bad drivers due to the aging factor Neighborhoods and Housing Types • Continued school decline and perhaps falling quality • Affordable housing becomes less and less available • Loss of historic buildings • Upscale developments and less emphasis on mid-level housing • Further deterioration of housing stock • Continued erosion of neighborhood businesses Employment and Job Opportunities • Loss of opportunity for young people • Predominance on non-career type employment • Domino effect from mine closing Marquette Master Plan - 2003 91 �Table 6. 1: Summary of "Preferred Futures" at each Visioning Session March 4th, 7 p.m. . . . ... . . . . Cluster development with site plan review Mixed-use neighborhoods Recreational opportunities that do not have negative impact on natural resources Youth hostels for campers, hikers, ski tourinq Greater housing for elderly with various levels of assistance Great job oooortunities for youth Re-develop downtown with full occupancy and vibrancy Stronqer role of city in new development Retention of historic architecture Develop community center on South rail yard March 5th, 2 p.m. . . . . . . . . Walkable and livable and user friendly community Connect non-motorized trails to provide a "walkable" city Diverse economy with a diverse population Vibrant downtown all day/niqht for tourists and local Preserve historic nature of city - city with personality Regional planning cooperation Like to see meaningful regional planning and zoning Maintain/expand healthy neiqhborhoods March 5th, 7 p.m. . . . . . . . . Vibrant downtown - retail, restaurants, entertainment, housing availability, pedestrian friendly, adequate parking Increased recreation based economy Adequate taxes for needed services More manufacturing Home base for high tech jobs Capitalize on unique assets (i.e. seasons, environment, history) Annex Chocolay, Marquette Townships Retain Presque Isle's uniqueness March 6th, 9 a.m . . . . . . . More residents living downtown, encourage non-motorized traffic, interconnect town and townships with bike paths, ski paths, hiking paths Maintain historic properties Retain high technoloqy jobs - hiqh waqes Middle income housing in downtown area - affordable Adequate traffic plan Environment-friendly way of life 92 �Chapter Six - Public Participation Strategies • -• --- Where Do We Want To Be? In this exercise participants articulated a vision of where the community should be in the next 10 or 15 years (See Table 6.1 ). These "preferred" scenarios were developed to show what Marquette could become if citizens and government actively respond to current trends. Those ideas that received the top "votes" are summarized into the follow scenarios: A vibrant downtown that makes use of the waterfront, promotes its historic quality, and offers a variety of retail, restaurants, and housing. Almost every group within each session commented that they would like to see a more enlivened downtown. Some groups had specific ideas, such as developing a community center on the south rail yard or creating a "commons" area . In addition to a variety of retail, entertainment and restaurants downtown, many would like to see residences and a more pedestrian-friendly environment. Several groups noted the need for historic preservation to maintain a "city with character." A recreation-based economy focusing on non-polluting forms of recreation. One group identified Marquette as a "quality winter experience." By capitalizing on this and the abundant natural resources in close proximity, Marquette could become a popular destination for outdoor recreation . According to many groups, they would like to see a focus on recreation-related economic development. Some envisioned youth hostels for hikers and more amenities for ski touring . Many groups wanted to see more of an emphasis on recreational opportunities that do not have a negative impact on natural resources and want to see Presque Isle retain its unique character. A more diverse economy including high tech, medical tech, and manufacturing jobs. Many identified the need for retaining and encouraging high-quality jobs and high wages as key components of a successful future for Marquette. Some groups would like to see more medical technology jobs; some would like to see more manufacturing jobs; and some groups envisioned high-tech, home-based jobs. The common component of all of the comments related to jobs is a greater emphasis on diversity. Diverse housing opportunities and well-maintained, healthy neighborhoods. Diversity in housing was also envisioned by many groups at the visioning sessions. "Neighborhoods will be reclaimed for single-family housing", wrote one group. Others called for more mixed-use neighborhoods, allowing for a variety of housing types as well as neighborhood retail. Another group identified the need for elderly housing with various levels of assistance. In order to protect open space, some groups would like to see more cluster development in outlying areas. Other groups emphasized affordability as a critical component to future housing projects. Connecting the great neighborhoods and vibrant downtown with trails and greenways leading to recreational opportunities and outlying areas. As one group put it, "we want a walkable, livable and user-friendly community" . Many groups identified the expansion of the bike path to create a network of trails to interconnect with neighborhoods, Downtown, and the surrounding townships. Many groups also mentioned a greater variety of ski paths and hiking paths are needed . A Greater Role for City Government. Many comments indicated a greater role for city government, including greater regional planning, site plan review, and a stronger role in new development. Many also saw a need for the city to have adequate taxes in place to fund needed services. Marquette Master Plan - 2003 93 �Residents are encouraged to voice their ideas at a public session Maps relating to the new Master Plan are posted for public display 94 . �Chapter Six - Public Participation Strategies • • • • • • • • • • • • How Do We Get There? Participants identified short-term strategies and actions intended to move the community in the direction of its "preferred" scenarios. The following is a list of some of the strategies: • Exchange ideas with, and learn from, other cities (Duluth, other winter cities, sister cities). • Create a historic district in the downtown and provide incentives for historic preservation. • Provide incentives for affordable housing . • Greater focus on environmental quality in the planning process . • Develop a bluff and slope ordinance for protection of these resources . • Greater oversight of new development to address walkability, livability goals. • Involve college students in the planning process and on city committees. • Seek active involvement by institutions: NMU and MGH. • Seek contributions for city services from these institutions. • Greater area-wide coordination (with Townships). • Annex Marquette and Chocolay Townships. • Establish a city income tax and use tax for non-residents. • Establish a rental code inspection and enforcement program . • Develop a uniform signage system . • Coordinate trail organizations and seek grant money to expand trails. • Recruit businesses by promoting high quality of life • Provide a program for paid services - such as handyman, grocery service, mowing, snow removal - for aging residents . This would provide jobs while helping aging population . • Incorporate ideas from traffic consultants • Use sensors at traffic lights Marquette Master Plan - 2003 95 �Students love Presque Isle Park, but do not like the pool Students were divided on their opinion of the "big-box" retail. Some like shopping at Wal-Mart, others said they dont' like the look of this area and feel unsafe crossing the street. The beach was a favorite spot for many of the student participants Most students indicated they don't like the Downtown because there is nothing to do. They also don't like the Lower Harbor buildings. 8 Figure 6. 1: Areas enjoyed and disliked by local students 96 The bypass was indicated as being unsafe and in need of a better bike path. �Chapter Six - Public Participation Strategies STUDENT WORKSHOP RESULTS A major challenge for Marquette is to retain its young people. Upon completing high school, many young adults leave for college and often don't return to settle in Marquette. Therefore, during a special Community Visioning session, student council members at Marquette Senior High School were asked their opinions about the city and what would make them stay. We also challenged them, as the next generation of decision-makers, to think of how they would plan for the future of their community. Students identified their likes and dislikes in two ways: first, by generating lists of "pros" and "con '.," about living in Marquette; and second, by indicating on a community map the places they like best and the least in the city (See Figure 6.1). Comments receiving the most votes are as follows : Pros: • Presque Isle Park • Bike paths • Ski hill in our town • All the new soccer fields Friendly • Golf course • PEIF and YMCA • "Lots to do in the summer " • East side neighborhoods • Dome • Old fashion downtown . Cons: • Over-developing and deforestation • • Shopping is very limited • Lack of good restaurants • • • • • • Businesses not reusing vacant bu ildings • • • • • • • Lack of Arcades and mini-golf Expansion on U.S. 41 Lack of activit ies: (roller rink/ laser tag) Cross walks needed by Target/Wal-Mart Broken down buildings on shoreline Big businesses (example: Starbuck's) coming in and replacing small businesses Too many cars Need more trees in neighborhoods Imagining a Future Marquette In small groups, students discussed the kind of community they would like to live in as an adult, perhaps ten to twenty years from now. Responding to the following questions: • Where would people live? • Where would people work? • Where would you shop? • On your day off, where would you go and what would you do? • How would you get to, work, shopping areas, and other fun places? • How would the air, water, and environment be kept clean? • What makes this "ideal" Marquette better than other places to live? Where would people live? Many of the students envisioned a greater amount of affordable housing in Marquette. Some specified where this affordable housing should be located, including " by the water ", on the east side and downtown . Students said they did not understand the purpose of building new housing before improving existing houses . "Improve existing houses and preserve trees in neighborhoods" as one group put it. Another group identified that people should live in town instead of the tearing down more woodlands. Some mentioned people will live in new subdivisions such as Oak Hills Estates . Marquette Master Plan - 2003 97 �Student Council members were included in a special community visioning session Students share their ideas about Marquette's future 98 , I �Chapter Six - Public Participation Strategies Where would people work? In general, students envisioned a greater variety of employment opportunities. Currently, they see the hospital as one of the few employment options available in Marquette. Some would like to see more environmentally-related jobs and more jobs in recreation. Many imagine more opportunities for entrepreneurs to open small businesses and doctors with their own practices. Other ideas included more technology and medical jobs, more union jobs, and an expanded mall that would provide new employment opportunities . Where would people shop? Some students suggested bringing more new stores downtown in order to attract more people. Most of the groups suggested an expanded mall for better shopping . Again, students questioned the need for new buildings instead of renovating existing structures and preserving trees. According to some students, a bigger mall here in Marquette would mean fewer trips to Green Bay, Wisconsin . The types of stores that the students would like to see include: • Sports stores such as Foot Locker and Eastbay • A Roller rink • Gift stores such as Pier One • Clothing stores such as the Gap, J. Crew, and Victoria's Secret • Huge department stores and a food court What would you do on your days off? While a few indoor pursuits were suggested, such as more restaurants and concerts, most ideas for entertainment came in the form of outdoor recreation . Students imagined residents and tourists engaging in a wide range of outdoor activities, including the following: • Water ski • • • • • • • • Swimming • Snowmobile • Sledding • Roller-blading • Camping • Boating • A Water park • Downhill skiing • • Bike rides (Marquette Mountain, back trails) Cross-country skiing How would people get to work, play? Though many students recognized the car as something here to stay, they imagine a wide range of other transportation in the future. One idea included an elaborate network of trails to be used only for roller-blading . Other groups suggested trains as a means of mass transit to and from the downtown, the university, the hospital, and neighborhoods. Most students said they do not image a bus system as a means of mass transit because they have a negative association with the current bus system . Marquette Master Plan - 2003 99 �,1 \ Students worked in small groups and presented their ideas to the class 100 �Chapter Six - Public Participation Strategies How would you ensure the natural environment is protected? Most students recommended a program for keeping the environment non-polluted and scenic, though they suggested different methods for implementing this vision. Some suggested hiring more city workers to keep things clean; others suggested using local prison inmates to do the work; and another group suggested volunteer labor by setting up programs to adopt-a-beach, adopt-a-highway, adopt-a-park, etc. Some groups envisioned better scenery with fewer gas stations and more bikes and roller blades than cars. What makes Marquette Unique? When asked what makes their future Marquette unique, they responded as follows : • Roller rink • Water park • Arcade • More beaches • • More things to do, but still relatively small, close community, 'more involvement from people Safe place to live/raise kids • Scenery / environment • Cleaner, more to do • Its location on Lake Superior, lots of trees, lots of fresh water, secluded, diverse • Lots of churches/ religions Other Ideas Students gave some final suggestions to improve the city. These included more cultural events and festivals. They would like to see more summer festivals, and a winter fest in association with NMU . Other ideas for improvement include keeping snowmobiles out of town, cleaning Shiras pool, and building a youth center. • • • Marquette Master Plan - 2003 101 �Table 6.2: Written Responses to Community-Related Questions Community-Related Questions SOMEWHAT AGREE AGREE DISAGREE SOMEWHAT DISAGREE Responses % Responses % Responses % Responses % 190 43% 177 40% 45 10% 31 7% 169 38% 151 34% 80 18% 45 10% 187 42% 154 35% 47 11% 56 13% 283 64% 92 21% 32 7% 33 8% 341 76% 72 16% 17 4% 20 4% 245 56% 125 28% 38 9% 33 7% 196 45% 170 39% 46 11% 21 5% + 372 86% - 52 12% BOTH 9 2% YES 336 82% NO 73 18% BOTH 1 0% Marquette needs to improve its sense of community? Marquette should provide additional recreation opportunities within the City? Marquette should provide additional cultural opportunities within the City7 Marquette should enact local regulations, which result in quality land development? Marquette should maintain the historic aooearance of our buildinos? Should the City work with adjoining communities to share the cost of commonly used services (e .g. Police, fire, parks) and facilities? Should the City be more aggressive in designing improvements into its reconstruction projects for elderly and physically impaired individuals? Is Winter a positive or negative attribute to living in the community? Do you feel the makeup of the community is changing? Table 6.3: Written Responses to Neighborhood-Related Questions Neighborhood-Related Questions If you had an opportunity to move to another neighborhood in the City, would you? YES NO Responses % Responses % 102 24% 325 76% AGREE Should the City make allowances for limited retail uses in residential neighborhoods such as markets, cafes, etc.? Neighborhoods should have sidewalks and pathways for all age groups? SOMEWHAT AGREE DISAGREE Responses % Responses % Responses % Responses % 179 41% 128 29% 49 11% 84 19% 284 64% 100 23% 33 7% 26 6% NOT IMPORTANT How important are neighborhood concerns when impacted by institutional expansion? SOMEWHAT DISAGREE SOMEWHAT IMPORTANT VERY IMPORTANT Responses % Responses % Responses % 16 4% 115 26% 306 70% 102 I �Chapter Six - Public Participation Strategies WRITTEN SURVEY RESULTS 459 respondents completed a written survey containing 40 questions relating to the City of Marquette Master Plan. The survey was broken into sections focusing on issues such as community, neighborhoods, transportation, economic development, housing, and the environment (for a copy of the full survey, please see Appendix C). The following tables show a summary of the survey results in addition to some representative comments submitted by the respondents. Community Responses to a series of questions relating to the Marquette community are presented in Table 6.2. These responses show that the respondents care deeply about their community and seek to improve it through increased recreational and cultural opportunities, careful choices regarding land use, and a commitment to furthering their sense of community. When queried about items within the community that they find visually displeasing, some common themes could be found centered on the following issues: • Industrial areas (smoke stacks, vacant buildings, unused ore docks and rails, etc.) • • • • • Vacancies in the Downtown business district Low quality or poorly maintained housing, particularly focusing on student rental houses Sprawl development occurring along U.S.41 The vacancy of the Old Orphanage building (respondents would l_ike to see it reused, not torn down) Lack of landscaping such as street trees, adequate lighting, etc. Neighborhoods Residents are generally happy with their neighborhoods, as evidenced by the 76% of respondents who said they would not move to another neighborhood in the City if given the opportunity (See Table 6.3). Consistent with their desire to have a "walkable" city, 87% of respondents agreed or somewhat agreed that neighborhoods should include universally accessible sidewalks and pathways . Finally, respondents are cautious about how their neighborhoods might be impacted by expansions from either the University or the Hospital. Only 4% responded that neighborhood concerns were "not important" when impacted by this institutional expansion . Marquette Master Plan - 2003 103 �Table 6.4: Written Responses to Transportation-Related Questions Transportation-Related Questions Marquette should provide for more northsouth street connections? Marquette should provide for more east-west street connections J Marquette should provide various nonmotorized modes of transportation such as sidewalks, pathways, and bike paths? SOMEWHAT AGREE AGREE SOMEWHAT DISAGREE DISAGREE Responses % Responses % Responses % Responses % 123 29% 108 26% 80 19% 107 26% 101 25% 111 27% 91 22% 108 26% 311 71% 89 20% 18 4% 19 4% Table 6.5: Written Responses to Economic Development Quest ions Economic Development Questions AGREE SOMEWHAT AGREE SOMEWHAT DISAGREE DISAGREE Responses % Responses % Responses % Responses % The City should seek to expand the tax base through commercial, office, and industrial development? 207 49% 135 32% 38 9% 46 11% Should the City promote the redevelopment of the Lower Harbor? 241 56% 107 25% 32 7% 54 12% EXISTING Should local economic development efforts primarily pursue new business or the expansion of existinq businesses? NEW BOTH Responses % Responses % Responses % 136 34% 183 45% 85 21% YES NO BOTH Responses % Responses % Is Downtown shopping important to you? 334 77% 98 23% Should economic development be a local qovernment priority? 338 79% 85 20% Responses % 3 1% Tab le 6.6: Written Responses to Housing-Related Quest ions Housing-Related Questions AGRE E SOMEWHAT AGREE SOMEWHAT DISAGR EE DISAGR EE Responses % Responses % Responses % Responses % Should the City enact a rental housing inspection program? 208 51% 109 27% 43 11% 49 12% Is it important for the City to encourage residential development that preserves open space? 286 69% 82 20% 31 7% 16 4% YES NO Responses \ Is student hous1nq a problem in Marquette? % I 53% 180 $75 ,000 - 100,000 Marquette needs more of what price level of housinq? Responses \ 162 % \ 47% $100,000 5150,000 5150,000 5225,000 OVER 5225,000 Responses % Responses % Responses % Responses % 215 66% 87 27% 17 5% 6 2% 104 I �Chapter Six - Public Participation Strategies Transportation Responses to transportation-related questions are presented in Table 6.4. While the responses regarding the addition of new north-south or east-west connections are fairly evenly divided, respondents clearly value connections for non-motorized transportation such as biking and walking . 91 % of respondents either "agreed" or "somewhat agreed" that the City should provide sidewalks, pathways, and bike paths to accommodate these modes of transportation . Respondents also had a number of write-in comments that involved various traffic complaints. In general residents are frustrated with the increased traffic and congestion resulting from the U.S. 41 corridor, in addition to smaller traffic infractions within the city. Economics Responses to economic development questions show that residents are generally in favor of new development within the City (See Table 6.5). Most support the redevelopment of the Lower Harbor and express a desire to retain Downtown shopping . What is not shown by these statistics, but is clear from the write-in survey comments, is that although residents acknowledge the need for new development, they are wary about how this development will take place . Comments show support for infill development or reuse of existing buildings in an attempt to protect existing natural resources and to slow the sprawl development along U.S.41 . The aesthetics of these businesses are also important to a community that prides itself on its rich history and the maintenance of these historical buildings throughout the city. Housing Housing, particularly as it relates to student housing, is a key issue for Marquette residents . Table 6.6 shows the responses to a series of questions related to housing within the Community. While respondents were somewhat divided on the question of whether or not student housing was a problem, a large majority (78%) did "agree" or "somewhat agree" that a rental housing inspection program should be enacted. Responses on the price level of housing show that a majority (66%) of people feel that housing below $100,00 is needed . This desire for more affordable housing was also evident in the number of write-in comments that even expressed a need for housing below $75,000 . • • • Marqu ette Master Plan - 2003 105 �Tab le 6.7: Written Responses to Enviro nmental Questions Environment-related questions SOMEWHAT AGREE AGREE SOMEWHAT DISAGREE DISAGREE Responses % Responses % Responses % Responses % Watersheds are large drainage areas, which empty into our streams, creeks, and eventually Lake Superior Is the City doing enough to protect the water quality in the Dead River, Whetstone, Orianna, and Carp River watersheds? 96 25% 138 36% 65 17% 81 21% Are you in favor of enacting regulations, which protect Marquette's sensitive resources such as wetlands, steep slopes, streams, and creeks, which may limit private property rights, 243 58% 79 19% 38 9% 59 14% YES Is the City doing enough to protect our environment? NO Responses % Responses % 178 48% 195 52% NOT IMPORTANT How important is the preservation and public access along Lake Superior to you? SOMEWHAT IMPORTANT VERY IMPORTANT Responses % Responses % Responses % 5 1% 45 11% 372 88% If', 106 I �Chapter Six - Public Participation Strategies • Environment Respondents were almost equally divided in their opinions as to whether or not the City is doing enough to protect Marquette's environment (See Table 6.7). They are clear, however, in the value they place on such resources. 88% of respondents felt that preservation and public access along Lake Superior was "very important" . 76% also "agreed" or "somewhat agreed" that regulations, promulgated by the City, protecting Marquette's sensitive ecological resources should be enacted . • • • • • • • • • • • • ..,. Marquette Master Plan - 2003 107 �Table 6.8: Telephone Responses to Commun ity-Related Questions Community-related questions SO M EWHAT AGR EE AGREE SO MEWHAT DISAGR EE DIS AGR EE DON'T KNOW Responses % Responses % Resoonses % Responses % Resoonses % Marquette needs to improve ,ts sense of communityJ 123 32% 53 14% 50 13% 124 33% 30 8% Marquette should provide add1t1onal recreation opportunities within the CIty J 188 49% 39 10% 29 8% 111 29% 13 3% Marquette should provide add1t1onal cultural opportunities w1th1n the C,ty? 214 56% 54 14% 13 3% 84 22% 15 4% Marquette should enact local regulations, which result In quality land developmentJ 206 54% 44 12% 19 5% 63 17% 48 13% Marquette should ma,nta,n the historic appearance of our bu1ld1ngsJ 324 85% 26 7% 4 1% 22 6% 4 1% 256 67% 41 11% 13 3% 44 12% 26 7% 206 54% 51 13% 21 6% 65 17% 37 10% + 304 80% - 76 20% YES 230 61% NO 150 39% Should the City work with adJ01ning commun,t,es to share the cost of commonly used services (e g Pol,ce, fire, parks) and faciht,es' Should the City be more aggressive ,n designing improvements into I1s reconstruction proJects for elderly and phys,cally impaired 1nd1v1duals' Is Winter a pos11,ve or negative attribute to hv1ng In the community' Do you feel the makeup of the community ,s changing' Table 6.9: Telephone Responses to Ne ighborhood-Related Questions Neighborhood-Related Questions If you had an opportunity to move to another neighborhood ,n the City, would you' YES NO Responses % Resoonses % 91 24% 289 76% AGR EE SOMEWHAT AGREE SO MEWHAT DISAGREE DI SAGR EE DON'T KNOW Responses % Responses % Responses % Responses % Responses % Should the City make allowances for hm,ted retail uses ,n res1dent1al neighborhoods such as markets, cafes, etc.' 183 48% 47 12% 27 7% 106 28% 17 4% Neighborhoods should have sidewalks and pathways for all age groups' 314 83% 22 6% 10 3% 30 8% 4 1% NOT IMPORTANT How important are neighborhood concerns r,,hen impacted by inst,tut,onal expansion' SOMEWHAT IMPORTANT VERY IMPORTANT Responses % Responses % Responses % 36 9% 149 39% 195 51% Table 6. 10: Telephone Responses to Transportation -Related Questions Transportation-related Questions SOMEWHAT AGREE AGREE SOMEWHAT DISAGREE DISAGREE DON'T KNOW Responses % Responses % Responses % Responses % Responses % Marquette should provide for more northsouth street connections? 142 37% 18 5% 35 9% 143 38% 42 11% Marquette should provide for more east-west street connections' 108 28% 23 6% 36 9% 166 44% 47 12% Marquette should provide various nonmotorized modes of transportation such as sidewalks, pathways, and bike paths' 271 71% 24 6% 12 3% 64 17% 9 2% 108 I �Chapter Six - Public Participation Strategies TELEPHONE SURVEY RESULTS • • • • • • • • • • • ••- In addition to the Community Visioning sessions and the written survey, a telephone survey of 380 residents was conducted . This survey selected statistically random residents and has a 95% confidence rating . The same questions that were presented in the written survey were asked during the telephone interview. Again, the results are broken into sections focusing on issues such as community, neighborhoods, transportation, economic development, housing, and the environment. The following tables show a summary of the survey results . Community Table 6.8 shows the responses related to community-focused questions. The respondents to the telephone interviews felt less strongly that Marquette needs to improve its sense of community. The majority of interviewees did, however, "agree" or "somewhat agree" that the City should provide additional recreational and cultural resources. Similar to the written survey results, an overwhelming majority (85%) "agreed" that Marquette needs to protect the historic appearance of its buildings . Neighborhood The results of the telephone interviews were consistent with those of the written surveys (See Table 6.9). The same percentage (76%) of residents would not move to another neighborhood in the City if given the opportunity. They also strongly supported the goal of increasing the walkability of Marquette by ensuring all residents could access pedestrian pathways. Finally, interviewees reiterated the community's desire to promote neighborhood concerns when faced with institutional expansion . Only 9% responded that neighborhood concerns were "not important" when impacted by these changes . Transportation The telephone responses to questions related to transportation are less clear-cut than some of the other topics investigated (See Table 6.10). Generally, respondents were divided as to whether or not additional street connections should be added. When asked about pathways for non-motorized modes of transportation such as walking and biking, 77% of respondents did "agree" or "somewhat agree" that these connections should be supported . The lack of consensus regarding transportation issues may be related to the method in which the data was collected . In the written survey, respondents were free to write-in additional comments expressing their specific concerns or ideas . This type of unstructured data collection is not easily done during a te lephone interview. Marquette Master Plan - 2003 109 �Table 6. 11: Telephone Responses to Economic Questions Economic Development Questions SOMEWHAT AGREE AGREE SOMEWHAT DISAGREE DISAGREE DON'T KNOW Responses % Responses % Responses % Responses % Responses % The City should seek to expand the tax base through commercial. off,ce, and industrial developmenti 217 57% 46 12% 13 3% 70 18% 34 9% Should the C 1ty promote the redevelopment of the Lower Harbor? 255 67% 38 10% 14 4% 56 15% 17 4% EXISTING NEW Responses % Responses % 142 37% 238 63% Responses % Responses % Is Downtown shopping important to you i 213 56% 167 44% Should econom,c development be a local oovernment prioritvi 335 88% 45 12% Should local economic development efforts primarily pursue new business or the expansion of ex1st1no businesses? YES NO Table 6.12: Telephone Responses to Housing-Related Questions Housing-Related Questions AGREE SOMEWHAT AGREE SOMEWHAT DISAGREE DISAGREE DON'T KNOW Responses % Responses % Responses 'lo Responses % Responses % Should the C 1ty enact a rental housing 1nspecuon program? 236 62% 22 6% 15 4% 91 24% 16 4% Is 1t important for the City to encourage residenbal development that preserves open space; 322 85% 27 7% 5 1% 19 5% 7 2% Less than S7S,000 S7S,00O - 100,000 Responses Marquette needs more of what price level of housing i jtl I % Responses I :J% 21J I S100,000 S150,000 % Responses 124 % Responses i 20% 75 YES Is student hous,nq a problem 1n Marquette; I Responses 155% S150,000 S225,000 OVER S225,000 DON 'T KNOW I% Responses I% Responses 13% 4 I'% 47 l'.l I 10 0 i 12% NO I % I 33% Responses 256 I % I 67% Table 6. 13: Telephone Responses to Environmental Questions Environment-Related Questions AGREE SOMEWHAT AGREE SOMEWHAT DISAGREE DISAGREE DON'T KNOW Resoonses % Responses % Responses % Resoonses % Responses % Is the City doing enough to protect the water quality 1n the Dead River, Whetstone, Orianna, and Carp River watershedsi 135 36% 36 9% 25 7% 104 27% 80 21% Are you 1n favor of enacting regulations, which protect Marquette's sens1t1ve resources such as ~etlands, steep slopes, streams, and creeks, ~h1ch may hm1t private property riqhtsi 266 7')% 33 9% 10 1% 49 13% 22 6% YES Responses Is the City doing enough to protect our environmenti 224 NO I % 159% NOT IMPORTANT How important 1s the preservation and public access along Lake Superior to youi Responses 156 I % 141% SOMEWHAT IMPORTANT VERY IMPORTANT Responses % Responses % 8 2% 46 12° 110 10 Resoonses % 326 86% �Chapter Six - Public Participation Strategies Economics Results of economic-related responses are given in Table 6. 11 . Similar to the responses given during the written survey, telephone respondents generally support new development within the City. A majority (77%) of interviewees either "agreed" or " somewhat agreed" that the city should continue its effort to redevelop the Lower Harbor. When queried about their desire to patronize Downtown shopping, respondents were more evenly divided than the participants in either the Community Visioning sessions or the written surveys . In the case of the telephone respondents, only 56% agreed that Downtown shopping was important to them, as opposed to the 77% of written survey respondents who felt it was important. e Housing The responses to housing-related questions (See Table 6.12) show that respondents to the telephone survey appeared to be less concerned about the effects that student housing is having on their neighborhoods. While this was a highly discussed issue during the other public participation forums, only 33% of telephone respondents felt student housing was a problem in Marquette . A majority (68%) of respondents did, however, either "agree" or "somewhat agree " to the need for a City rental housing inspection program . Consistent with the other data collected, residents feel a need for more affordable housing within Marquette. Of the telephone respondents, a majority (64% ) felt that housing under $100,000 was needed . Environment Telephone respondents were divided in their opinions as to whether or not the City is doing enough to protect Marquette's environment (See Table 6.13) As has been the case in every public participation forum, however, residents are clear about their desire to protect Marquette 's natural resources . Telephone respondents were highly in favor of enacting regulations to protect sensitive ecological resources and felt strongly that preservation of the Lake Superior shoreline was critical. CONCLUSION e The results from all the methods of public participation heavily influenced the recommendations made throughout this document. By using the community's input to determine the critical issues facing Marquette today, the Master Plan better reflects the goals and desires of local Marquette residents. This input, in conjunction with expert opinions from Dan Burden, Walter Kulash, and a variety of industry sources, served as critical input to the analyses and strategies outlined throughout the following chapters . • • • • _, Marquette Master Plan - 2003 111 �COMMUNITY INPUT: What type of job opportunities are missing in the Marquette area? "We need to have higher paying jobs in the area; our young people have to move to other areas to find a job that pays enough to support a family." Marquette's economy was historically based on natural resource industries "Family sustaining jobs with good benefits." "More higher paying jobs, not just service/ retail jobs." '-'Better paying jobs many service industry and minimum wage presently." Marquette's current economy is primarily service oriented "fobs for our educated children; they all must leave to find a professional opportunity.'' 112 �Chapter Seven - Economic Assessment Chapter Seven ECONOMIC ASSESSMENT INTRODUCTION Currently, Marquette's economy is anchored by large service industries, such as Northern Michigan University and Marquette General Hospital. While these institutions serve as important sources of employment for area residents, there is a strong desire within the community to diversify Marquette's economy, providing a variety of new sustainable jobs within the City. In addition to this diversification, the community is also strongly committed to revitalizing their existing downtown business district, and seeking ways to encourage infill development and reuse of existing facilities. CURRENT ECONOMIC PROFILE e Marquette's economy has historically been based on natural resource industries such as mining and wood products. Since the decline in the mining industry, Marquette's workforce has been transitioning to more service-oriented industries. Tables 7 .1 and 7 .2 show current employment levels by both industry and occupation. More than half (61 %) of the city's working residents are employed in one of four industries: retail, entertainment and recreation, education, or health services . Table 7.1: Marquette's Current Employment by Industry Industry Aqriculture, Forestry and Fisheries Mininq e • • • • • • Construction Manufacturinq Transportation and Warehousinq, and Utilities Communications & Other Public Utilities Wholesale Trade Retail Trade Finance, Insurance, & Real Estate Professional, Scientific, Mot., Admin. and Waste Momt. Svcs. Business and Repair Services Personal Services Arts, Entertainment, Recreation, Accommodation & Food Svcs. Educational, Health and Social Services Other Professional & Related Services Public Administration Total Nbr. 96 % 1% 383 405 412 401 105 1,345 497 513 4% 4% 4% 4% 1% 13% 5% 5% 1,496 3,294 580 468 15% 33% 6% 5% 100% 9,995 Source: U.S. Census - 2000 Table 7.2: Marqu ette's Current Employment by Occupation (Emploved oersons 16 vears and over) Occupation Manaqement, Professional and Related Occupations Service Occupations Sales and Office Occupations Farming, Fishinq and Forestry Occupations Construction, Extraction & Maintenance Occupations Production, Transportation & Material Movinq Occupations Citv of Marauette Nbr. % 33.8% 3,376 2,340 23.4% 2,834 28.4% 3 683 0.0% 6.8% 759 7.6% Source: U.S. Census - 2000 Marquette Master Pim, - 2003 113 �~ ~ ( ( ( ~ Table 7.3: Curent Employment by Industry for Central UP Region INDUSTRY CITY of MARQUETTE Nbr. MARQUETTE CNTY ALGER CNTY % Nbr. % Nbr. % DICKINSON CNTY DELTACNTY Nbr. % Nbr. % MENOMINEE CNTY Nbr. % SCHOOLCRAFT CNTY Nbr. % 76 96 1 1,612 5.3 163 4.3 530 3 215 17 427 383 3.8 1,737 5.7 288 7.6 1,035 5.9 920 7.4 717 36 6.1 251 Construction 250 7.6 Manufactunna 405 4.1 1,908 6.2 731 19.4 3,296 18.9 2,341 18 9 3,854 32 6 359 10.9 12 Aanculture, forestry, f1sh1nq and hunMQ, and m1n1nq 105 1.1 678 22 29 0.8 440 2.5 419 34 447 3.8 41 1,345 13.5 4. 164 13.6 363 9.6 2,308 13 2 1,691 13 7 1,047 8.8 393 12 rrransportat1on and warehous1nq, and utilities 412 4.1 1,585 5.2 124 3.3 1,057 61 726 59 631 5.3 134 4.1 Information 401 4 697 2.3 41 1.1 302 1.7 234 1.9 166 14 43 13 Finance. insurance, real estate, and rental and leas1na 497 5 1,448 4.7 176 4.7 674 3.9 468 38 298 25 162 49 513 5.1 1,523 5 127 34 759 4.3 510 4.1 336 28 78 2.4 3,294 33 8,486 27 7 727 19 3 3,429 19.6 2,856 23 .1 2,036 17.2 750 22 8 Wholesale trade Reta,! trade Professional, soent1f1c, management, adm1n1strat1ve, and waste mgmt services Educational, health and social services Arts, entertainment. recreation, accommodat1on and 1,496 15 3,274 10 7 425 11 3 1,910 10.9 918 7.4 940 7.9 380 11 6 Other serv1Ces (except public adm1n,strat1on) 580 5.8 1,647 5.4 153 41 996 5.7 589 4,8 522 4.4 186 57 Public adm1n1strat1on 468 4.7 1,880 6. 1 429 11.4 717 4.1 475 3.8 418 3.5 258 7.9 food services Source: U.S. Census - 2000 ""........ �• Chapter Seven - Economic Assessment • • • • • • • • • • • • • • • • ., Table 7.3 shows the City of Marquette and how its allocation of industries compares to Marquette County and other adjacent counties. While the City of Marquette is quite similar to Marquette County in how its employment is distributed across industries, there are some significant differences between these and other nearby counties. Most significant is Marquette's low percentage of manufacturing jobs. Marquette County employs only 6.2% of its residents in manufacturing-related jobs. This is significantly lower than other nearby counties that show a manufacturing employment rate in a range from 18.9% - 32.6%. Historical Perspective To better understand the transition of Marquette's economy from its historical roots in the natural resources industries, to the current focus on service-oriented industries, it is useful to examine the allocation of employment by industry over the past seventy years (See Table 7.4). In the 1940's - 60's, manufacturing was the single largest employing industry, most likely due to the prevalence of iron manufacturing in the Marquette area. 1970 marks the beginning of the transition from this manufacturing focus to the more service-related industries of education, retail, and health care (See Figure 7.1 on the following page). This trend is directly related to the growth of the University and Hospital within Marquette. These employers continue to be a primary source of jobs for residents today. Table 7.4: Historical Comparison of Employees by Industry Industry Group Aqriculture Forestry and fisheries Mining Construction Manufacturing Railroads and railway express service Trucking service and warehousinq Other transportation Telecommunications Utilities and sanitary services Wholesale trade Food/dairy production, stores, retail Eating and drinking places Other retail trade Finance, insurance, real estate Business services Repair services Private households Hotels and lodqinq Welfare, reliqious, nonprofit services Other personal services Entertainment and recreation Medical and other health services Educational Services Other professional & related services Public admin Industry not reported Arts, Entertainment, Recreation, accommodation, and food services Professional, Scientific, Mgmt, Admin, Waste Mgmt Educational, Health, & Social Svcs TOTAL 1940 1950 1960 24 19 21 13 14 26 212 258 907 1,074 582 710 24 62 74 77 79 132 66 78 131 214 243 200 117 148 545 626 145 168 35 36 64 93 173 112 74 69 0 0 139 150 39 62 0 321 0 354 553 142 405 465 86 64 20 36 49 325 974 511 27 70 177 50 167 166 131 654 147 35 71 190 0 124 181 34 295 857 165 522 173 1970 1980 1990 2000 0 6 13 32 124 248 255 381 347 463 237 0 48 305 54 0 173 195 121 192 266 171 234 203 654 293 867 983 296 537 143 171 0 0 45 125 0 0 402 165 256 251 67 96 679 891 1,979 2,666 188 252 716 559 6 0 64 22 113 383 439 0 120 241 257 206 217 305 769 1,007 499 219 84 66 0 353 363 144 1,313 2,262 249 597 0 96 0 0 383 405 0 412 0 401 0 105 0 0 1,345 497 0 0 0 0 0 0 0 0 580 468 0 0 0 0 0 0 0 1,496 0 0 0 0 0 0 0 0 0 0 0 0 513 3,294 4,696 5,729 6,151 7,541 9,808 10,292 9,995 *Note: Census classifications have changed over time and may result in some employment totals being counted under different industry headings (i.e. the 2000 census was the first to use the "Educational, Health, & Social Services" category) . Marquette Master Plan - 2003 (Source: U.S. Census, 1940-2000) 115 �Trends in Employment by Industry 4000 -. - - - - - - - - - - - - - - - - - , 3500 Ill t >, - - Education, Health, and Social Services 3000 - - Manufacturing 2500 .2 2000 C. E 1500 w - - Arts, Entertainment, Recreation, Lodging, Food 1000 500 0 1940 1950 1960 1970 1980 1990 2000 - - Other Retail Census Date Figure 7.1: Trends in Employment By Industry Table 7.5: Unemployment Rates 1QOQ 2001 % Chanae Marquette County Alqer County 4 .9% 5.6% 6.0% 6.1% Delta County Dickinson County 6.2% 4.5% 7.3% 5.1% 1.1% 0.5% 1.1% 0.6% 6.5% 9.1% 1.9% 0.7% Menominee Countv 4.6% 8.4% Schoolcraft County Source: CUPPAD Regional Commission Table 7.6: Median Income by County Median Household Income Median Family Income (1999 dollars) (1999 dollars) $35,548 $35,892 $35 ,51 1 $34,825 $46,281 $42,017 Marquette County Alqer County Delta County Dickinson County $45,079 $43,021 $32,888 Menominee County $40,268 $31,140 Schoolcraft County $36,810 *Note: A household includes all persons who occupy a housing unit, regardless of their relationship . A family refers to 2 or more people related by marriage or birth. Source: U.S. Census - 2000 Table 7.7: Median Income Within Marquette County Median Household Income Median Family Income (1999 dollars) (1999 dollars) Marquette City $29,918 $48,120 lshpeminq City $31 ,347 $38,924 Neqaunee City $33,117 $39,750 Marquette Township $42,385 $49,438 $50,994 $55,972 $47,348 $51,948 $55,283 $54,643 Chocolay Township Neqaunee Township Sands Township Source: U.S. Census - 2000 116 �Chapter Seven - Economic Assessment Unemployment • • • • • • • • • • • • • • • • An analysis of unemployment rates for Marquette and its surrounding counties show that unemployment has increased slightly from 2000 to 2001 (Table 7.5). While Marquette's 2001 unemployment rate of 6.0% is below the regional average, it is still higher than the State of Michigan's 5.3% rate of unemployment. This higher than average rate is a result of the seasonal layoffs that often occur, as well as the reduced demand for mining and other natural resources employment. The closure of the K.I. Sawyer Air Force Base also had a major effect on employment in the Marquette area . Income An individual or family's income is often a reflection of the local wages and salaries paid in a particular area . It can also help determine the amount of wealth that is available to spend on goods and services, thus affecting the growth of the local economy. The median family income for Marquette County is the highest in the Central Upper Peninsula region, followed closely by Delta and Dickinson Counties (See Table 7-:6). When comparing the median family income for municipalities within Marquette County, the City of Marquette is the highest among the other local cities (Ishpeming and Negaunee), but falls short of the incomes recorded for the surrounding townships (See Table 7.7). Regional Workforce Consistent with Marquette residents' commitment to their community, an overwhelming majority (96%) of those employed within Marquette County also reside within the County. Table 7 .8 shows a breakdown of other regions from which Marquette draws its workforce . Ta ble 7.8: County of Residence for peop le employed in Marquette County County of Residence Marquette Co. Ml Alqer Co. Ml Delta Co. Ml Baraqa Co. Ml Houqhton Co. Ml Menominee Co. Ml Dickinson Co. Ml Oakland Co. Ml Iron Co. Ml Ontonaqon Co. Ml Luce Co. Ml Goqebic Co. Ml Chippewa Co. Ml Ottawa Co. Ml Wayne Co. Ml Isabella Co. Ml Employees County of Residence 28,719 391 219 137 48 48 47 39 35 20 19 18 16 15 12 Mackinac Co. Ml Schoolcraft Co . Ml Saqinaw Co. Ml Emmet Co. Ml Muskeqon Co . Ml Shiawassee Co. Ml Bay Co. Ml Benzie Co. Ml Tuscola Co. Ml Charlevoix Co. Ml Cheboyqan Co . Ml Huron Co. Ml Keweenaw Co . Ml Presque Isle Co . Ml St. Joseph Co. Ml Employees 10 10 8 5 5 5 4 4 4 3 3 2 2 2 1 10 Marquette Master Plan - 2003 117 �~ Marquette's current Downtown Business District Former Cliffs-Dow industrial site, now a technology park Potential exists to redevelop abandoned industrial facilities for new businesses 118 �Chapter Seven - Economic Assessment AREAS OF CONCERN In general, community residents seem to be supportive of the need to attract new growth and development in the City of Marquette . When queried, 79 .3% of respondents to the written survey, and 88.2% of telephone interviewees felt that economic development should be a local government priority. Further support was evident in the responses to the statement, "The city should seek to expand the tax base through commercial, office, and industrial development". 80 .3% of survey respondents, and 69 .2% of telephone interviewees either "agreed" or "somewhat agreed" with this statement. While the above statistics show the community's willingness to entertain new development opportunities, they are specific about the types of development they are interested in attracting . Residents would like to see new development strategies that are focused around three primary goals: 1. Create a more diversified economy 2. Revitalize the downtown business district 3. Encourage infill development and reuse of existing facilities (rather than encouraging the sprawl development happening along U.S.41) By focusing the master plan on these three economic goals, Marquette will be able to attract new, sustainable employment opportunities, while still protecting the quality of life that they value so highly. • Economic Diversification This desire to diversify Marquette's economy has two primary drivers . First, residents are concerned that Marquette's younger generation feels the need to leave the community in order to seek professional job opportunities. Second, the community values its ability to provide quality employment for the spouses and families of new community members who have been recru ited to the area by the University or Hospital. This push to develop new industries and employment opportunities is focused on the creation of "sustainable" Jobs. These are defined as jobs not involving low-wage service positions or those industries that are tied to natural resources such as mining and lumber. When queried about the new types of industry that would be beneficial for the Marquette area, respondents clearly preferred jobs involving manufacturing, technology, cultural heritage tourism, and clean industry. Some specific recommendations for increasing Marquette's economic diversity include the following : • Take advantage of the regional nature of both the University and Hospital to attract related industries that could utilize the existing infrastructure of these major employers. This could include pharmaceuticals, biotechnology, or other research.-related industries . • Promote the recruitment of other non-service sector businesses such as • telecommunications, Internet, software development, and "clean" manufacturing . • • • • • Continue redevelopment efforts of the Lower Harbor, former Orphanage property, and other brownfield and greyfield sites as mixed-use projects. Promote all season eco-tourism, sport tourism, and heritage tour ism as a way to increase the awareness of Marquette's natural surroundings and also to develop the Marquette economy. Establish programs that promote the retention and growth of existing businesses. Work with the Lake Superior Community Partnersh ip to foster economic development opportunities in the City and greater Marquette area . Identify other areas in which Marquette can promote more regional services to attract revenue from outside the City. This could include recreationa l activities, cultural amenities, and promotion of its unique winter-city attractions. Marquette Ma ster Plan - 2003 119 �uThe downtown is the heart and soul of Marquette." uOne of the worst sights in Marquette is the downtown with its empty stores. " Vacancies in the Downtown shaping district uMarquette is a wonderful city but to keep the dollars here you must provide shopping, etc. so people will spend their money here." uRe-develop downtown with full occupancy and vibrancy" Non-retail stores detract from the Downtown's commercial opportunities LILIW!!lll- •- Stiff competition from national chain stores is hurting Downtown business 120 () I �Chapter Seven - Economic Assessment Revitalization of Downtown Marquette's downtown is symbolic of the community's rich history and the small town way of life that residents are striving to preserve. Unfortunately, economic pressures from nationally-known retailers and large, "big-box" chain stores have resulted in the decline of the downtown business area. Further exacerbating these problems are several poor planning and policy decisions that have hampered the revitalization of this once vibrant commercial area . The redevelopment of the downtown district is a complex undertaking and will involve changes to land use, traffic patterns, current City policies, and the method by which Marquette markets their downtown to potential businesses and customers. According to the DDA's list of downtown businesses, only 33% of those listed can be considered "traditional retail" stores that might be expected to draw shopping customers to the area . The businesses that were categorized as this "traditional retail" include : • Art I Antiques / Galleries • Books/ Cards • Clothing/ Shoes • • Games I Hobbies/ Crafts Gifts/ Specialty • Sporting Goods W ithin the DDA district there are also 29 food or entertainment establishments, accounting for another 19% of the total downtown businesses. These include a variety of options ranging from fast food to bars and fine dining . Unfortunately, the largest percentage (48%) of the downtown business district consists of non-retail businesses. The business that were considered to be a part of this designation include: • Lodging • Fitness • • Newspaper Professional / Office • • Instruction (i.e. Dance Studio) Theater • • Insurance/ Real Estate • • Service Related (i.e . Travel agency, dry cleaner) Automobile Service/ Supply Banks • • Barbers and Stylists Transportation • Home Improvement • Computer Sales • Public Buildings / Institutional Uses (i.e. Churches, City buildings) In addition to the low number of traditional retail businesses in the downtown shopping district, the area is also experiencing a number of vacancies and for-sale properties, that further reduce the commercial opportunities that might attract customers to the area . Marquette Master Pla n - 2003 121 �n l Downtown Business District Off-Street Parking Lots Figure 7.2: Off-street Parking Lots in the Downtown Area '11"" ~ ~ , • "' r I ' fri. -J r{ - Figure 7.3: Proposed Developments for the Lower Harbor Area 122 ■ �• • Chapter Seven - Economic Assessment • • • • • • • • • • • • • • • • • • • While addressing the mix of retail business within the district is a necessary first step, there are also a number of other infrastructure changes that need to be made in order to increase commercial and customer interest in the Downtown District. These recommendations include the following : • Reevaluate the current parking strategy in the Downtown business district. An analysis of the parking along the Washington Street corridor between Seventh and Front Streets shows a loss of building mass to surface parking lots. Within the Downtown core, there is a total of 22 off-street parking lots occupying acres of potential development property (See Figure 7 .2). By increasing the amount of on-street parking, some of these off-street lots can be redeveloped as new commercial sites. A second advantage of on-street parking is its tendency to encourage customers to frequent a variety of nearby stores. When patrons park in one store's private lot, they often simply complete their purchase and leave. They are not encouraged to "window shop" in adjacent stores as they are when parking exists along the commercial street. To help stimulate new development in the Downtown area, the City should look for opportunities to encourage infill development on underutilized parking areas . It may also need to improve access from existing parking facilities, such as the Downtown parking structure, in order to encourage more patrons to use it. • Use the Lower Harbor redevelopment as a "jump-start" for promoting change in the downtown area. This redevelopment project offers a great opportunity to market new ideas for the Downtown district (See Figure 7.3). The redevelopment of the harbor area can also serve as an impetus for new development with in the downtown area as well. The City should particularly encourage new mixed-use projects that will invite people to live and interact within the downtown area . The people attracted to these new developments will help to supply the energy necessary to transition the downtown area into a 24-hour, 7-day-a-week destination . • Reevaluate current City policies relating to commercial businesses in the downtown district. City ordinances, particularly those addressing Downtown design standards, outdoor seating/sidewalk cafes, outdoor sales and displays, sign ordinances, noise (including outdoor music), and restrictions on bicycling in the Downtown area need to be reviewed. These ordinances should be modified, where necessary, to fully support the City's vision of a vibrant, energetic destination . • Conduct a market analysis to determine the regional draw from both a customer's perspective (how far will a customer travel to shop in the Downtown area) as well as a business perspective (what is the market for new businesses that might potentially locate in the City of Marquette). Based on the results of these market studies, the City of Marquette should develop a comprehensive marketing campaign to attract development and customers to the downtown area . Th is marketing campa ign can also be incorporated into Lake Superior Community Partnership 's current countywide marketing efforts. • Conduct training for retail and service providers to educate existing businesses on consumer trends, marketing, and advertising . Recent demographics indicate that 65% of retail expenditures occur after 5:00 P.M .. on weekdays and on Saturday and Sunday, a time when most Downtown Marquette retailers are closed . Marquette Master Plan - 2003 123 �The City is seeking additional entertainment venues for the Downtown area Residents want to retain the area's historic architecture 124 �• • • • Chapter Seven - Economic Assessment As documented in the public participation chapter, working sessions with residents and City leaders throughout the master planning process have also resulted in the creation of a number of specific objectives for the Downtown area . These specific goals include the following : • Protect first floor building space from being converted into offices for professional and service firms . • Continue efforts to procure housing for the downtown area . • • • • • • • • • • • • • •· • • • • • Utilize the former Soo Line "roundhouse" property for a residential and mixed-use infill project with access to the downtown . Encourage and recruit additional entertainment venues into the downtown . Encourage an art exchange with sister cities to increase the opportunities for the display of public art in the Downtown . • • • • • • • • Extend the downtown to the Lower Harbor redevelopment project with physical and economic connections along Baraga Avenue and Lakeshore Boulevard to a proposed hotel and conference center, and residential developments . Continue streetscape improvements west to McClellan Avenue . Continue to provide funding programs that encourage the improvement of facades, signage, and exterior building elements . Investigate the potential of designating the downtown as a National and Local historic district. Work with organizations and business owners to encourage entrepreneurship (i .e. training, advertising methods, window displays, merchandize lighting) and provide business hours that meet the needs of consumer. Utilize overlay zoning to protect and increase property values, encourage the appropriate renovation of historic buildings, and maintain a pedestrian quality to the downtown . Keep City Hall, the Post Office, and other city, county, state, and federal governmental offices in the downtown . Encourage the all season use of public transportation by improving downtown transit connections and by establishing a climate-responsive bus shelter in the downtown district. Marquette Master Plan - 2003 125 �"Development of fonner industrial sites along the Lakeshore offers Marquette a great opportunity. Let's not waste it!" "We have many empty buildings - instead of issuing new building permits - isn't it possible to redevelop existing ones?" Abandoned buildings provide opportunities for infill development Some vacant or underutilized buildings may be appropriate for reuse The former LSI Railroad buildings are being converted to condominiums 126 �Chapter Seven - Economic Assessment Encouraging Infill and Reuse of Existing Facilities The reuse of existing facilities and the development of new businesses on "infill" locations can help Marquette remain a compact, walkable city. Unfortunately, the tendency is for new development to build on unused sites on the periphery of the city, leading to a "sprawling" development pattern . Marquette has several opportunities to redevelop brownfield locations for use as commercial or industrial enterprises. Assisting in this process is the City's Brownfield Redevelopment Financing Authority (BRFA), which was established in 1998 by the City Commission. The Authority's role is to facilitate redevelopment of brownfield properties and promote the revitalization of environmental distressed areas within brownfield redevelopment zones . Opportunities for infill development within Marquette include the following : • Lower Harbor - 80 .2% "agreed" or "somewhat agreed" that the City should promote the redevelopment of the Lower Harbor. Plans have begun to transform this area into commercial and mixed-use developments with a public greenway adjacent to the Lake Superior shoreline . • Redevelopment of former industrial buildings - Marquette's industrial history has left behind a number of abandoned properties that have redevelopment potential, particularly for clean industry or office park settings. Some of these properties, such as Cliffs-Dow and the River Park Industrial Park have already been remediated to accommodate new businesses . • Reuse of former off-street parking lots - As discussed above in the context of downtown revitalization, the reuse of current off-street parking lots provide opportunities for new development sites w ithin prime Downtown locations. • Redevelopment of the "Roundhouse" area - The redevelopment of the former Soo Line " Roundhouse" property would allow for the creation of an urban residential neighborhood in close proximity to Downtown shopping and amen ities . A detailed outline of such a redevelopment plan is given on the following page. • Orphanage Building - This building offers the potential for adaptive reuse as owner-occupied condominiums, student apartments, or professional I medical offices . • Former Soo Line Ore Dock - This unique structure offers interesting possibilities for creative redevelopment. Potential uses could include a location for public access, private development of retail, restaurant, or residential uses, as well as the potential for a historical or interpretive display. Marqu ette Master Plan - 2003 127 �..., ... , r ... J ◄ Institutional Use (i.e. Fire Stati9n1 1/ 3-story townhomes with integrated garag~d · / \ \ \ ,, 'f•~ \ ,· , 1 '1 tf)_t\ ' ',J- Figure 7.4: Design for Roundhouse Infill Development (Ske tches by: Trip ti Singh and T.A. Vijayasanan) 128 I"/ 1/ story courtyard units with tegrated garages �Chapter Seven - Economic Assessment Redevelopment Opportunity - " Roundhouse" Property As mentioned previously, one prime example of a redevelopment opportunity exists on the former Soo Line "Roundhouse" property, located just west of Downtown between Washington Street and Baraga Avenue . Its redevelopment would allow for the creation of an urban residential neighborhood in close proximity to existing residences, as well as downtown shopping and amenities . Figure 7.4 demonstrates a sample design for the "Roundhouse" property that includes a diversity of housing options to best suit the needs of a variety of residents . Its design calls for the creation of high-density residential units, including two and three story townhomes and a series of courtyard units . These residences will be connected to the existing pedestrian network through sidewalks and a new non-motorized trail running along the former rail lines just south of Washington Street. The plan also calls for the development of a new institutional block east of Seventh Street. This area could be a potential location for a new fire station, with the remainder of the property used as a passive park. There is also an opportunity to create a passive recreation park with pedestrian pathways south of the property near the Whetstone Brook . The redevelopment of the "Roundhouse" property and other similar properties, offers a variety of benefits. Since it is an infill location, it is not necessary for developers to plan for expensive new infrastructure such as water and sewer lines. Also, the variety of housing options included in such a design help provide affordable choices for residents seeking an alternative to the single-family home . Finally, a density of residents living in close proximity to the Downtown shopping district, particularly when easy pedestrian access is included, will help to reenergize the Downtown area. A view along one of the streets in the new Roundhouse development shows how the proposed design can fit into the existing residential framework of the area. The presence of pedestrians and a "street life" provide an energy that can carry through to the nearby Downtown. (Sketches by: Tripti Singh and T.A. Vijayasanan) Marquette Master Plan - 2003 129 �,,,..--1'7"'\ r7""\ Development is being encouraged in the K.I. Sawyer Renaissance Zone ,,..-..... ~ ,,.----,._ ,..,.... The Lake Superior Community Partnership helps promote reuse of existing facilities, like this warehouse (Source: LSCP 2003) 130 �Chapter Seven - Economic Assessment Financial Incentives Financial incentives, such as tax breaks or low-interest development loans, can help expand existing businesses or attract new companies to the area . The lake Superior Community Partnership, a county-wide economic development committee has several programs in place that can provide some financial assistance. While some of these programs apply to properties outside of the City of Marquette, they may still provide opportunities for sustainable job development within close proximity to the City. • Renaissance Zones - These areas, designated by the State, allow businesses to operate virtually tax-free. Within a Renaissance Zone, the following taxes are waived for a given period of time: o Michigan Single Business Tax o State Education Tax o Local Personal Property Tax o Local Real Estate Property Tax o Utility Users Tax • Within Marquette County, the K.I. Sawyer property and the adjacent Louisianan-Pacific property have been designated a Renaissance Zone. While these properties do exist outside the City of Marquette, significant development in such close proximity to Marquette has the potential to provide sustainable jobs for Marquette residents . • Intermediary Relend1ng Loan Program - The Marquette County K.I. Sawyer Development Department also has funds available for business financing as part of their Intermediary Relending Program . • Revolving Loan Fund - This fund is administered by the Economic Development Corporation of Marquette County and can be used to help finance economic development projects throughout Marquette County. Program guidelines for the loan fund include the following : o Must be used for projects within Marquette County o Applicant cannot obtain financing through private sources o Matching requirement: $2 private funding for every $1 of RLF funding o 1 full-time job must be created for every $1 OK of RLF awarded While the Lake Superior Community Partnership is a strong economic development program, its focus is county-wide . The City of Marquette should partner with LSCP to find and promote development opportunities that are specific to the City. These may include additional financial incentive programs through the City or other marketing programs to help attract new business and development to the City. Marqu ette Master Plan - 2003 131 �Parlr•ige B,ry D Q MARQUITTE COMMUNITY MASTER PLAN f '1, /.//e Bav Census Divisions t"Ti [) .., V) C Marq11(/11' Bay "" !'T1 ::-, .... Color = Tract § 0001 0002 0003 ggg: § 0006 0007 0008 0009 0010 0013 0014 Patt em = Block Group 0 0001 1111002 bS3 003 ~004 ::-, Border = Block Boundary D Map 8. 7: Census 2000 - Block Group Delineations 132 -. 1 • • • • I �Chapter Eight - Neighborhood Assessment Chapter Eight NEIGHBORHOOD ASSESSMENT INTRODUCTION Marquette residents consider their neighborhoods to be the foundation of the community. Throughout the master planning process, residents have supported a vision where every neighborhood would have a well-maintained housing stock, include convenient and walkable connections to public facilities, and possess its own unique sense of place. This chapter will analyze the composition of each neighborhood focusing on population, income, housing tenure, and age of dwelling. The results of this analysis helped inform some of the master land use planning decisions that were made, particularly with respect to items such as student rental housing, historic preservation , affordability, and areas that may be in need of rehabilitation. CURRENT NEIGHBORHOOD ASSESSMENT Several analyses were conducted to identify the characteristics of each Marquette neighborhood . These neighborhoods were defined using the Census designation of a "block" . Each block also belongs to a larger "block group", which represents an aggregation of the data from each individual block . Map 8.1 shows the general boundaries of these blocks, while Table 8.1 summarizes a number of neighborhood characteristics by block group. Table 8. 1: Neighborhood Characteristics Built Built Pre- 1940 Pre-1940 Nbr. of Housing Units OwnerOccupied (units) OwnerOccupied (%) RenterOccupied (units) RenterOccupied (%) Neighborhood Type (units) (%) 1 253 53.4 118 46.6 Owner 172 67.9 1 2 425 33.6 282 66.4 Renter 238 56 1 3 374 135 143 125 166 243 203 199 255 183 227 255 30 0 79 213 58 102 205 290 175 164 528 333 5 0 0 33.4 249 66.6 Renter 274 733 56.1 130 43.9 Owner 150 50.7 79.9 61 20.1 Owner 187 61.5 60.1 135 39.9 Owner 266 78.7 61.6 124 38.4 Owner 223 69 37.1 433 62.9 Renter 311 45.2 Census Tract Block Group 1 2 1 296 2 2 304 2 3 338 3 1 323 3 2 688 4 1 304 4 2 275 4 3 366 5 1 148 5 2 36 6 1 227 6 2 288 6 3 399 7 1 483 7 2 489 7 3 335 7 4 413 8 1 486 9 1 649 9 2 356 10 1 5 13 2 0 14 2 0 60.2 121 39.8 Owner 185 60.9 82.5 48 17.5 Owner 64 23.3 69.7 111 30.3 Owner 215 58.7 20.3 118 79.7 Renter 12 8.1 0.0 36 100 Renter 0 0 34.8 148 65.2 Renter 14 62 74.0 75 26 Owner 120 41 7 14.5 341 85.5 Renter 25 6.3 21.1 381 78.9 Renter 47 9.7 41.9 284 58.1 Renter 42 8.6 86.6 45 13.4 Owner 51 15.2 42.4 238 57.6 Renter 30 73 33.7 322 66.3 Renter 18 3.7 81.4 121 18.6 Owner 49 7.6 93.5 23 6.5 Owner 30 8.4 100.0 0 0 Owner 0 0 0.0 0 0 - 0 0 0 0 0.0 0 Marqi1ette Master Plan - 2003 133 �Parlridg,· &1y MARQUITTE COMMUNITY MASTER PLAN Distribution of Rental Housing Units By Census Block 550 03 03 06 Miles --==::i--c::::::===i1 ■ l-'n·s.1ue fJ) c:: M1rqurt/e B,1y "" t"r:! :;::, .... 0 :.:I D D D - 0% (No Housing Units) 1 - 44% (Majority Owner-Occupied) 45 - 54% (Transitional Neighborhood) 55 - 100% (Majority Renter-Occupied) Map 8.2: Neighborhood Composition 134 �Chapter Eight • Neighborhood Assessment Neighborhood Composition - Housing Tenure Housing Tenure relates to the type of occupant in a housing unit, either owner-occupied or renteroccupied. In order to help classify the housing tenure in each block group, the following categories were used: • Owner Neighborhood - 55% or greater of housing units were classified as owner-occupied by the 2000 Census. • Renter Neighborhood - 55% or greater of housing units were classified as renter-occupied by the 2000 Census. • Transitional Neighborhood - Between 46%-54% of housing units were classified as owner-occupied by the 2000 Census. This represents a neighborhood that may be in the midst of transitioning from one type of neighborhood (owner or renter) to another. Of the 26 block groups analyzed in the City of Marquette, 2 do not contain housing and therefore were not analyzed . Of the remaining 24 block groups, 46% (11 block groups) were categorized as "Renter Neighborhoods", with the remaining 13 block groups dominated by owner-occupied housing (See Map 8.2) . While the number of renter-dominated block groups does reflect a large percentage, this number has remained relatively stable over the last 10-years, indicating that areas of rental housing are not increasing. Table 8.2 compares the categorization of neighborhoods In 1990 to the current results . The most significant and positive changes have come in neighborhoods that were classified as "transitional" in 1990 that have now primarily shifted to be owner-dominated neighborhoods . Tab le 8.2: Changes in Neighborhood Categorization Nei hborhood T Owner Renter e Number of Block Grou s 1990 2000 11 13 12 11 Percent 1990 40% 44% 2000 54% 46% Marqu ette Master Plan • 2003 135 �MARQUITTE COMMUN ITY MASTER PLAN i\li,U/, ll'11/ Majority Rental Neighborhoods & Historic Housing Areas Compared Oioi. Sauce. USC!,~ t 2000) 1i l'C«i:;U!; 550 0.3 0.3 a6 0.9 M~es ■--===----===:::i--• Presque --------------------------------------------! ' Ne Harbor H H~ C ' r--, G• • ~ r --------··-···- if':'::".:::=::::::::=r-~---:-- -.:tl!.WRGM,!H~h-.,7'71',n'77~~~~!a, ti"\ ~ ri VJ •• 'v ~ 11,furqurtt~ Bay M i ,_ i • • r It t ..... C, I/ :i:.,. ,1, rw • w 0 Cl•. ~ CJ Historic Housing Area* !22Z1 Majority Rental Neighborhood** ~ •Defined as all cer'!'ius blocks in which at least 50% of existing housing l.l"lits were built prior to 1940 0 Defmed as all census blocks m wh,ch at least 55% of existing housr'lg 1.ruts are occupied bf renter tenants Map 8.3: Historic Housing Areas 136 �Chapter Eight - Neighborhood Assessment Age of Housing Stock Identifying housing that was constructed prior to 1940 can help identify neighborhoods that may be of particular historical significance. Table 8.3 shows the percentage of housing built prior to 1940 for each block group. As would be expected, the 10 block groups that show a high percentage (50% or greater) of homes built prior to 1940, are centered around, and radiate outward from, the downtown area (See Map 8.3). While most of these neighborhoods are primarily owner-occupied, two block groups (1-2 and 1-3) show both a high percentage of historic homes and a high-percentage of rental property. Because rental property often suffers from poor maintenance, this may signal that some of Marquette's historic housing stock is at risk in these four neighborhoods. Strategies for ensuring that these homes are protected and well cared for are discussed later in this section . Table 8.3: A ge of Housing Stock by Block Group Census Tract Block Group Neighborhood Built Built Type Pre-1940 Pre-1940 (%) (units) 1 1 Owner 172 67 9 1 2 Renter 238 56 73 .3 1 3 Renter 274 2 1 Owner 150 50 .7 2 2 Owner 187 61 .5 2 3 Owner 266 78.7 3 1 Owner 223 69 3 2 Renter 311 45 .2 4 1 Owner 185 60 .9 4 2 Owner 64 23.3 4 3 Owner 215 58.7 5 1 Renter 12 8 .1 5 2 Renter 0 0 6 1 Renter 14 6.2 6 2 Owner 120 41 .7 6 3 Renter 25 6.3 7 1 Renter 47 9.7 7 2 Renter 42 8 .6 7 3 Owner 51 15.2 7 4 Renter 30 7.3 8 1 Renter 18 3.7 9 1 Owner 49 7.6 9 2 Owner 30 84 10 1 Owner 0 0 13 2 - 0 0 14 2 - 0 0 Marquette Master Plan - 2003 137 �Partridgt' 1l,1y MARQUETTE COMMUNITY MASTER PLAN /\fiddle Housing Units Per Acre &n; By Census Block 550 0 03 03 06Mies -•==-••c=~J ■ ! l're,q11e [,/e 1-/arfor t"" > ~ tTi •• V, c:: "o ooLess Than 1 8 t"r1 B,11/ :=:, ...... : l. • 1-3 4-5 CJ 6-7 8+ Mm711,>tte "I , • w CI " • , 0 ::0 /___ Map 8.4: Housing Density within Marquette 138 �Chapter Eight - Neighborhood Assessment Housing Density Trends in the density of dwelling units, as well as number of occupants per unit has changed significantly over time. Historically, houses were built near the city's core and in close proximity to each other. As personal automobiles became standard, residents were able to build further from the downtown area and its associated amenities . Recently, the "urban sprawl" phenomenon has resulted in an even more significant increase in lot size and distance from the city's center. An examination of Marquette's housing and population densities indicate that Marquette's growth pattern is no exception . As indicated in Map 8.4, the highest density of housing is congregated in the oldest districts of the town, in close proximity to the historical Downtown area . Radiating out from these neighborhoods you see a reduction in the density of housing, particularly along the City's periphery where larger lots are available. Marquette Master Pla11 - 2003 139 �Partr~f.~ Bay f\ MARQUITTE COMMUNITY MASTER PLAN Population Per Square Mile t" By Census Block 550 03 0 0.3 06 Mies ■--==---■::==::i7 t" ~7-··-----~--· .---------, ~ /·le H,irw, t'"' ~ ;i. ?:. M ., VJ c::: ~ Marq11dte Bay "' ~· t,-j :;,., ~ ..... C]o □ 1-2,999 3,ooo - s,999 □ 6,000 - 7,999 _ 8,000+ 0 D :;,., Map 8.5: Population Density 140 'f' �Chapter Eight - Neighborhood Assessment Population Density The presence of NMU within the community has significant effects on the population density for the City of Marquette. For financial, as well as social reasons, a higher number of students tend to occupy a single dwelling unit than would most likely be the case with a traditional family. Map 8.5, which identifies Population per Square Mile, shows that the densest populations are located within the school property (presumably from the student dormitories) and in areas that also show a high percentage of renters. This distribution can be significant for a number of reasons . First, a clear knowledge of where students are living can help the City to better address concerns related to student housing that have been raised by community residents. Second, in a community that 1s striving to increase walkability, it is useful to have a clear understanding of where large populations of residents currently live, and how these patterns can affect the design and distribution of pedestrian routes and other traffic calming mechanisms. Finally, understanding the distribution of residents across the City can help community leaders best plan for, and distribute amenities and services . Marquette Master Plan - 2003 141 �MARQUITTE COMMUNITY MASTER PIAN Majority Rental Neighborhoods & Housing Quality Compared 11,fd/e Bill/ 0.t.Sou,c~ VSC.l'lllrl(l(OOJ PCM5us - 550 03 03 06 09 Mies : 7 ----------------------------------------------, t""' i i,: ·----r------- H11rbor ':' : ·-------------- '.'."."".'::-::=:==~:-,-!l!IL.....":-h~~~"Y"T;77")~~-.B m V) c:: "'O r:: ... r·· ::,:, 0 «•• ::,:, D Housing Quality= "Fair" '---1 Housing Quality = "Poor" ! ~ Majority Rental Neighborhood* / "Defined as all cer&us tlocks •n which at least 55% of lll1ts tT-l 8,1y .... - existing housing 1H1rq11ette are occupied 1:1,, renter tenants Map 8.6: Residential Housing Quality 142 ~ ~ �Chapter Eight - Neighborhood Assessment PROTECTING NEIGHBORHOOD QUALITY Feedback from residents clearly demonstrates their desire to protect quality of life, particularly as 1t relates to their neighborhoods . The issues that residents find to be most critical focus primarily on three problems: student housing, the availability of affordable housing, and the protection of historic homes . Student Housing Northern Michigan University can certainly be considered a valuable asset for the Marquette community. The University brings employment, cultural opportunities, and increased diversity to the area . Unfortunately, it also creates challenging situations when dealing with the residential requirements of a large student population . Currently, the University has an enrollment of approximately 9,380 students . The University has the facilities to provide housing for approximately 30% of these students through their nine residence halls, 278 on-campus apartments, and 1 house adjacent to campus. The balance of the students find their own housing primarily in rental apartments and converted houses throughout nearby neighborhoods (as indicated by Map 8.2) . Unfortunately, the houses occupied by students are often owned by absentee landlords who have allowed the homes to fall into disrepair. This low-quality housing, coupled with maintenance, parking, traffic, and noise issues often results in a perceived decrease in the quality of the neighborhood . Residents of owneroccupied homes fear that this perception will result in lower property values and a general reduction in their quality of life . This pattern of low-maintenance in the primarily renter-dominated neighborhoods is demonstrated in Map 8.6, which identifies areas of "fair" and "poor" housing quality within the City as they relate to renter-dominated neighborhoods. A similar quality assessment was conducted concentrating on the quality of the parcel itself (rather than the housing structure located on the site) (See Map 8.7). This analysis of the distribution of rental housing as it relates to these lower quality housing sites can indicate the neighborhoods that are in most need of improvement. In the public comments collected as part of the Master Plan survey, residents focused on three areas of complaint relating to student housing. These areas of concern are listed below along with the frequency of the complaint. • Low quality housing and lack of maintenance (mentioned 46.3% of the time) • Traffic and parking problems, particularly related to students parking on the lawns (mentioned 19.4% of the time) • Noise and disruption (mentioned 16.6% of the time) • Other, lesser-heard complaints included the lack of affordability, the number of people living in these student apartments, and the proliferation of these rental houses throughout existing neighborhoods . Marquette Master Plan - 2003 143 �l'artrutge 8,ni MARQUITTE COMMUNITY MASTER PLAN D 'Id, &ty Residential Parcel Site Quality 550 ·-•c:=-•--==::::i1 03 03 06 M~es 1--------------------------- -=.=r ------- i I . : t"" : ·-------------rti V, i::: '-:I CJ Good l"T1 B,,v :::;; 0 c::::JFair - ALirquette :::;; Poor Map 8. 7: Residential Parcel Site Quality 144 �Chapter Eight - Neighborhood Assessment The housing sites shown here are representative of the varying degrees of quality found in Marquette's residential neighborhoods. Housing sites and parcels were categorized as "Poor", "Fair", and "Good" . Housing Site - Poor Quality Housing Site - Fair Quality - Housing Site - Good Quality Marquette Master Plan - 2003 145 �? ~ ~.., COMMUNITY INPUT: What are the issues relating to student housing? ~ • ,~ '~ units are not well-maintained and cause adjoining properties to decrease in value." /✓Rental ~ .C '\ Student rental houses are typically not well-maintained 0 N o enforcement to upkeep rental properties." "Students are not good neighbors. They don't respect other residents by being noisy, abuse parking, don't keep residences' maintained." <.. Parking on lawns is a frequent complaint from residents Some colleges offer a "village" style apartment for student housing 146 �Chapter Eight - Neighborhood Assessment Student Housing - Recommendations: Inspections - While only 42% of people responding to telephone or written surveys necessarily felt that student housing was an issue, a large majority (78%) did feel that the City should enact a rental housing inspection program . Such a program would require landlords to meet specified requirements for safety and livability or face fines for non-compliance. City Regulation - A number of cities that host colleges or universities have enacted ordinances or other regulations to help control some of the more common infractions. Marquette currently has ordinances in place to help regulate nuisances such as noise and litter, and has recently passed an ordinance to reduce parking in the terrace area. Failure to comply with these ordinances results in a civil infraction. Additional ordinances can be used to enforce other norms, such as stronger limitations on parking on non-paved areas (such as front yards) and to enforce housing occupancy limits . Such ordinances are currently in place in a number of university towns such as East Lansing and Ann Arbor. Increased University Housing - W hile short-term efforts may focus on improving the quality of existing rental housing, a more long-term solution may be for the University to provide additional oncampus housing for its students. Additional student housing does not necessarily mean the creation of additional dormitories. Other colleges have successfully arranged partnerships with private developers to create a "village" or condominium-style housing project. In such an arrangement the University could lease land to the private developer, who would then build and manage the housing units . Marqu ette Master Plan • 2003 147 �Neighborhood associations provide residents with a vehicle for change in their own neighborhoods City leaders are an important partner in the development of successful neighborhood groups 148 �Neighborhood Associations While the City may be able to assist in the protection of neighborhood quality through city ordinances and other regulatory controls, others may require a more "grass-roots" effort on the part of individual neighborhoods . Such an approach can help encourage involvement and increase respect on the part of the residents for their individual neighborhood areas . These associations also promote community cohesiveness and increase the opportunities for meaningful communication, both between individual residents and between City leaders and representatives from a particular neighborhood . Neighborhood Associations - Recommendations There are numerous opportunities for residents to become involved in their own neighborhoods, some examples of which are presented below. Regardless of the type of neighborhood group initiated, it is important that the City become an active partner by assisting when possible, and by ensuring open lines of communication between City leaders and resident representatives . • Develop "Neighborhood Blocks" - These "blocks" can be used as a vehicle for promoting networking between neighborhood residents, or to encourage a specific improvement project within a local neighborhood . Such blocks usually identify someone as their block captain, to serve as a point person for questions or communication . The City can assist in the development of these neighborhood blocks by providing basic training for block captains in areas such as communication and organization . Neighborhood Blocks have been used successfully in areas such as Boulder, Colorado and Ann Arbor, Michigan to promote environmental programs such as recycling and resource sharing . • Develop "Neighborhood Watch " programs - This type of program has been used successfully in many cities to promote safety and reduce crime at the neighborhood level. These programs are usually developed in cooperation with local law enforcement officials who can provide training and guidance . • Promote planning and visioning at the neighborhood level - In his analysis of Marquette's walkability, Dan Burden suggested the development of a vision or master plan at the local neighborhood level. While the city-wide Community Master Plan addresses issues at the larger, macro level, each neighborhood may have ideas for specific improvements they would like to see implemented in their individual neighborhood . Marquette Master Plan - 2003 149 �Table 8.4: Affordability Worksheet for Marquette Neighborhoods Census Tract Block Group Median Fam ily Income (1999) Median Fam ily Monthly Income Median Housing Value Annual Mortgage Interest (Assume 10% down, 6.5% interest rate) Annual Insurance (estimated) Annual Taxes (estimated) Total Annual Expense Total Monthly Expense % of Monthly Income Spent on Housing Expenses 1 1 84,108 7,009 204 ,900 11 ,065 400 2,000 13,465 1,122 16% 1 2 35,417 2,951 96 ,100 5,189 400 2,000 7,589 632 21 % 14% 1 3 41 ,991 3,499 67,000 3,618 400 2,000 6,018 502 2 1 55 ,333 4,611 92,300 4,984 400 2,000 7,384 615 13% 2 2 45 ,625 3,802 79,600 4,298 400 2,000 6,698 558 15% 2 3 49 ,821 4 ,152 82,500 4,455 400 2,000 6,855 571 ~ 3 1 49 ,821 4 ,152 65,600 3,542 400 2,000 5,942 495 12% 3 2 43 ,229 3,602 68,700 3,710 400 2,000 6,110 509 14% 4 1 54 ,792 4,566 83,900 4,531 400 2,000 6,931 578 13% 4 2 51 ,908 4 ,326 91 ,400 4,936 400 2,000 7,336 61 1 14% 4 3 46 ,974 3,915 78 ,200 4,223 400 2,000 6,623 552 14% 5 1 34,861 2,905 84 ,400 4 ,558 400 2,000 6,958 580 20% 5 2 0 0 0 0 400 2,000 2,400 200 6 1 41,250 3,438 68 ,000 3,672 400 2,000 6,072 506 6 2 46 ,000 3,833 69 ,700 3,764 400 2,000 6,164 514 13% 6 3 15,417 1,285 52 ,300 2,824 400 2,000 5,224 435 34% 7 1 34,375 2,865 77 ,000 4,158 400 2,000 6,558 547 19% 2 52,292 4 ,358 93,900 5,071 400 2,000 7,471 623 14% 7 3 65,385 5,449 102,900 5,557 400 2,000 7,957 663 12% 7 4 45,078 3,757 92 ,800 5,011 400 2,000 7,411 618 16% 8 1 40,461 3,372 107,900 5,827 400 2,000 8,227 686 20% 7 --- -15% 9 1 56 ,053 4,671 120,000 6,480 400 2,000 8,880 740 16% 9 2 68 ,542 5,712 121 ,600 6,566 400 2,000 8,966 747 13% 10 1 53,750 4,479 0 0 400 2,000 2,400 200 4% 14 2 48,083 4,007 84,900 4,585 400 2,000 6,985 582 15% 150 �Chapter Eight - Neighborhood Assessment Affordable Housing In every community it is important to have housing that is available and affordable for all of its residents . The American Planning Association (APA) defines "Affordable Housing" as housing "in which mortgage, amortization, taxes, insurance, and condominium or associations fees, if any, constitute no more than 28% of such gross annual household income " (Meck et al. 2003). For rental housing this same definition applies, with the exception that 30% of household income can be allocated to cover rental costs . Data from the 2000 census can be used to help ascertain the affordability of homes with in Marquette. Looking at individual neighborhoods (as defined by the census designation "block group"), Table 8.4 shows the median family income in each neighborhood and its relationship to the median home value in that same area (to see where each block group is located, refer back to Map 8.1). For this analysis median family income was used, rather than household income, in an attempt to separate out students whose predictably low incomes can skew the data . In almost every block group analyzed, the home prices seem to be in alignment with the income of the families in that area . This signals that those Marquette residents who currently own a home are living within their "affordability" threshold, and do not have a mortgage that requires them to live beyond their means . The calculations did identify one block group (highlighted) that exceeded this 30% threshold . This signals potential affordability issues for these residents . It is also important to remember, that this analysis uses aggregate data and median values for its calculations. As such, it does not account for individual families whose income may be below the median and are indeed f inding it difficult to afford their current home . The analysis above relates only to those residents who currently own a home, and does not make any assumptions about those residents currently seeking to purchase an affordable house within the City limits. According to City leaders and community members, the lack of affordable housing available on the market is indeed an issue. The majority of respondents (60%) expressed a need for housing priced less than $100,000 . Similarly, almost one-third of the respondents to the written survey commented on the need for affordable or low-to-middle income housing when asked what type of housing was missing in Marquette. This scarcity of affordable homes may be exacerbated by the tendency for many of these moderately-priced houses to be bought and converted into rental properties, taking them out of the available pool of single-family homes. Marquette Master Pinn - 2003 151 �Housing should be provided at a variety of price levels Condominiums can offer alternatives to traditional single-family homes New single-family homes are often outside the price-range of many residents 152 �Affordable Housing - Recommendations In order to meet the need for additional affordable housing, the City of Marquette should encourage a variety of programs, including : • • • Encourage a diversity of new housing options. Supplying a variety of housing options such as mixed-use, townhome or condominium-style units, as well as singlefamily homes can help to ensure there is a housing option available at a variety of price points. Relieve some of the "burdens" associated with developing affordable housing projects. According to the APA, developers may gravitate toward up-scale housing because "development approval for it will be easy to secure, it involves little governmental entanglement, it is more prestigious, and it generates higher profits" (APA 2003). Knowing these obstacles exist, the City should seek to work with developers considering affordable housing projects to ensure the development and approval process is not cumbersome. This assistance could range from simply ensuring good communication with planning and approval agencies, to waiving permit or impact fees associated with development, or even offering to subsidize some of the development costs. Promote infill and reuse as alternatives to "greenfield" development. Housing developments that are sited outside of City services and are sited on previously undeveloped areas are often referred to as "greenfield" sites. Such projects often incur higher costs since they require the construction of roads, sewers, and other services. These costs are often passed on to the consumer as a higher selling price. By encouraging reuse of existing buildings, or redevelopment on infill sites, developers are spared these additional costs. This savings can then be reflected in a more affordable selling price. Marquette Master Plan - 2003 153 �"Tearing down historic homes is a negative move and should be discouraged." 0 1 don't like historical houses being turned into apartments; they are destroying beautiful homes." 0 Marquette needs state historic districts." 154 �Chapter Eight - Neighborhood Assessment Protection of Historic Homes Marquette residents recognize and greatly appreciate the unique and historic architectur~ that is preva lent throughout their Downtown and many residential areas . When queried about their feelings on the protection of historic homes and buildings within the City, an overwhelming majority (92 %) of residents supported strategies that would help maintain these historic structures . As was indicated on Map 8.3, most of these historic homes and buildings are located in the City's central core, in close proximity to Marquette's original Downtown . The Downtown is one area whose historic character residents seem particularly committed to maintaining, ensuring it remains, as one resident put it, "a city with character". This is also true for many residential neighborhoods where the commitment to protect their historic homes is equally strong . This is particularly true for the City's east side, where efforts are already underway to declare a historic district. There are generally two approaches that can be used to provide protection for historic buildings; the declaration of a historic district, and the use of a historic overlay zone. Both approaches have potential applications within the City of Marquette and are described in more detail below. Historic District: This approach calls for the designation of a specific physical area as a historic district. This is often applied to neighborhoods that exhibit a high ratio of homes built prior to 1940. This mechanism regulates changes through the use of a Historic Preservation Commission and a series of guidelines that specify the types of changes that are allowable . Owners seeking to make changes to the exterior of a home located within the district would be required to have the proposed changes approved by the Historic Preservation Commission . This approval process ensures that changes being considered are appropriate and in keeping with the historic aesthetic of the area . Historic Overlay Zone: Unlike the creation of a historic district, whose institution requires the creation of a new review board, a historic overlay zone uses existing zoning mechanisms to regulate changes . Similar to other zoning designations, guidelines would be drafted for the historic overlay zone that would outline the characteristics that buildings within this district would need to follow in order to be in compliance. Changes made that don't meet these guidelines would result in that building being in violation of its zoning . This type of protection mechanism would be particularly useful in Marquette's Downtown district. An inventory of the existing building characteristics could be taken to define what makes the area "historic" . These characteristics might include details such as the required setback, the amount of w indow area required on the first floor, and acceptable methods or materials to use when maintaining or remodeling a building . Once these characteristics become part of the zoning ordinance, owners wishing to make a change to their build ing would need to comply, or risk violating their zoning designation . In situations where an owner feels circumstances warrant a deviation from the defined characteristics, a variance could be sought through the existing Zoning Board of Appeals. Historic preservation is an important concern for many communities . As such, resources at both the state and national level are becoming more available in order to help with the process and with the potential financial costs associated with participation in the program . The following is a list of sources that may be helpful for residents seeking more information : • National Trust for Historic Preservation - www.nat1onaltrust.org • Michigan State Historic Preservation Office - www.m1ch1gan .gov/ha • Michigan Historic Preservation Network - www.mhpn .org Marquette Master Plan - 2003 155 �COMMUNITY INPUT: What are our traffic issues? "Uncon tro lied traffic patterns." "Many dangerous roads around retail sprawl." Strip development along U.S.47 "Too great of a reliance on personal automobiles." "We have a definite traffic problem." uHeavier traffic - highway congestion coming into the city." Excessively wide streets discourage pedestrian use "Slow down all traffic in residential neighborhoods." Several roads have excess capacity and could be reduced in size 156 �Chapter Nine - Traffic Considerations Chapter Nine TRAFFIC CONSIDERATIONS INTRODUCTION Jll!la. While residents appreciate the freedom and mobility that a personal automobile offers, these advantages do not come without a potential cost to their quality of life. Despite a declining population, Marquette has more vehicular traffic today than it did in 1990. This increased traffic volume has prompted Marquette residents to firmly express their desire to reduce traffic in their community and to encourage the creation of a network of pedestrian connections throughout their neighborhoods and downtown . In short, they desire to create, as one group described it during a Community Visioning Session, "a walkable, livable, user-friendly community" . This chapter will present an overview of the traffic analysis done as part of the master plann ing process. This analysis identifies major transportation corridors and key intersections throughout the city. It also identifies the five "early action corridors", which are areas that have been identified as top priorities for helping to improve the existing traffic network . The plan focuses on improvement of these five key areas, however, specific suggestions for improvements are given for all thirty-one analyzed intersections . It also provides a series of general recommendations that, when applied consistently, can increase the efficiency and walkability of Marquette's traffic network . !"'~ ;l/1' "' If" ,,,..... I ~ r'\ ,-<. Marqu ette Ma ster Plan - 2003 ,-.., 157 �Partridse 8o11 ,..-._ ..._ MARQUITTE COMMUNITY MASTER PLAN ' Mi,Mk8111J Existing Road Network :1-----------------' 0.3 03 -I 06 Mdes --===--•c::==i, ■ ' _______ , Isl H,irlur ( •-1 V) ,__ __ __ ____ _ !"I'! ll11y 'I•• I• .... , 0 - Urban Principal Arterial Urban Minor Arterial Urban Collector Urban Local Street Scenic Corridor Gateway/Image Intersection M(JUtfl Map 9. 1: Marquette Street Classifications ~ 158 MARQuEIJt "' 'I -- ............ �I""' Chapter Nine - Traffic Considerations INVENTORY & ANALYSIS ,--.. Inventory of Existing Road Network In order to understand the existing road network, an inventory of the local streets was conducted and each street was categorized according to its road classification . These classifications refer to a hierarchical system that engineers use to categorize roadways according to their use and relative traffic volume when analyzing a traffic network . Map 9.1 identifies the major streets within Marquette according to their road classification . A description of each of these categories is also offered in Table 9.1. Table 9. 1: Description of Street Classifications Category Example Urban Principal Arteria l US 41/M28 Urban Minor Arterial Washington St. Wright St Urban Collector McClellan Ave Fair Ave Road Lenqth Definition . • .. . ..• • • • • . • . .• ..• Urban Local Prospect St Sixth St. Scenic Corridor Lake Shore Blvd Gateway/ Image Intersection US . 41 & Front St • Wright St & McClellan Ave . Serves maJor centers of activity Highest traffic volume corridors Carnes most trips entering and leaving the urban area Carnes through movements Carries Intra-cIty travel Service to abutting land Is subordinate to travel service Connects with the Urban Principal Arterial Accommodates trips of moderate duration Distributes travel to smaller areas More emphasis on land access than travel Provides both land access and travel service w1th1n res1dent1al neighborhoods, commercial and industrial areas May penetrate into res1dent1al neighborhoods Collects traffic from local roads and transfers this traffic to the arterial system In some areas, 1.e. downtown, the street arid svstem may all be collectors Permits direct access to abutting lands and connections to higher order systems Lowest level of mobility Through traffic movement is deliberately d1scouraaed Connects community facilities Provides s1gnif1cant viewshed opportunities Performs as Urban Local Road but some seaments mav serve as an Urban Collectors Intersections, which serve as, entrance points to the community, a special district, or a community facility May carry s1gnif1cant levels of traffic and turning movements but the role of the IntersectIon Is equally weighted between traffic and aesthetic imaae Marquette = 7% (Typica l = 5-10% ) Marquette = 10% (Typical = 10-15%) Marquette= 19% (Typical= 5-10%) Marquette = 57% (Typical = 65-80%) Marquette = 8% Marq11etle Master Plan - 2003 159 �P,rrlridge &1/ __... MARQUETTE COMMUNITY MASTER PLAN Middle B,1y Transportation Corridors ,so 03 03 06 M4es ■--==---'.:=:=::'.l1 1:,1··-----------------------------------------·-: Isl Har/.,,, '----,--------: ' -------------- .c:".:::====r::-,,----:--~ !!..!!..-....:t...---1:J..!.,.._ tTI \I} •• c:; "i:l M,rquette ti, Bay ;::,::, 0 N _ Kaye Ave./Fair Ave . Corridor Lakeshore Blvd Corridor McClellan Ave. Corridor Seventh St Corridor US-41/Front St Corridor Fourth St/Presque Isle Ave . Corridor N. N. N. N :;;,., Map 9.2: Marquette's Key Transportation Corridors 160 �Chapter Nine - Traffic Considerations In addition to these road classifications, traffic engineers also rely on a standard evaluation system to identify the level of service (LOS) for a particular roadway. According to the American Association of State Highway and Transportation Officials (AASHTO), this level of service rating represents the quality of traffic service provided by a specific roadway under specific traffic demands. Levels of service are designated by ratings ranging from A (least congested) to F (most congested) . Table 9 .2 shows the general description associated with each level of service rating . Table 9.2: Level o f Service Ratings Level of Service A B C D E F General Operating Condition Free flow of traffic Reasonably free flow Stable flow Approachinq unstable flow Unstable flow Forced or breakdown flow (Source: AASHTO 2001) While highway agencies strive to provide a high level of service, this does not necessitate the achievement of an "A" level of service. Generally, a level of service of "C" is considered adequate with a "D" rating also being acceptable in developed sections of urban areas. Results of Marquette Analysis An analysis of Marquette's existing road network shows that it has, with a few notable exceptions, a well-connected, traditional grid traffic system . Such continuity and connection between streets is an extremely important measure of the quality of a particular road network. By ensuring that there are several, interconnected arterial roadways to carry the traffic, the community avoids the undesirable pattern where all traffic is routed to a small number of main arteries. When this occurs, these highvolume corridors often become targets for unsightly strip development, discouraging other uses such as residential or community retail that are repelled by the volume, noise, and hostility of the heavilytraveled roadway. The City's well-connected network also provides opportunities to create highquality pedestrian and bicycle routes . Because traffic is dispersed among a number of arterial routes, improvements such as on-street bicycle lanes can be implemented safely and efficiently without major modifications to the existing roadways . In addition to an inventory of existing roadways, further analysis was conducted on six major transportation corridors, and thirty-one key intersections along these corridors . Maps 9.2 and 9.3 (shown on the following page) show these corridors and their associated intersections. This analysis focused on traffic counts, peak volumes, intersection movements, level of service (LOS), and intersection utilization capacity (IUC) in an attempt to identify high-priority areas that require immediate attention . Marquette Mnster Plan - 2003 161 �Partrtdge Bm1 MARQUITTE COMMUNITY MASTER PLAN ¢udy Corridors & Int:rsectio; .....~ - 03 03 06Miles ' :--------.: / ,, / 1',rsq1w lsw Harl>:,, i.-··----~ •.. '• t'"' > ~ --------------~===:r=-_J_~~Ld::;~~..iQJ! tT1 Cl) t:: 'ti Ah1rq11nte t'T1 Bay ::-, .... 0 o O Analyzed Intersection with Reference Number ~ N, Kaye Ave ./Fair Ave . Corridor "N,. Lakeshore Blvd . Corridor "N,. McClellan Ave. Corridor "N,. Seventh St. Corridor N I US-41/Front St. Corridor Fourth St./Presque Isle Ave . Map 9.3: Intersections Analyzed for Marquette Traffic Study 162 �Chapter Nine - Traffic Considerations CURRENT TRAFFIC CONCERNS While Marquette's traffic network has a good base to work from, there are still several issues that are reducing the efficiency of the system, causing frustration for local residents as they face increased traffic congestion and lengthy travel delays. The key issues include the following : • Despite declining population, there is more vehicular traffic today as compared to 1990. • "Sprawling" development along U.S.41 has increased traffic congestion . • Some roadways have more lanes than necessary to carry the given traffic volume. • Excessive road width reduces the "walkability" of the area, creating uncomfortable pedestrian routes. • Several major thoroughfares are broken up into unconnected segments (Fair St., North Seventh St., McClellan Ave .) reducing their efficiency and connectivity. • Primary employment centers are located in the northern portion of the community, requiring destination trips to move through residential neighborhoods . • Some neighborhoods experience large volumes of truck traffic that should be diverted to the larger collector roads such as Wright Street or McClellan Avenue . • The design of some road configurations is driven primarily by the snow removal process, rather than by other considerations such as parking, pedestrian movement, or aesthetics. • The current road configuration discourages on-street parking, leading to an excess of off-street lots that take up valuable real estate, which is better used for new development opportunities . Table 9.3: Intersections Analyzed Ref. Nbr. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 Intersection Ref. Nbr. Fair Ave . & Lakeshore Blvd. Fair Ave . & Pine St. Fair Ave . & Presque Isle Ave .(B.9) Kave Ave. & Presque Isle Ave .(B .3) Hebard Court., Kaye Ave . & Lee Dr. Elizabeth Hardin Circle Dr. (W) & 7th St. (D.1) Elizabeth Harden Circle Dr. 0/V) & Fair Ave . Fair Ave. & Lincoln Ave. Fair Ave . & McClellan Ave . (A.2) Presque Isle Ave . & Wriqht St. College Ave . & Presque Isle Ave . Fourth St. & Hewitt Ave . Fourth St. & Ridge St. Fourth St. & Washington St. Baraga St. & Fourth St. Fisher St. & Fourth St. 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 Intersection McClellan Ave. & Wright St. (Future) McClellan Ave . & Ridge St. McClellan Ave. & Washington St. McClellan Ave. & US 41 Grove St. & McClellan Ave . McClellan Ave. & Pioneer Rd . County Rd 553 & McClellan Ave . College Ave . & 7th St. Magnetic Ave . & 7th St. Ridge St. & 7th St. 7th St. & Washington St. Spring St. & 7th St. Fisher St., Grove St. & 7th St. Grove St. & US 41 US 41 W , US 41 S & Front St Marquette Master Plan - 2003 163 �(' ~ ,. f' BEFORE: AFTER: Figure 9.1: Example of new Kaye/Fair connection BEFORE: AFTER: ti' Figure 9.2: Example of the Seventh Street extension 164 �Chapter Nine - Traffic Considerations RECOMMENDATIONS The following recommendations are based on the traffic analysis conducted by SSOE, and the expert observations of two nationally known practitioners, Walter Kulash and Dan Burden, who specialize in traffic engineering and walkable communities. They also reflect the concerns and priorities of the local City leadership as well as those of community residents . The information presented below represents a summary of the reports submitted by Dan Burden, Walter Kulash, and SSOE. To review a full copy of their reports, please see Appendices B, C, and D. '"' 1' Recommendations for Early Action Corridors As indicated above, improvements to several key intersections and corridors would provide immediate benefits for local residents who are seeking ways to reduce traffic congestion and delays. The following five corridors are considered to be these key areas and, as such, have been identified as high priorities for upgrades and improvements. These selections were identified as priority corridors by the Mac;ter Plan Steering Committee. SSOE conducted a thorough inventory and analysis of these areas, fo(u°sing on traffic volumes, intersection movements, pedestrian activity, and overall level of service. This data was then further analyzed by Walter Kulash, a nationally known traffic engineer. A summary of his analyses and recommendations for each of the five early action corridors is given below: 1. The Kaye / Fair Avenue Connection: The current lack of connection between the two segments of Fair Avenue on either side of the University results in a number of issues on nearby perimeter streets such as Lincoln, Wright, North Fourth, and Kaye. This disconnect causes increased traffic volumes from through traffic attempting to circumvent the campus as well as campus traffic attempting to reach a parking destination. It also creates a number of "T" intersections, requiring multiple stops and turning movements in order to move around the campus. Connecting Fair Ave . as a continuous route around the campus without turning movements will create a critical east-west artery (See Figure 9.1). Currently, due to road disruptions by the campus and the nearby Park Cemetery, the nearest east-west artery is almost onehalf mile to the north at Wright St. 2. North Seventh Street Connections: One weakness of the current U.S.41 "bypass" is the lack of connection to north-south streets. While it provides a connection to the downtown area via Business 41 or Front St., it lacks easy access to other major destinations such as the University and the Hospital. Even though these have become the most popular destinations, travelers are still forced to travel through Downtown, or along Grove and Fisher Streets before being allowed to head north on U.S.41. To help remedy this situation, Seventh Street should be extended to create a connection from U.S.41 to Washington St. (See Figure 9.2). Some people are hesitant to create a new signalized intersection along the bypass for fear that it may lead to a proliferation of such signals, thus reducing the effectiveness of the bypass. A new signalized connection at Seventh Street, however, is a strategic addition that offers huge benefits regarding connectivity to other areas of the city. Its implementation should not pose any threat to the mobility of through traffic on U.S.41 . Another concern associated with the Seventh Street extension is the potential disruption to the existing neighborhoods in that area due to the increased traffic that would be created as a result of this new connection . For this reason, a second route is being considered that would bend around these existing neighborhoods in order to connect to the bypass. Marquette Master Plan - 2003 165 �• Figure 9.3: Potential Redesign for the Lakeshore Boulevard 166 �Chapter Nine - Traffic Considerations 3. Lake Shore Boulevard Redesign The Lake Shore Boulevard represents an opportunity to create one of the most successful waterfront reclamation projects on the Great Lakes. Its position along scenic Lake Superior provides an opportunity to design more than just a functional roadway, but a signature for the city. As such, the redesign of the corridor should address much more than the standard functionality of a traffic roadway. It should address the entire context including the road, the adjacent land, pedestrian access, and the aesthetic treatment of the entire corridor. The following are some of the key elements that should be considered in the design of the new parkway: • Address the issues currently affecting Lakeshore Boulevard, particularly the winter flooding and freezing of the roadway. A realignment of the road may be necessary to remediate these issues. • Accommodate parking, perhaps as numerous small "vest pocket" lots. Such lots will provide access to the key destinations along the lakefront without creating a large, linear parking lot that would seem reminiscent of a strip mall . • Pay careful attention to trees and landscaping, which can make a powerful aesthetic statement. Use new tree plantings to replace aging vegetation and also to extend the current "forested" appearance along more of the roadway. • Provide continuous bicycle and pedestrian paths on the lake side of the boulevard, either as part of the roadway, or within the shoreline corridor. This should be done in conjunction with traffic calming features that will emphasize the presence of pedestrians and lakeshore visitors and discourage trucks and other through traffic. • Create design controls for private development fronting the west side of the parkway to ensure such development adds to, and does not detract from, the scenic quality of the parkway. • Develop a road design that emphasizes "parkway" characteristics, such as: o Winding horizontal road alignments and short vertical curves o Informal, but spectacular tree plantings and other landscaping o Distinctive signage including directional and wayfinding signs o "Gateways" to key east-west arteries o Distinctive aggregate or pavement color o Special low-height "parkway" lighting o Local materials such as stone and timber for road furniture Figure 9.3 demonstrates what a potential redesign of the Lakeshore Boulevard might include. This conceptual plan includes the realignment of the road away from the shoreline to prevent winter flooding. This realignment also creates the opportunity to create a park area with public green space and a bike path adjacent to Lake Superior. New tree plantings serve to buffer the road and park from a new series of business park developments that would occur just west of Lakeshore Boulevard. Marquette Master Plan - 2003 167 �Current U.S.41 - Front Street Intersection Figure 9.4: Redesigned " T" Intersection for U.S.41 - Front Street +-- Figure 9.5: Roundabout at the U.S.41 - Front Street Intersection 168 �Chapter Nine - Traffic Considerations 4. U.S.41 / Front Street Intersection The current design of the U.S.41 / Front St. intersection is a source of traffic congestion, lengthy delays, and general frustration for local residents . While the channelized "T" design may have been appropriate at the time of its construction, the increased traffic volume at this intersection has become too heavy for the current intersection design to safely and efficiently function. The following issues are considered to be the most troublesome and in need of attention : • • • • The "T" geometry of the intersection favors through traffic traveling north-south between U.S. 41 and Business 41, even though this is not the dominant traffic movement. The dominant movement is instead through traffic moving east or west along U.S. 41 . Unfortunately, vehicles traveling in these directions are forced to stop and make a right-angle turn, causing congestion, delays, and the perception of a hazard . The large-radius sweeping turns of the intersection are not appropriate for the area or its traffic patterns . Within an urban area there is no expectation for a high-speed turn at intersections, even those of major arteries . Such high-speed intersections can also pose a hazard to pedestrians and bicyclists attempting to cross in these areas. The current intersection consumes a large amount of space due to its large channelization islands. These islands are not useable for public open space or a decorative planting design . The current intersection is not an appealing entry point to the City of Marquette . A more aesthetic "gateway" entrance is particularly important when coordinated w ith the waterfront reclamation project that is underway in the nearby Lower Harbor area . Figures 9.4 and 9.5 show two possible reconfiguration options for the U.S. 41 / Front Street intersection . Figure 9.4 represents a new signalized "T" intersection, where U.S.41 becomes the through movement. This creates a more efficient intersection since the dominant flow of traffic is traveling along the U.S.41 roadway. Figure 9.5 incorporates a roundabout into the intersection, giving high priority to the east and westbound traffic along U.S.41 . Such a design would eliminate the need for right angle turns, which currently diminish the efficiency of the current intersection . Both suggested intersection designs would allow for the "daylighting " of the Whetstone Brook, which was disrupted by the original construction of the bypass . Marquette Master Plan - 2003 169 �"i ~ BEFORE: AFTER: ~ ~ 1i ri ~ 1t • • ~ Figure 9.6: Example of the McClellan Avenue Extension -~ Existing 1111 m• a t t ~ § 19.5' 19.5' Driving Lane Driving lane 39• Existing Face of Curb to Face of Curb Proposed 1111 McClellan Avenue between Ridge St. and Fair Ave . ;• • Walk Ter Bike Drivlng Lane Drtving Lane 34· Edge of Metal to Edge of Metal Figure 9.7: Redesign of the McClellan roadway between Washington St. and Fair Ave. •m JillI t t • • • • • • • ,= 170 �Chapter Nine - Traffic Considerations 5. McClellan Avenue The primary change proposed for the McClellan Avenue corridor is its extension north from Fair Avenue to Wright Street (See Figure 9.6). This extension will provide an uninterrupted north-south corridor connecting to every major east-west artery in the City. Other key issues related to the McClellan corridor include: • Neighborhoods between Fair Avenue and Wright Street should be protected from the impacts of the new road extension. Such protections should include traffic calming measures and a design that discourages east/west cut-through traffic. This extension should also be designed to minimize the impact on nearby Raney Creek . • Upgrade the road segment between Washington Street and Fair Avenue. This particular segment is somewhat out of character with the other city streets in Marquette . Construction along McClellan Avenue provides the opportunity to upgrade this segment of road to include drainage improvements, sidewalks, proper driveway connections, street-tree plantings, and street lighting (See Figure 9. 7 for an example of such an upgrade). Because there is less need for on-street parking in this area than in other areas such as the older neighborhoods to the east, it would be appropriate to limit parking to one side of the street. • Additional engineering and design improvements should be considered for the intersections at Washington Street and U.S.41 . Engineering improvements would include lane upgrades, signal phases, and better markings. Design changes should focus on the creation of a more urban design concept that would encourage nodes of walkable retail, rather than the unsightly strip pattern that is beginning to occur. • Consider incorporating boulevards with landscaped medians along portions of McClellan Avenue, particularly between the U.S.41 and M-544 intersection . • Consider installing roundabouts along the length of the McClellan Avenue corridor at the Wright, Fair, Ridge, Grove, and Pioneer intersections. Marquette Master Plan - 2003 171 �~ ~ Shared Driving Lane 26' Edge of Metal to Edge of Metal Local Road - "Yield" Edge of Metal to Edge of Metal Local Road 8' Walk 5' 8' Terrace Parking 12' Driving Lane 12' Driving Lane 42' Edge of Metal to Edge of Metal Collector Road GD Walk Edge of Metal to Edge of Metal Arterial Road Figure 9.8: New Design Guidelines for Marquette Roadways 172 �Chapter Nine - Traffic Considerations Reconfiguration of Roadways While the improvements identified thus far have been specific to the five early action corridors, there are several important recommendations that apply to the general design of roadways throughout the City of Marquette . One of the most important issues to address is the potential reconfiguration of roadways in many areas of the city. These reconfigurations are primarily focused on four types of modifications: 1. A reduction in the number of travel lanes 2. A reduction in the pavement width 3. The incorporation of on-street parking 4. Modification of existing intersections, signals, and controls While each road that is being considered for reconfiguration should be examined individually, Marquette should have a general standard that will provide design guidelines for all the major types of roadways within the city. Figure 9.8 presents these guidelines, showing a cross-section for a variety of road classifications, including local roads, larger collector roads, and finally a set of design standards for the main arterial thoroughfares throughout the city. These design standards incorporate snow removal and storage considerations requested by the Department of Public Works. Street width, including on street parking where applicable, is measured from edge of metal to edge of metal of curb . The width of the curb is typically one foot from the edge of metal to back of curb. Therefore, a local street with on street parking on one side of the street is thirty-one feet (two driving lanes at 22', one parking lane at 7' and 2' for curbs on each side of the street.) Local Roads - These roads are found primarily in residential neighborhoods and represent the smallest, and slowest roadways in the traffic system . Design guidelines recommend that all local roads include a 11' driving lane, one 7' lane for parking where needed, a 5' terrace area to allow for snow storage after plowing, and a 5'-4" sidewalk on both sides of the roadway. In some neighborhoods it may be desirable to reduce the amount of roadway pavement as much as possible in order to allow a sufficient buffer between the road and the adjacent houses. In these situations, a "yield" street may be appropriate . The cross-section for a "yield" street is the same as a typical local road, except that the driving area is reduced from 22 to 17 feet. Rather than designating two specific lanes with a center lane marking, the 17' driving lane is shared between the two-way traffic. When cars meet each other, one car must yield, letting the other pass. This type of design is a particularly effective way to slow traffic and increase the safety of neighborhood residents . Collector Roads - Design guidelines for collector roads specify 12' driving lanes and 8' parking lanes, with the same 5' terrace area between the roadway and the sidewalk. Along collector roads, parking will be allowed on both sides of the street. This is particularly useful since many collector roads are located in commercial areas where the additional parking will be utilized by customers . Arterial Roads - Arterial roads use the same road measurements as the collector roads (12 ' driving lanes and 8' parking lanes). If these roads carry sufficient traffic, there may be a need to add additional driving lanes. In such cases, a central median or boulevard should be used to separate oncoming traffic and to provide a safe stopping point for pedestrians trying to cross these large roads . Marquette Master Plan - 2003 173 �Table 9.4: Roads to consider for a reduction in travel lanes Road McClellan Avenue Presque Isle Avenue and Fourth Street North Wright Street Modification Reduce from current 4 or 5 lane configuration to a 2 lane, or 3 lane (2 travel lanes with a shared central turninq lane) (See Fiqure 9.9) . This corridor should remain at, or be reduced to 2 lanes in all sections. A third lane may be added where needed to promote efficient movement near traffic signals. All portions of Wright St. should operate as a 2-lane roadway . A third lane may be added where needed to provide for turns and storaqe Existing a.... a ,r @ ,r l:>iMno .... -... IY 'ti.mini- 8 s &...,.lw ""'"'9lw tr ,r 61 ' E1atnJ hr.a a/Curb• fc»dCwrt, t lt.... l I -- "' t t """"' .... McClellan Avenue at Superior HIiis Elementary School ... 10' °""""' .... ExlDMJ_F.mo/Curb,of.aadCurb Proposed - Option 2 t...... Proposed - Option 3 ... Figure 9.9: Options for Reducing Lanes along McClellan Avenue 174 -"' �Chapter Nine - Traffic Considerations Reduction in Number of Travel Lanes An analysis of Marquette's roadways show that in many areas, particularly along the main arterial roads within the City, there are more travel lanes than necessary to carry the existing traffic load . Table 9.5 shows the level of service at the thirty-one intersections that were analyzed. Table 9.5: Level of Service on Analyzed Intersections Intersection Fair Ave . & Lakeshore Blvd . Fair Ave. & Pine St. Fair Ave. & Presque Isle Ave .(B.9) Kaye Ave . & Presque Isle Ave .(B.3) Hebard Court., Kaye Ave . & Lee Dr. Elizabeth Hardin Circle Dr. (WJ & 7th St. (D.1) Elizabeth Harden Circle Dr. (WJ & Fair Ave . Fair Ave. & Lincoln Ave . Fair Ave . & McClellan Ave . (A.2) Presque Isle Ave . & Wriqht St. College Ave . & Presque Isle Ave. Fourth St. & Hewitt Ave. Fourth 5t. & Ridge St. Fourth St. & Washinqton St. Baraga St. & Fourth St. Fisher St. & Fourth St. McClellan Ave . & Wright St. (Future) McClellan Ave. & Ridge St. McClellan Ave . & Washinqton St. McClellan Ave . & US 41 Grove St. & McClellan Ave. McClellan Ave . & Pioneer Rd . County Rd 553 & McClellan Ave . College Ave. & 7th St. Maanetic Ave. & 7th St. Ridqe St. & 7th St. 7th St. & Wash1nqton St. Spring St. & 7th St. Fisher St., Grove St. & 7th St. Grove St. & US 41 US 41 W . US 41 S & Front St 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 Level of Service A A A B A A A B C B B A A B A B A A B B C A A B B A A A B C F Intersect ion Capacity Utilization A A A B A A A A C C A C A B A B A A B A Intersection Del ay (seconds) 4 .6 9.1 7.6 14.3 6.1 5.4 3.8 11 .7 33 .2 11.5 15.1 3.6 2 15.3 4 12.9 0 .1 7 .9 17.8 12 .8 A 2.6 7 .2 10.3 10.2 1.0 3.4 7.8 16.7 22 .2 118.5 A A A A B A A A This table shows that almost universally, the level of service along the major traffic corridors is much higher than it need be. This pattern signals excess road capacity and identifies areas where the number of travel lanes could be reduced without significantly reducing the quality of service on the reconfigured roads. The benefits of reducing the number of travel lanes are numerous: • Traffic speeds can be reduced thereby increasing the safety of the road • • • • Reduced speeds increase the efficiency of the road by increasing its carrying capacity. Because vehicles are traveling at slower speeds, less space is needed between each car to ensure a safe stopping distance. This smaller internode allows more cars to be traveling on the road at the same time, increasing the road's carrying capacity. Fewer travel lanes promote increased access for non-motorized modes of transportation such as biking . Pedestrian safety and comfort is increased at road intersections due to the reduced width of the roadway Less roadway pavement means less snow removal Table 9.4 (see facing page) identifies some roads that would benefit from a reduction in the number of travel lanes . Marquette Master Plan - 2003 175 �Existing 1111 m• ,s ,s Driving Lane 30' Existing Face cl Curt> to Face of Curb Proposed Craig St. near Bothwell Middle School f ~~ fr«~a:eJ ~~ ~ f ~ ~ fr~a:ef !;:: t 1 i Figure 9. 10: Example of Reduced Lane Width 1 Edg~ of Metal I~ Edge of Metal i Four-way stops can encourage "speed spiking" Existin g Lane Configuration Figure 9. 11 : Proposed Alignment for Opposing Left Turn Lanes 176 �Chapter Nine - Traffic Considerations Reduction in Pavement Width In addition to removing unneeded travel lanes, Marquette streets could also benefit from a reduction in lane width on many roads. This reduction provides several opportunities for improvements: • Reduced road width reduces the tendency for people to speed, resulting in a safer roadway. • Excess road width can be used to add bike lanes without undergoing costly reconstruction . • Excess road width can be reused as parking lanes . • Excess road width can be reclaimed as a larger "green space" within the terrace area adjacent to the roadway. This area can be used for tree planting, sidewalks, or other pedestrian trails . • Reduced road width will require less snow-plowing and provide increased snow storage areas wit hin the enlarged terrace area . • More narrow roads, particularly when accompanied by street trees or other landscaping are more aesthetically pleasing than a barren expanse of asphalt. Figure 9.10 demonstrates how some streets in Marquette could benefit from a reduction in roadway width. This example was taken from a residential neighborhood (Craig Street near the Bothwell Middle School), however, this same theory could apply to a number of roadways throughout the City. Reconfiguration of Intersection Signals People often look to the use of stop signs or other intersection signals as a way of controlling traffic flow and reducing speeding . The reality, however, is that an increase in the number of stop signs at intersections can lead to a phenomenon called "speed spiking" in which drivers will speed between intersections in order to make up for the time they feel they have lost by having to stop. For this reason, eliminating many of the four-way stops in Marquette, and looking for alternative controls such as roundabouts, can be a successful way to control motorists' speed . Other traffic calming measures can be instituted along the length of these roadways to further reduce speeding and to increase walkability. A more detailed description of these and other walkability concepts is given in Chapter Ten . There are also opportunities to improve intersection efficiency through simple lane reconfigurations. As noted in both the SSOE and Kulash traffic studies, several intersections in Marquette have opposing left turn lanes that do not align, resulting in a wasted traffic lane in each direction . By restriping these intersections to align the opposing left turns, it creates room for a dedicated right turn lane and creates the potential to narrow the roadway if desired (See Figure 9.11 ). Marquette Master Plan - 2003 177 �,,,----,_ ------- ,,---.___ Figure 9.12: This example of infill development within the Downtown demonstrates how a density of commercial buildings provide added incentive for patrons to frequent the Downtown commercial businesses. Parking is provided by existing lots and on-street spaces. Sketches by: Tripti Singh and T.A. Vijayasanan 178 �Incorporation of On-Street Parking • • The City of Marquette needs to reevaluate its current parking strategy, particularly as it relates to the Downtown area. The lack of on-street parking within the central business district can have detrimental effects on the success of a commercial area. Because there is very little on-street parking available, businesses are forced to use potential development parcels to house off-street parking lots instead. This proliferation of off-street lots has resulted in a large number of prime development parcels being underutilized, and has reduced the Downtown's critical mass of buildings (See Figure 9.12). If more parking were available on the street, these currently unproductive parking lots could be redeveloped into commercial or retail businesses, thus providing additional tax revenue to the City. Table 9.6 presents a rough estimate of the amount of lost tax revenue for each surplus parking space assuming reuse of this area for new construction . Given that each parking space can cost an estimated $298 in lost tax revenue, a 50-car lot could amount to $14,900 in tax revenue the City could realize if the property were put to more productive use. Table 9.6: Economic Cost of Excessive Parking Parking Area New Building Construction Estimated Market Value Taxable Value (50%) City of Marquette - tax millage Tax Revenue Per Parking Space (10' X 20' + circulation) 350 SF $125/SF $43,750 $21,875 .01363 $298 Beyond the potential for new development, on-street parking can increase pedestrian traffic and sales to Downtown businesses . When patrons are able to conveniently park and walk to nearby stores, they are more likely to patronize a number of nearby shops, rather than simply driving to their destination and leaving without visiting any other retail establishments . In addition to the benefits that on-street parking can provide within the central business district, it can also be an important traffic calming device. For example, Marquette's policy of "no parking on school days" in areas adjacent to educational facilities may actually increase the hazard for children walking to school. When the roadway is completely open for through traffic, motorists have a tendency to speed. By placing parked cars along the roadway, motorists often slow down to adjust to the presence of additional cars. This same strategy can be used in residential areas to control the speed of motorists as they pass through these neighborhoods. The incorporation of additional on-street parking is closely tied to the two modifications mentioned above (reduction in travel lanes and road width). Often, when parking additions are done in conjunction with these other changes, on-street parking can be accommodated within the existing roadway, eliminating the need for a costly construction project. The additional parking that is supplied on-street may also eliminate the need for costly expenditures such as a parking structures. The appropriate type of parking (angle, parallel, etc.) is highly dependent on the available road width and should be assessed on a case-by-case basis. In areas that have little excess road width, parallel parking may be the only option. In other areas, more efficient parking layouts, such as angle parking, may be possible. Marquette Master Plan - 2003 179 �Residents park on their lawns during winter due to a lack of on-street parking 180 �Chapter Nine - Traffic Considerations ,,.........,__ ' ,,......,__ ~ ~ =- .,...-..,_ =- ,,.........___ = Effect of Reconfigurations on Snow Removal Process In a winter city such as Marquette, the convenience and efficiency of the snow removal process is an important issue. The modifications to the number and width of roadway lanes would have beneficial effects on the snow removal process. Fewer lanes would require fewer passes by the plows to clear the roadway. Also, the additional terrace area created by narrowing the existing lanes would provide a larger area for snow storage. This would prevent the snow from being potentially plowed onto the sidewalks where it is then pushed back toward the streets when the sidewalks are cleared creating a "see-saw" effect. The addition of on-street parking can also be coordinated with the snow removal process to prevent conflicts or interference. The use of an "Alternate-Side Parking" program has been used successfully in numerous other winter cities. Such a program allows parking on one side of the street while prohibiting it on the other, thus allowing for snow removal. The side allowed for parking alternates daily, ensuring that the plowing of the parking area is no more than one day out of date. Such a program can be administered with a "blanket" regulation for the entire city and be easily enforced . It is important to remember that, while snow removal is a critical service provided to city residents, it should not necessarily be the defining factor for the design of the city streets. It is important to balance the needs of the snow maintenance crews with other desirable characteristics such as on-street parking, ease of pedestrian access, and the aesthetic implications of the roadway design . ,,,-... ---=- Marquette Master Pinn - 2003 181 �( ( (~ ~ l ~ · ~ ~ ~ ~ C ~ ~ c:: ·.,; c:: QJ c:: Presq11e lslP .~ W11ql1t PrP,qlle hie & C olle•ge 1th & Hew111 4th & R1rJqp 4th & W,a,h111f)t•)11 Br1raq;i ,_t" -';, ,isl H•r ,t t11 & 1 2 3 4 5 6 c:: _J c:: c:: >- ru :c >- -~ <( 4= 2X _J QJ a: "~ "" <{ 0 QJ c:: <( c:: c:: u 0 ..:J QJ E c:: :3 .i:: c QJ c:: !I ! ~ I 4= Lake,hore Fair & P111f' f a11 & PrPSQUP 1,IP K.ave /1. rre,QllP !,le r'.ayf' & HPh.arrl r 117.abPth H<1rd1n & 7th \t1eet F<11r & tl1;,abPtl1 H,:1rcl111 r<'ltr & I 1nrnln r,w & M(llPlliln QJ ~ :3 l"..i11 & V, LU ~ > QJ :3 u ~ j c ru :g _c_ ru a.. 2.., ru c:: c:: QJ II Ii i I QJ ~ E >- " ru a.. 0:: 0 0: ~ ..c: V, ["' V, E c:: QJ > ru QJ E 0 (lJ >- >- . . 7 1 vi ~ ru ~ i5 2 ru· c:: g V, _,U' ;,;:::i ]I .. 8 9 10 11 "' C • 12 13 14 15 ... . . 16 0 ·,::; u <IJ ~ ~ ..,<IJ .s l:J <IJ Mc 1· IPl!an & Witf!l7T M1Clell~n & HtdqP Mcn~,11;i11 & W;ish111qto11 Md fell.in & 11, , 41 Mt• lrll,ln R <,rnve Mee lrllnn & P10r1eer Mr( IPllan /1, ( RSS1f 71h ,11Pet & r ol!ec_1p 7th ~IIPP1 & MaonPtl( 711"1 \trPPI & R1dqp 'lh Str,,et 1-..W,1,h1nqto11 7111 <,1,w,1 & '-prinn 11she1 & GrnvP (,t0VP 81 U ', •11 u <, 4 1 & Front i 17 18 11) 19 20 '{ c:: . 21 ~ e Q, 24 29 30 31 c:: E 23 27 28 ~ <IJ 22 25 26 .... -E _§ . l:J ..."' <IJ <IJ 01 01 ::, V, ,:..: oi ~ .Q ~ N 00 .... �Chapter Nine - Traffic Considerations Other Traffic System Enhancements In addition to the system-wide improvements suggested above, there are other, more-detailed recommendations that would benefit the Marquette traffic system. First, Table 9.7 presents detailed recommendations for the thirty-one intersections that were analyzed as part of the master planning process . Second, recommendations are presented that relate directly to the safety of the pedestrian system within the City. Finally, suggestions are given for new road connections and other road design suggestions that would help to improve the efficiency and convenience of Marquette's traffic system . Pedestrian-Related Enhancements: • Crosswalks - Crosswalks delineate safe crossing areas for pedestrians and alert motorists that pedestrians may be present. Crosswalks in Marquette currently do not meet the design standards that allow them to fully-function in both these capacities. In order to ensure they can be easily seen by both pedestrians and motorists, crosswalk strips should be at least 18" w ide and use a "ladder" style . Stripes should be painted yellow for easy visibility during winter. Stop bars for veh icles should be located at least 10 feet from the crosswalk . • Walk Signals - In several locations, the pedestrian walk signals are undersized for the intersection and do not allow sufficient time for a pedestrian to safely cross. Walk signals should be evaluated to ensure that they are easily visible, and correspond to the size of the road . Other improvements, such as audible walk signals should be considered to fully accommodate ADA concerns . • Sidewalks - Wh ile sidewalks may not seem like an integral part of the traffic system, they are often designed as part of the larger street cross-section when new roads are being engineered . The City's practice of allowing variances for developers who do not want to build sidewalks should be eliminated . In order to provide more non-motorized transportation routes, sidewalks should be considered as an integral piece of a new road's construction . This is particularly true in areas near the University campus and in area's adjacent to schools or other key services . Other System Enhancements: • • • • • Designation of truck routes - Currently, high volumes of truck traffic present a problem for many residential neighborhoods. Specific truck routes should be designated to route traffic along the major collectors, rather than through residential areas . Extension of M -554 - The extension of M -554 west into Marquette Township would provide a future east-west connection between these municipalities. Genesee Street - Establish Genesee Street as primary route for accessing the Lower Harbor area . Discourage the use of cul-de-sacs - When designing new subdivisions, the use of cul-de-sacs should be discouraged . Such road patterns are difficult for safetyrelated equipment such as fire department trucks and other city services to access. These dead-end areas also do not help to improve the interconnectedness of the City as a whole. Design for service vehicles - Traffic calming mechanisms, such as curb extensions should be designed to accommodate snow-plows and other large service vehicles. Extensions should be designed using gradual curves, rather than right angles that would be difficult for plows to maneuver around . Marquette Master Plan - 2003 183 �Partridge Bay MARQUETTE COMMUNITY MASTER PLAN Transportation Framework Plan -------------o■ii111-c=jo--■oi:3====::'iol6 Miles Pres.111e I,le tT1 V) i::: "';) Al • t f ~ • f I r 1' 9 i"( G • I R:Jadllnterredion aassfications - Urban Principal Arterial Urban Minor Arterial Urban Collector Urban Local Street Scenic Corridor Gateway/Image Intersection • 1 "' I \ ,- Ftopored Improvements ! .·•· .. · New Road : •••••••• ,s 1 / • • • • • • • •:,/: G Boulevard IntersectionMedian Roundabout Signal Installation or Upgrade Intersection Realignment Lane Reconfiguration Signal & Lane Reconfiguration )( Pedestrian Tunnel & Plaza \, I Map 9.4: Proposed improvements to Marquette's current road network 184 Marquette M flay ;::::, .... 0 ;::::, ~ . �Chapter Nine - Traffic Considerations TRANSPORTATION FRAMEWORK - Summary A summary of the modifications recommended for Marquette's existing road network is presented in Map 9.4 . This map identifies proposed improvements including : 1. 2. 3. 4. 5. 6. 7. 8. 9. 10 11 . Completion of McClellan Avenue from Wright Street to M-554, resulting in another community north-south connector. Inclusion of a median along McClellan Avenue from M-554 to Grove Street. Extension of Seventh Street from Spring to Washington Street. Designation of Lakeshore Boulevard from Presque Isle to Genesee Street as a scenic corridor. Implementation of the Kaye I Fair extension. Construction of a pedestrian tunnel at U.S.41 . New road extension into Marquette Township at M-554. Internal roadway connections on Pioneer Road and Wilson Street. New road behind mall to connect with McClellan Avenue. Inclusion of roundabouts . New scenic corridor along Carp River at Mount Marquette Road . These modifications, used in conjunction with the guidelines presented for road design and walkability, will improve the efficiency and appearance of Marquette's road network, relieving some of the resident's current concerns. Marquette Master Plan - 2003 185 �COMMUNITY INPUT: What are our walkability issues? ult's shameful how difficult it is to get around on foot in Marquette in the winter." The existing trail system provides pedestrian access throughout the City uKids are walking down the middle of the road." uLack of sidewalks especially around school routes is a community disgrace." uNeed bike and pedestrian friendly development." The local bike path is a popular destination for residents Separating pedestrian pathways from vehicular traffic increases safety 186 �Chapter Ten - Walkability Considerations Chapter Ten WALKABILI1Y CONSIDERATIONS INTRODUCTION While improvements to the traffic system are a critical component of a walkable community, it is by no means the only area to which attention must be given. The creation of a truly livable and walkable community involves a careful analysis of land use patterns, development practices, parking policies, location of pedestrian connections, school policies, and an overall commitment by the residents to improve the walkabiIity of their city. In order to assist with this analysis, the City of Marquette hired Dan Burden, a nationally known expert in walkability. The following chapter represents a summary of his analyses as well as his recommendations for how Marquette can improve its walkability. To review a copy of his full report, please see Appendix B. ANALYSIS OF CURRENT CONDITIONS The City of Marquette enjoys a number of advantages that make it an ideal community in which to promote walkability. Its traditional grid-pattern street network creates links between most neighborhoods whose housing density supports walking. Also, city amenities such as the waterfront, downtown, and the University are centrally located, providing strong opportunities to create pedestrian links between these areas and the surrounding residential neighborhoods. Finally, Marquette's somewhat isolated location, winter conditions, and limited population growth has helped to minimize the impact of sprawl development. While these characteristics provide an excellent base from which to work, there are still a number of issues that must be addressed before Marquette can reach its full potential from a walkability standpoint. It is important to remember that the perceived quality of life within a community is often tightly linked with these walkability principles. 1. Roads need to be kept small and well linked - While the importance of reducing road widths was discussed in the previous chapter, it is certainly worth a second mention . Within Marquette, virtually all roadways built or planned for multiple lanes (4 or more) could be compressed to two lanes with a third, center turn lane or a median . This compression of roadways into safer, more efficient two-lane roadways creates an affordable system that also allows access for all modes of transportation . (U .S.41 is one notable exception to this rule - its traffic volume justifies its design as a multiple lane roadway). 2. Land use patterns must provide many choices of housing for students - Student housing is a difficult issue currently facing the City of Marquette. In order to reduce vehicular traffic in and around campus and to ensure the current level of roadway service, it is essential to encourage students to commute via non-motorized means (such as walking or biking). This can be done by creating new, high-density (11-30 dwelling units per acre) housing opportunities on campus or within ¼ - ½ mile of the campus . Such units would be mixed-use, including commercial and retail stores to provide convenient amenities within walking distance . As a general rule, 6-8 units per acre is the minimum density needed to promote walkability In a particular area. In addition to promoting these new mixed-use developments near campus, there should be an effort to connect students and other pedestrians to the Downtown area via a major walkway. This would promote non-motorized connections between the Downtown business district and large pools of customers such as University or the Hospital. Marquette Master Plan - 2003 187 �~ r--. ,,..--.. r"'P11rtridge Bay ,.---..._ r"' MARQUITTE COMMUNITY MASTER PLAN Walking Distances From Selected Locations , . Ollii--= 1illl-llll[ 03==jO J6 M~es ,.... ,...--..,__ Isle t""' Harbor ~ ,.....__ m r ,-.... tr, c:: Mnrquette &y "" tT'l ::,:, .... D D 0 5-Minute Walk (0.25 Mile) 10-Minute Walk (0 50 Mile) :::, ,.---..._ ... ,,..---..._ ,,.---... Map 10. 1: Five and Ten-minute Walk Radii 188 �Chapter Ten • Walkability Considerations 3. Land use and sustainable development are regional issues - As Marquette is well aware, poor development and land use practices in the adjacent Townships are having direct effects on the quality of life within the city proper. For this reason, it is extremely important to create highly communicative regional or inter-agency processes to encourage partnerships between these different municipalities. These processes would address issues such as "big-box" development, traffic congestion, placement of schools, libraries, parks, and other services. On a smaller scale, Marquette should incorporate walkability concepts into its plan review process to ensure new development does not detract from the City's overall walkabilty goals. 4. Poor land use practices rob from community values and priorities - Levels of service on several roadways will begin to decline from increased traffic due to sprawl. Roads that are at particular risk include McClellan, Wright, Lincoln, Fair, and Fourth /Presque Isle. 5. As residents age there is a growing need for quality housing in a choice of central locations - Marquette is beginning to experience an increase in the average age of its population . Providing a wide range of affordable and convenient housing options for these residents is an important priority. This housing should be located near community amenities such as the harbor, Downtown, or the University. It also should include high-density (11-30 dwelling units/acre) housing within mixed-use or retail areas . 6. School policies and practices must be updated - Nationally, the number of children walking to school has dropped dramatically. Steps must be taken to ensure proper placement of schools along with several changes to improve the walkability of the area. This includes completing all sidewalks within ¼ mile of schools, creating patterns for vehicular traffic that emphasize the safety and convenience of walking or biking, and even prohibiting traffic on some streets during specified "drop-off/ pick-up" times. 7. Parking strategies must change - Marquette needs to reevaluate its approach to parking . Currently, a large number of off-street parking lots reduce the amount of land available for infill or mixed-use development. On-street parking should be encouraged as a way to increase opportunities for new development and to also provide traffic calming benefits. 8. Many links and connections are needed - Despite good historic street patterns, Marquette would benefit from additional connections. This is particularly true in the areas near the University and along the Downtown and new Lower Harbor development. Map 10.1 shows the five and tenminute walk radii from the Downtown, the University, and one of the local schools (Bothwell Middle School). This map demonstrates the critical areas in which walkability should be stressed, particularly those areas adjacent to schools and City amenities. New policies and investments are needed to increase the ease, safety, and convenience of walking and bicycling . 9. Snow and its removal is a blessing and a curse - Modifications to current snow removal and storage patterns may be required to increase Marquette's walkabilty. These changes may include new equipment, such as smaller-scale plows that would allow for increased flexibility in the plow's movements, or a change in the general strategy for snow removal. It may also be necessary to modify the design of some traffic management strategies, such as roundabouts or on-street parking, to accommodate plow requirements. In general, these new approaches to snow removal need to balance the needs of snow maintenance providers with other desirable characteristics such as onstreet parking, ease of pedestrian access, and the aesthetic implications of the roadway design . Marquette Master Plan · 2003 189 �A Roundabouts can be an efficient replacement for 4-way stops -; • ' -m• ' Existing t 5' 5'-4" Walk Terrac --- 16' Driving Lane 16' Driving Lane 5' Terrac 32' Existing Face of Curb to Face of Curb t i § _ ~ 5'-4" Walk t Proposed t 5•-4• Walk _t 5' 5' Bike t e: § 11' Driving Lane 11' Driving Lane t i 5' Bike 32' Existing Face of Curb to Face of Curb Figure 10.1: Bike Lanes Added to Roads with Excess Width 190 5' f 5•-4• Walk II ffi W �Chapter Ten - Walkability Consideratt0ns SPECIFIC WALKABILITY SUGGESTIONS In addition to the general areas of concern identified as part of the analysis process, there are a series of specific recommendations that address common walkability concerns. These suggestions pull from the "Walkable Communities" toolbox of traffic calming and walkability solutions. While specific streets are mentioned as potential recipients of such modifications, it is important to note that these are considered system-wide tools and would be appropriate for use on any street showing similar characteristics to those specifically mentioned . Reduce the number of four-way stops - People often consider the addition of stop signs or other intersection controls to be an effective way to slow traffic. Research has shown, however, that such controls can actually increase a motorists' desire to speed in order to make up for the time that is perceived to be lost as a result of the delay. Instead, traffic calming devices such as roundabouts should be used to replace many of the numerous four-way stops along Marquette's roadways. It 1s also important to mention that many of these traffic calming devices lead to more efficient response times for emergency response vehicles. For example, in a 1999 study conducted by Burden, he measured delay times caused by a stop sign to be 6-11 seconds, while a roundabout caused only 4-6 seconds of delay. Suggested Locations: Intersections along McClellan, Presque Isle/Fourth, Front, Wright, Fair, Lakeshore, Third, and Pine should be considered for the incorporation of roundabouts. Reduce number of lanes - As described in Chapter Nine, a reduction in the number of traffic lanes can have a significant effect on the convenience and safety of pedestrians and bicyclists. A reduction in the number of lanes would be appropriate for a large number of streets in Marquette. In general, this reduction would call for multi-lane roadways (4-5 lanes) to be reduced to 2 lanes (with a potential third middle turn lane). Suggested Locations: McClellan, Presque Isle/Fourth, Third, Front, Wright, and Fair could all benefit from a reduction in the number of traffic lanes, while not incurring any detrimental effects to their levels of service. Add bike lanes - When streets appear overly wide and barren of any distractions, people have a tendency to speed. The addition of bike lanes can be an extremely easy way to reduce the width of a roadway while also providing increased access for non-motorized vehicles (See Figure 10.1). Often this modification can be done simply by painting new bike lanes within the existing roadway width, and incorporating new signage. This is an inexpensive, short-term solution for a number of Marquette roadways. Suggested Locations: The following traffic corridors have excess road width and could easily incorporate new 5-6 foot bike lanes within their existing road width: McClellan, Presque Isle/ Fourth, Downtown streets, Third, Front, and Fair. Marquette Master Plan - 2003 191 �COMMUNITY INPUT: 85% of respondents "agree" or "somewhat agree" that Marquette should provide various non-motorized modes of transportation such as sidewalks, pathways, and bike paths. 87% of respondents "agree" or "somewhat agree" that neighborhoods should have sidewalks and pathways for all age groups. On-street parking in the Downtown area "We want a walkable, livable, and userfriendly community" "Encourage non-motorized traffic" "Interconnect town and townships with bike paths, ski paths, hiking paths" Sidewalks, particularly near schools, are important to ensure pedestrian safety 192 �Chapter Ten - Walkability Considerations Add parking - As discussed previously, the incorporation of on-street parking would provide numerous benefits. This could include parallel or diagonal parking, depending on what is appropriate for each location . Suggested Locations: The Downtown business district, in addition to streets such as Presque Isle/Fourth, Third, Front, Pine, Fair, and Lakeshore could all incorporate some form of on-street parking. Add sidewalks - While perhaps an obvious walkability enhancement, sidewalks are not always incorporated in new road designs. Marquette should require developers to include sidewalks on new road systems, particularly those near the University or in close proximity to schools or other key amenities. Rebuild intersections to meet ADA and walkability needs - It is critical that key intersections allow for safe and convenient access for all pedestrians . There are a number of mechanisms that can be used to improve these intersections including curb extensions, refuge islands, channelized islands, and medians. It is also critical to ensure that items such as curb cuts and pedestrian walk signals are properly designed to allow for the safe passage of all residents, particularly those who may have accessibility issues. Suggested Locations: The roads experiencing higher traffic volumes such as U.S.41 and Washington St., are a priority for intersection redesign . Many of these tools, however, should be considered for intersections throughout the City, particularly in areas where pedestrians are present in larger numbers such as near the University and Hospital. Neighborhood Involvement While these City-wide improvements are an important first-step towards realizing Marquette's vision of being a more walkable and livable city, other changes can be planned and addressed at the neighborhood level. Residents are highly knowledgeable about the issues affecting their neighborhoods, and are often in the best position to recommend innovative solutions that fit the needs of their particular area. In order to fully utilize this local knowledge, walkability expert Dan Burden recommends the development of neighborhood master plans, that focus on the issue specific to a particular area. While such a process would take cooperation between the City and the residents, the development of these plans have a number of significant advantages, such as: • Creating a specific vision for each neighborhood, which enables city planners to make decisions that best reflect the desires of the local community. • Allowing for the identification and training of citizen leaders who can help answer questions and alleviate the fears of their fellow neighbors when an area is facing a sign if icant change. • Increasing public involvement in the city's planning process, and helping citizens feel ownership towards the determined solutions. Marqu ette Master Plan - 2003 193 �11 lt is almost more enjoyable and more magical here during the winter than any other season." 11 We get so much winter! Make the most of it!" 11 Winter is such a presence that it must be celebrated." Residents feel winter is a season to be celebrated "We have great potential for a strong winter economy." 11 1 love the beauty of this area in winter as well as summer." Snow and ice can affect the mobility of pedestrians and automobiles :J()( I f 1\ISH Residents enjoy winter events such as the annual U.P. 200 dog sled race 194 �Chapter Eleven - Winter City Considerations Chapter Eleven WINTER COY CONSIDERATIONS INTRODUCTION Marquette's unique climate and its identification as a "winter city" bring with it a host of benefits . However, it also poses a number of challenges that the local community must overcome in order to best handle the demands of the weather and to fully utilize the winter season as an important community asset (See Table 11 .1). Table 11 . 1: Winter Characteristics Positive Aspects of Winter • Outdoor recreational opportunities, including downhill and cross-country skiing , snowmobiling, ice fishing, snow shoeing, ice skating, and hockey. • Natural beauty, accented by snow and ice . • Increased appreciation for indoor arts, culture, and social activities . • Winter tourism, special events, and festivals . • Usinq ice and snow for civic art. • Opportunities for innovation and improvement in services, buildinq, and product desiqn . • Generally speakinq, the population is more fit with a stronq w ill to overcome challenqes . Negative Aspects of Winter • Increased cost for snow management for both the public and private sectors . • Health costs associated with accidents, both auto-related and pedestrian "slip and fall" incidents. • Seasonal Affective Disorder (SAD) and psychological depression related to a lack of sunliqht. • Difficult mobility, particularly for seniors and the disabled, either as pedestrians or in automobiles. • Prolonqed cold, snow, and icy conditions . • Limited outdoor activity for many persons . • Increased heatinq costs and energy consumption . • A visually monotonous environment dominated by white and gray . Northern communities or "winter cities" must become more competitive than their southern counterparts to find their place in today's global marketplace. Unfortunately, the winter season is often dreaded in the North American culture due to perceived discomfort, inconven ience, and a potential increase in costs. A 1996 study that analyzed the development potential at the nearby former K. 1. Sawyer Air Force Base cited, "it's a matter of snow, cold, and isolation that is against you from the get-go" . In order to overcome this attitude, commun ities must embrace the winter season . By applying creative planning approaches to solving winter-related issues, Marquette can mitigate some of the discomfort and inconvenience of winter. This positive approach can also benefit the attitudes of residents, and bolster the City's ability to attract new businesses and residents . Marquette Master Plan - 2003 195 �Many residents find winter to be a positive attribute of the Marquette lifestyle Maintenance of pedestrian walkways is difficult during the winter season This snow amphitheater (in Kiruna, Sweden) shows how residents of northern cities take advantage of their winter conditions 196 �Chapter Eleven • Winter City Considerations PUBLIC PERCEPTION As part of the public participation process, community residents were queried as to their thoughts and opinions on Marquette's climate and the role that winter plays in the area's unique way of life . Overwhelmingly (83%), respondents indicated that winter was a positive attribute to living in the community, although persons in the 65-74 age group were less likely to see winter as positive (33%) . In its investigation into why residents felt the way they did about the winter season, the telephone survey indicated a number of common likes and dislikes (See Table 11 .2) Tab le 11.2: Responses Regarding Winter Likes I Dislikes Common Positive Attributes Winter activities Like snow Change of seasons Tourism Industry Like winter % of Responses Common Negative Attributes Dislike cold Difficult to get around Dislike snow Dislike winter Winter is too lonq % of Responses 47% 18% 13% 12% 12% 36% 15% 15% 11 % 11% Telephone respondents were also asked to indicate the types of indoor and outdoor recreation activities they participate in during the winter season . Table 11 .3 indicates the most popular responses . In general, responses focused primarily on outdoor activities, particularly active recreation such as skiing, hiking, and hockey. Of those respondents who indicated a preference for indoor activities during the winter season, the most popular responses included swimming, indoor exercise, and team sports. Table 11.3: Preferred Winter Activities Activity Downhill Skiinq / Snowboardinq Hikinq / Walkinq / Running Cross Country Skiing Snowshoeing Ice Skating Hockey % of Responses 36.8% 26.3% 22 .1% 21 .3% 15.5% 11 .3% Marquette Master Plan • 2003 197 �Figure 11 .1: Consdier Topography in the Site Design Process Figure 11.2: Buildings protect parks from prevailing winds Handrails are necessary to ensure safety on steps or ramps (Source: All sketches - Hough, Stansbury, Woodland Limited 1991) 198 �Chapter Eleven - Winter City Considerations RECOMMENDATIONS The input from local residents served as an important indication of the direction Marquette should head with respect to improving its winter livability. To help reach this goal, a series of recommendations were developed. These strategies include the designation of specific winter design guidelines, as well as the promotion of broader initiatives, such as the development of new winter recreation opportunities, community involvement in promoting Marquette as a premier Winter City, and networking with other northern communities who face similar climatic challenges. WINTER DESIGN GUIDELINES Site Design Building orientation • • Utilize solar radiation in the orientation of buildings and outdoor spaces. Such areas should provide a southern exposure to maximize the penetration of heat and sunlight. Avoid or minimize development on north facing slopes. Buildings sited on the north-facing slope cast long shadows, significantly reducing the ability to utilize solar radiation for heat. In contrast, buildings on a south-facing slope can be sited more densely due to the shortened length of the shadow. (See Figure 11 . 1). Use buildings to protect outdoor spaces, such as vest pocket parks, from prevailing winter winds. Because the park is south facing, it will have access to the maximum amount heat from solar radiation . (See Figure 11 .2). Avoid building orientations which will create a wind tunneling effect. • Avoid creating public spaces for winter use • • Design building surfaces to help reduce wind speed . This can be accomplished by incorporating balconies, stepped facades, or irregularities into the building's exterior. Cover ramps or stairs to protect them from snow and ice. • Provide handrails for all public and private walkways that exist on slopes . • Design roofs to account for snow and ice accumulation . The design should be strong enough to handle the snow load, and also prevent snow and ice from shedding onto parking areas or pedestrian walkways . • Create transition areas at building entrances to provide patrons with an area to shed snow prior to entering the building . • • areas that are shaded from the sun . Although summer shade may be appropriate, it is not desirable in winter. Building design in • Provide shelters or wind blocks in areas that serve as outdoor gathering spaces. Density • Promote a dense, compact development pattern . Road Design • • • Consider snow removal in the design of road improvements. For example, curb extensions should be designed as a series of gentle curves, rather than sharp angles to allow for easy maneuverability of equipment around such areas. Design road cross-sections to provide an area for snow storage adjacent to the road . Creating this additional space between the road and sidewalk prevents snow from being plowed onto the sidewalks when road are cleared . In some areas, bike lanes can serve as additional snow storage areas. Caution should be taken to ensure this 1s only done 1n areas that do not experience a significant number of winter bike commuters . Marquette Master Plan - 2003 199 �ElJ::M~t'Z? Of= 'P}:=D~~ Ol~t-~·H==Vf<:r IN WI ~--rrl::T<. C:lt1~- Pedestrians often experience the most discomfort due to winter conditions Figure 11 .4: Buffers protect pedestrians from adjacent traffic Figure 11.3: Ra ised crosswalks help protect pedestrians (Source: All sketches - Hough, Stansbury, Woodland Limited 1991) 200 �Chapter Eleven - Winter City Considerations Pedestrian Circulation • • Designate critical pedestrian areas that should receive priority when clearing sidewalks and walkways. Consider recruiting the assistance of local residents, such as business owners, neighborhood groups, or other organizations to maintain some of these critical areas. Such a system is currently employed in Marquette's downtown where the local DDA has taken responsibility for clearing the sidewalks in the central business district. Ensure that transition areas such as curb-cuts and bus stop platforms are properly plowed to ensure pedestrian safety. These areas are often a collecting point for large mounds of icy snow due to street plowing. • Particularly hazardous areas, such as steps and ramps, may need to be heated to prevent snow and ice from accumulating . • Some existing pedestrian trails can be groomed for multi-use during the winter season . This could include some of the bike and pedestrian trails along the waterfront and McClellan Avenue . Compaction of the snow is an appropriate way to groom these trails in order to accommodate multiple-uses such as walking, snow shoeing, or cross-county skiing. Sand or gravel can be added to a "walking lane" to increase traction for those on foot. • Design crosswalks to be slightly raised in order to prevent water and ice from accumulating in these areas, potentially posing a hazard to pedestrians (See Figure 11 .3). Such a design was recently employed in the creation of the pedestrian crosswalk at the Downtown Commons parking lot. • Separate sidewalks and other pedestrian pathways from the roadway. This separation protects pedestrians from the spray of slush and water from passing cars, and can provide greater security from cars driving in poor road conditions (See Figure 11 .4). Snow Management and Storage • Ensure adequate storage space for snow. An enlarged terrace area adjacent to roadways can provide such a storage area . • Evaluate the impacts of winter winds and drifting snow on city streets and walking paths. Redesign areas where wind is problematic to use earth forms and vegetation to reduce wind and drifting snow. • Consider installing snowmelt systems for high-traffic walkways and sloped areas. • Investigate the use of new equipment or innovative technology for snow removal. This is particularly important when existing snow removal practices potentially interfere with traffic calming and walkability mechanisms . • Site snow storage areas where they will receive sufficient solar radiation to encourage melt-off. Adequate drainage must also be provided . • Store snow in a number of smaller sites, rather than one large area in order to speed up the melting process. Marquette Master Plan - 2003 201 �igure 11 .5: Berms and vegetation direct snow away from building entrances etmz0¥, f?.CO~. ~.~ 'Wlni'e¥ wirdh· {):x}1fer~ bvtfeY rl60t1rq Figure 11 .6: Vegetation protects outdoor areas from cold winter winds (Source: All sketches - Hough, Stansbury, Woodland Limited 1991) 202 �Chapter Eleven - Winter City Considerations Vegetation • • • • • • • Plant deciduous trees on the southern face of a building or outdoor area . Such vegetation will provide cooling in the summer (when leaves are present), while still allowing sunlight to filter in during the winter (when leaves have fallen) . Coniferous vegetation should be used on the north and west sides to protect the area from prevailing winter winds . Use berms and vegetation to direct snow drifts away from building entrances (See Figure 11.5). Select appropriate landscaping for snow storage areas. Grassed or landscaped areas that are used for snow storage are subject to damage and poor growth due to compaction, pollutants, and poor drainage. Consider using living snow fences to protect open roadways and other areas from prevailing winter winds. These vegetative wind blocks are easier to maintain and have a longer life than snow fences and other man-made wind blocks . Create "outdoor rooms" using trees and vegetation to shelter exposed areas from prevailing winds . The use of dense coniferous vegetation on the park's north-west side help block wind, while the space 's southern exposure will maximize heat from solar-radiation (See Figure 11 .6). Areas of dense, evergreen vegetation can serve as a "wind sponge", protecting pedestrians from the wind's chilling effects . Species should be selected that offer attractive or useful winter characteristics such as twig color, fruit, or salt-tolerance. Examples of popular species and their winter characteristics are provided below in Table 11.4. Table 11.4: Vegetation with Interesting Winter Characteristics Plant Species Pinus nigra Fraxinus americana Quercus rubra Euonymus alata Picea pungens Picea abies Prunus virginiana Syringa vulgaris Amelanchier canadensis Betula papyrifera Ostrya virginiana Camus Celastrus scandens Viburnum trilobum Common Name Austrian pine White ash Red oak Burning bush Colorado spruce Norway spruce Chokecherry Common lilac Serviceberry While Birch Ironwood Dogwood Bittersweet High bush cranberry Hardiness Zone Zone 4 Zone 3 Zone 3 Zone 3 Zone 2 Zone 2 Zone 2 Zone 2 Zone 4 Zone 2 Zone 3 Zone 2 Zone 2 Zone 2 Winter Characteristics Salt-Tolerant, evergreen Salt-Tolerant Salt-Tolerant Salt-Tolerant, fall color Salt-Tolerant, evergreen Salt-Tolerant, evergreen Salt-Tolerant Salt-Tolerant Interesting bark Interesting bark Interesting bark Twig color Winter Fruit Winter Fruit (Source: Hough, Stansbury, Wo odland Limited 1991) Marquette Master Plan - 2003 203 �Winter can be an opportunity for outdoor festivals and art displays Marquette's "City of Lights" program helps offset the gray winter landscape Residents embrace winter in downtown Lu/ea, Sweden 204 �Materials / Aesthetics • Design municipal facilities to function and look good in all seasons. • Consider color and lighting treatments when designing buildings and landscapes in order to offset the darkness and monotony of the winter season . Balance the need for efficient snow removal with other considerations such as walkability, aesthetics, and parking . • • Use technology and materials appropriate for a "winter city" . Outdoor furniture should be constructed using appropriate materials such as wood, polyethylene, or vinyl-coated metal. Exposed metal is not appropriate . • Items such as public art or seasonal light displays provide winter interest and offset the muted tones prevalent in a winter landscape. In the past, Marquette has created programs such as its "City of Lights" project to help provide this type of temporary winter interest. While participation has fallen off in the last several years, the City should encourage residents to continue participating in the "City of Lights" program, or others like it, to help create this welcoming winter aesthetic. COMMUNITY INITIATIVES Recreation Opportunities • • • Create ski trails within the city by connecting existing trails and walkways, and by maintaining the snow for a multi-purpose skiing and walking path . Potential trails include a connection between the Fit Strip ski trail and the proposed linear park via Harlow Park and the Cemetery, and the Lakeshore and Ridge to Hawley bike paths. Consider ways to use existing city parks for additional winter activities, such as a tubing slide at Harlow Park, snow slides, sledding hills, etc. Implement the Marquette Commons skating rink project. Community Involvement • • Generate local pride in the community by rejecting negative thinking about winter, and instead focus on its potential and the opportunities winter offers. Recognize innovative efforts in the community to with regards to site design, technology, and materials . Networking • Continue to communicate with other winter cities to learn about innovations that are successful in their cities. Of particular importance are the issues of snow management and ways to reduce the use of de-icing agents and salt, in an attempt to lessen their impact on the environment. • Continue Marquette's involvement in "winter city" organizations such as the Livable Winter Cities Association and the International Association of Mayors of Northern Cities (IAMNC), which hosts a bi-annual Winter Cities Forum . Marquette Master Plan - 2003 205 �The former Soo Line ore dock Aerial view of the Lower Harbor The marina at Mattson Park 206 ~ �Chapter Twelve - Waterfront Opportunities Chapter Twelve WATERFRONT OPPORTUNITIES INTRODUCTION As discussed in the previous chapter, Marquette's distinction as a "winter city" provides interesting opportunities to use their climate as a strategic advantage. Similarly, the City's location along the shores of Lake Superior offers numerous waterfront opportunities that are also unique to this area. In order to fully realize the potential of this scenic locale, the City of Marquette is undertaking a thorough analysis of the lakefront and is working to develop plans that will create an inviting and vibrant waterfront district. Currently, these efforts focus on two specific issues; the redevelopment of the Lower Harbor area, and an analysis of the water-uses in both the North and South harbors . LOWER HARBOR REDEVELOPMENT PLAN Since its designation as a priority action item in the 1996 Community Master Plan, the City of Marquette has been working hard to acquire the necessary land and to secure the needed funding required to redevelop the Lower Harbor waterfront. In June of 2002, these plans came to fruition as ownership of these properties was transferred to the City. The City Planning Commission, along with a consulting firm, Beckett and Raeder, Inc., has been working to draft a design for the development of the Lower Harbor waterfront district. A summary of this design is presented below. The Process The design for the Lower Harbor redevelopment plan has relied on input from numerous sources throughout the Marquette community. Beginning with a set of recommendations drafted by the Lakeshore Development Task Force, the planning effort has incorporated input from the Downtown Development Authority, the Marquette Planning Commission, and community residents through their participation in visioning sessions and community forums . The result has been the definition of a series of broad goals for the waterfront district that include: • Preservation of open space and public access to the Lake Superior shoreline. • • Creation of a bike/ foot path extending the entire length of the former rail corridor. Daylighting the Whetstone and Orianna Brooks. • • Encouragement of new development, including commercial, residential, and retail uses. Utilization of existing structures such as pilings, the ore dock, and other unused properties. Marquette Master Plan - 2003 207 �E_ (_ (_ l ( ( ( ~ ( t l t t t t t •I \I-. HfJI . FT ~ 0 l ' T II • R ,\ I I. • \ \ R I\ <. Overrul Plan The proposed design includes new residential opportunities, a public trail system along the lakeshore, and the daylighting of the Whetstone Brook ~ N ~· (ITV ilf '-lr+. RQUI TT) --~, SOIJTH• R A I L • YA R DS ~ ~-~.:.-p-- - ·• . " ?. .::.-:. J ~ . . ~,.»?;!'...-~-- Townhouse & Pavilion Sections The new design allows for residential development without sacrificing public access to Lake Superior and its beaches Ned,nl~~ �Chapter Twelve - Waterfront Opportunities The Preferred Future To better understand how these broad goals would translate into the future design of the Lower Harbor area, community residents were invited to participate in a community visioning session and two community forums. Input from these sessions helped articulate the community's vision of the new Lower Harbor, and laid the foundation for the Lower Harbor Framework plan. Some of the preferred scenarios described by community residents included: • Extension of the Downtown to the waterfront with public access along the entire length . • Incorporation of open space, parklands, and public pathways along the shoreline. • • Development of new commercial, retail, residential, and mixed-use opportunities. Reuse or removal of vacant or underutilized buildings . • Significant use of the Lower Harbor for fishing, sightseeing, and commercial or recreational boating . • Recognition of the waterfront as a major destination for both community residents and tourists. • Protection of the water quality and fisheries in Lake Superior. • Improvement of the area's ecology by daylighting the Orianna and Whetstone Brooks . The Framework Plan Using input from the community visioning sessions and the goals defined at the project's outset, a Framework Plan was created to identify the long-range master plan for the Lower Harbor. It embodies a number of various land uses which are organized in such a manner as to provide an integrated, mixed-use development which strengthens the Downtown, protects and enhances sensitive natural features, and provides economic development opportunities for the community. Components of the Framework Plan include: • An all-season waterfront park at Mattson Park . • A working waterfront for local fisheries, marine related businesses, and possible location for the U.S. Coast Guard facility. • Introduction of public and cultural entertainment into the waterfront as a means of pulling the Downtown into the Lower Harbor area . • Introduction of an intensive mixed-use development on the former bulk oil facility between Baraga and Rock Streets. • • Realignment of the U.S.41 and Front Street intersection . Daylighting of the Whetstone Brook tributary. • Introduction of residential uses on the former railroad yard between Rock and Genesse Streets. • Inclusion of an extension of Lakeshore Drive to provide internal access between proposed residential uses and the downtown . • Provision for water related businesses at the southern end of the rail yard with access to Genesse Street. Marquette Master Plan - 2003 209 �Cl1'Ul\1-\RtJL >--- -- Ttr SOUT ll•R \II•\ .\ROS Town house Lot lllustratJve New residential developments will include townhomes as well as single-family homes New commercial opportunities, such as a hotel I conference center and a museum, will create tourist destinations ---~1••ttr __ Cln Of "'"RQlJF.rTE lll\ I ',OI •I I lll•R\11 • \ Whel:.tone 8rMk ·>tc1r, SOUTH•RAIL•YARDS I \RO~ Bridge ,,,Sections Daylighting the Whetstone Brook will help restore some of the area's natural ecology 210 �Chapter Twelve - Waterfront Opportunities The Proposed Design Based on the Framework Plan, specific details were designed to illustrate the mixture of land uses integrated into the existing natural features of the lake Superior shoreline and the Whetstone Brook tributary. Specific design details were incorporated into the plan to ensure that the new development respects and enhances the existing aesthetic characteristics of the Downtown district and Marquette's historic past. Such details include: • The use of historically appropriate architecture in the design of the residential and commercial developments . • Use of natural materials, such as wood and stone, to reflect the rustic qualities of Marquette 's natural environment. • Use of native vegetation, where appropriate, to blend with the existing natural features of the lake Superior shoreline. • Reutilization of existing structures, such as the ore dock and vacant piers, as a way of preserving Marquette's unique history. • Careful siting and design of new residential development to allow for continued publ ic access and protection of important viewsheds along the lakefront. Marquette Master Plan - 2003 211 �r ? h ? ::, r ;;; Ill "'Ill Ill ~ N (1) 0.. 0.. C 5· IQ ~ iti ..., C "' (1) ..."' C ~ ~ 212 �• Chapter Twelve - Waterfront Opportunities ANALYSIS OF WATER USES In addition to the improvements being made to the Lower Harbor area, the City of Marquette is reexamining its current water uses to ensure they are being used to their fullest potential. To assist in this analysis, the City of Marquette partnered with the consulting firm of SmithGroup JJR to create a harbor plan to help direct the appropriate water uses for both the upper and lower harbor areas. A summary of this analysis and the resulting design proposal is presented below. The Process Similar to the process used to determine the appropriate direction for the Lower Harbor development, a series of Task Force meetings, interviews with waterfront stakeholders, and public participation events were conducted over a six-month period to help foster an understanding of the variety of perspectives that influence the harborfront. The following Goals and Design Principles were identified as a result of this planning process : • Maintain and promote public access • Accommodate multiple water user groups • • - Large, Small, Recreational, Commercial Dovetail with current master plan Promote sustainability • Provide long-term flexibility • Execute elements over time • Maintain navigational integrity Ensure economic viability • • Provide private investment incentives Promote year-round use • Swimmers at Picnic Rocks Provide serviceable use areas with adequate infrastructure Marquette Master Plan - 2003 213 �Figure 12. 1: Existing Uses in the Lower Harbor Area Figure 12.2: Existing Uses in the Upper Harbor Area 214 �Existing Harbor Uses A critical first step in the creation of the harbor plan was a detailed inventory of existing harbor uses . The restults of this inventory are presented below for both the Upper and Lower Harbor areas. Upper Harbor (See Figure 12. 1) A: Presque Isle Marina The public marina has a State and Federal designation as a harbor of refuge. The 30-year old, 95-slip marina is in need of an upgrade. Declining dockage facilities, outdated services, siltation and water depth issues limit its use and desirability. B: Marina Services Building The existing building houses the harbor master and support services. The facility appears to need updating from both a functional and aesthetic perspective . C: Boat Launch Community launch used primarily by fishing enthusiasts who want easy fishing access to the north . D: Merchandise Dock Owned by Cleveland Cliffs with the likelihood of being deeded to the City. E: Remnant Piles Large collection of piles that formerly supported docks. F: Ore Dock Owned by Cleveland Cliffs and currently active. Will remain in use for the foreseeable future . Lower Harbor (See Figure 12 .2) A: Public Access to Outer Breakwater United States Army Corps of Engineers owned and maintained breakwater protects the lower harbor. Provides desirable public access primarily for fishing . B: Coast Guard Station Office/Dock Coast Guard office and dock are located where the outer breakwater meets the land. Coast Guard residences currently located west of the lighthouse are proposed to be relocated to a new building adjacent to the office and dock . C: Seasonal Theater Local entertainment venue for theater productions. D: Cinder Pond Marina 104-slip public marina with fuel dock, boat launch/travel lift and marina services building . The marina, completed in 1994, is in excellent condition. E: Mattson Park Built on former coal dock pilings . Primarily a large open green space for warm weather events and skating in winter. Also contains a clock tower, play structure, and concession/restroom building . The surface walk along the bulkhead is in need of improvement. F: Yacht Club Private club consists of approximately 40 full members. Wednesday night Enson races around a 4.5 mile course. G: Association Dock and Fish Dock Privately owned docks are located on State of Michigan bottom lands . Lower harbor dock lessees and the City formed the Marquette Bay Association to purchase former railroad property from Wisconsin Central Ltd. Each lessee then retained ownership of their respective part. H: Ore Dock City owned ore dock, located on State of Michigan bottom lands. As Marquette's defining feature, there is broad support to retain the ore dock as a historically significant structure. I: Ripley's Rock Natural feature important to the community. J: Abandoned Spear's Merchandise Docks Remnant piles formerly supported working docks. Marquette Master Plan - 2003 215 �~ l l ( ( l, t t l ~ i l ~ SUp lm~nlory Presque ls.I¢- E.'-istin& f~ngth mun bu 24' 36 32' 36 42' 14 60' 9 Total Tut•I If \)5 J 144 lf Presque Isle- P r ~ m1mber lt.ngth ,......, // /./ 36 16 Toi.I 112 Total If 4520 If 16 nm (.\ \ Figure 12.3: Proposed Upper Harbor Plan 44 40' 50' 60' .......,"¾ ' \ ·,, \ © ,ii! MAROUETTE HARBOR MASTER PLAN UPPER HARBOR Plll!FERRE!) Scptemoor 2003 "' H N 30' PLAN SmithGmup JJR �Upper Harbor Preferred Plan Proposed improvements to the Upper Harbor area are described below (See Figure 12.3). The primary funding source for each of the elements is indicated in parentheses. A: Presque Isle Marina Improvements (Public) • Realign breakwater to improve access and efficiency, and reduce siltation H: Parking (Public) • Locate parking to accommodate beach, boat launch and additional marina slips • Develop standards for parking lots that reflect a park-like setting • Update dockage, including current utility/ service standards • Incorporate existing fuel tanks into new fuel dock system I: Peter White Drive (Public) • Upgrade harbor services building • • Update boat mix to include larger boat mix Realign north of Lakeshore Boulevard to better organize parking and create a park-like entrance experience for both Presque Isle Park and Marina 8: Merchandise Dock (Public) • Provide public promenade • J: Marina Services Facility (Public) Adapt and reuse existing structure at end of dock for vendor or concessionaire • Facility proposed on land currently owned by LS&I. Establish a land agreement to develop a marina services facility Incorporate land based museum/interpretive facility • Develop marina facility for service and storage of boats Reuse remnant piles for an observation deck that extends 100 feet from shore • Preserve piles 100' beyond proposed observation deck as historic relics • Salvage remaining piles • The facility can serve both Presque Isle and Cinder Pond Marinas C: Remnant Pilings (Public) • • K: Redevelopment Area (Private/Public Partnership) • Consider re-use of existing structures on City-owned property for an eco-lodge development, retail, and food/beverage uses D: Cleveland Cliffs Ore Dock (Private) • Maintain active use E: Kayak/Sailing Beach (Public) • Improve beach for kayak and small sailboat put-in/take-out • Provide kayak/small boat storage building combined with new restroom F: Boat Launch/Travel Lift • Relocate launch next to Merchandise Dock • Incorporate travel lift and pull out as part of launch area G: Fish Cleaning (Public) • Provide fish cleaning pavilion adjacent to boat launch L: Trail Connections • Maintain recreational trail connections Vending Opportunities (Private) • Encourage private vending at key activity Design Character Guidelines • Develop guidelines that build upon the high quality wilderness "parkitecture" style established with the park entry, new park pavilion, and gazebo • The intention of the guidelines is to reinforce the vision and establish parameters for redevelopment Marquette Master Plan - 2003 217 �(l - (l (l ('l (\ E\ (\ (\ (' u Ct Ct (f (f (I c, C, z, c, C, Cl Cinder Pond - E.'Osiing m1mber length 24' 30' 38' 38 49 14 Tollll 101 Community Sailing Prngnim - ~ !toeing 24' 20 Fish Dock ~ Exi~ling 11 so linc«r reec Fish Ood.; - Propo,,_'d 40' 24 400 Jini!at !CC:t AMOcinlioo Dock· ExiMing -IO' 14 &So.H_ linOArfooc All$0Cinlim Dock- Pniposcd 40' 14(inexi!Jling \ocatic,1) 1200 !in~ t~t(24sli~@.SO' e.11) OreDock- l>ro,,_, 1600 lilll)U f1.-e1(32 8.lips@.SO' ea) Hotel1Con\'1,.--nl1on Center• P r ~ JO' 36 40' 28 (/J' 24 'lint perpendicular sli~ Pnralh:I dockagc: Ore l)ock: Mi,:rtl u.~ rodtvelopment + malntllionn:hilccturollmegiity © ..;,nigh11ightingu:lpP«)Pl'i11.1t ❖ p-ovide conlinuous public access HA •longp.'linK"ttt Public promt.nadcA>rea.kw:1.lcr ❖ llghling ❖ seating ❖ ln1erpn>1ivefeatures ❖ e.U,tingpilerwsr Figure 12.4: Proposed Lower Harbor Plan I> K8 800' ii Mi\RODETI'E HARBOR MArrER PLAN LOWER H!RBOR PREFERRED Scpu:mber2003 fLAN SmithGruup JJR """'.... �Lower Harbor Preferred Plan Proposed improvements for the Lower Harbor area are described below (See Figure 12.4). The primary funding source for each of the elements is indicated in parenthesis. A : Cinder Pond Marina (Public) • Maintain current configuration/use • E: Hotel/Conference Center Marina (Private) • Maintain alignment and reuse piles where possible Adjust transient to seasonal mix as additional slips are built within the harbor • B: Fish Dock (Private) • • • • Encourage and establish private partnership opportunities Provide public promenade Expand retail uses • Encourage consistent architecture • Encourage vending opportunities • • • Provide protective breakwater at end of dock Expand dockage along existing piles Reuse piles where possible • Salvage remaining piles Configure breakwater to protect basin from wave action within the outer breakwater Provide public promenades with lighting, benches, interpretive features, and terminus features • Provide visual access of Ripley's Rocks, but limit physical access by separating the breakwater from the island • Accommodate larger vessels along southern breakwater F: Harbor Promenade (Public) C: Association Dock (Private) • Provide a continuous promenade along the water's edge that links to trails to the north and south Establish private partnership opportunities Provide public promenade • Maintain public access to the outer breakwater • • Provide protective breakwater at end of dock • Expand dockage along existing piles • Reuse piles where possible • Salvage remaining piles Enhance the bulkhead/promenade from Mattson Park to the proposed Hotel and' Conference Center • Create a common palette of amenities such as lighting, seating, interpretive features and other appropriate amenities • • D: Ore Dock (Public/Private Partnership) • Encourage adaptive reuse for mixed use development • Provide public access and promenade along perimeter • Provide public destination at terminus • Provide protective breakwater at end of dock • Maintain architectural integrity of ore dock • Limit activity on top of dock to historic interpretation • Provide sensitively designed night lighting • Accommodate parallel boat docking G: Linkages to Downtown (Public) • Provide visual and physical linkages between downtown and the waterfront emphasizing promenades that project into the harbor H: Trail Connections • • Provide trail connections north of Cinder Pond Marina and to the beach and trail south of the proposed Hotel/Convention Center Provide aesthetic fencing adjacent to the Coast Guard I: Theater/Marina Services (Private) • • Maintain current location of seasonal theater Expand seasonal marina services Marquette Master Plan - 2003 219 �~ ,r-'\ I Potential activities envisioned for the Upper and Lower Harbors 220 �Lower Harbor Preferred Plan (continued) J: Fish Cleaning Facility (Public) • Provide fish cleaning facility adjacent to Cinder Pond boat launch K: Cruiseship Docking (Public) • Improve bulkhead at Mattson Park to accommodate cruise ships L: Community Sailing Program (Private) • Reconfigure dockage for community sailing program M : Amphitheater (Public) • Locate amphitheater at the northwest corner of the harbor • Provide access to floating platform and community sailing dockage N: Water Taxi (Private) • Provide docking and wayfinding signage for water taxi • Provide seasonal service between lower and upper harbor O: Canoe/Kayak Beach and Storage Facility {Public) • Provide put-in/take-out beach at the South Railyard development • Incorporate kayak/canoe/small boat storage into public pavilion proposed for the South Railyard development Vending Opportunities (Private) • Encourage private vending at key activity areas Marquette Master Plan - 2003 221 �~ ,-... ,--...,_ Pllrtrulge Bay ~ ,--...,_ D ,-----... ----- MARQUETTE COMMUNITY MASTER PLAN Existing Zoning ,.~ Olt•Soutcf(ttyd~~l002 550 -- --.._ o■ilM•C:::::Jlll•llllllioi:.3C::C::::Jol6 Mies Presque i -=- i 1 ~ ...____ ____ j Isle ,-- : [/arbor ~ t""' I > ,,--... ,---. ~ r,; ,-----... ,,........._ ·1 ,,,,..--.... 01 ,,.--. ,,,..--..._ V, R , I i::: '"O Marquette t'r'1 Bay :;;:, .... D ,,--... ~ 8, 0 RS: Single Family Residential LI RG: General Residential D RM : Multiple Family Residential ~ ~ DOS: Office PUD : Planned Unit Development D BC: Community Business BG: General Business CBD : Central Business District I: Industrial 82:'.] DD : Deferred Development MGHOD: Marquette General Hospital Overlay District CR: Conservation & Recreation D No Parcel Data Available ~ 0 ,,.--.. tr' ,,--... F"°'\ ,--.._ ~.... Map 13. 1: Existing Zoning ,,--... "' 222 ,,,,..--.... ,.----. �Chapter Thirteen - Master Land Use Plan Chapter Thirteen MASTER LAND USE PLAN INTRODUCTION The decisions a community makes regarding its land use policies may have more effect than any other component of the master planning process. The chosen pattern of land use has implications for traffic patterns, natural resource protection, economic development, and neighborhood quality. This chapter will review the existing zoning and land activity patterns within the City of Marquette, and outline the master plan's approach toward the City's future land use. It will also discuss potential solutions intended to address some of the most urgent land use concerns currently being raised by community residents . EXISTING ZONING AND LAND ACTIVITY It is important to understand the current state of affairs before making any assumptions about where Marquette should be headed from a land use planning perspective. Two maps, Map 13 .1 and Map 13 .2 show the existing zoning and the existing land activity for the City of Marquette. While the zoning classifications simply represent the type of land use that Is designated for each area of the City, It does not necessarily reflect what has actually been developed in a specific area . To determine what land use Is actually being supported, the existing land activity map Is a more useful tool. Existing Zoning Table 13.1 identifies the amount of land that is currently planned for specified land uses under the City's current zoning ordinances. Map 13 .1 shows how these land uses are spatially distributed . Under current zoning, large patches of conservation and recreation lands are located on the periphery of the City and along the lakeshore. Commercial districts are focused in the City's central core including the Downtown area and the parcels fronting Business 41 and U.S.41-M28. Other smaller districts of office or community businesses are located throughout the City, particularly along the 3rd Street corridor between Washington St. and Fair Ave . Industrial land uses are primarily focused in the northern region of the City, although some parcels within the central city core are still zoned industrial. Given the large amount of land dedicated to institutional land uses such as NMU and MGH, it is interesting that the City lacks specific zoning for institutional land uses. The University and much of the Hospital's property is currently zoned "General Residential" . Residential land uses make up the large majority of land within the City, accounting for 41.4% of its total area. Table 13. 1: Breakdown by Existing Zoning Existing Zoning RS : Sinqle-Family Residential RM : Multiple-Family Residential RG: General Residential OS: Office BC: Community Business BG : General Business CBD : Commercial Business District I: Industrial DD: Deferred Development PUD: Planned Unit Development MGHOD : Marquette General Hospital Overlay District CR: Conservation & Recreation ROW: Public Riqht-of-Way Total Acres 878 537 1618 301 50 259 48 407 403 119 20 1,811 875 7,326 % of Total Area 12 .0% 7.3% 22.1% 4.1% 0.7% 3.5% 0.7% 5.6% 5.5% 1.6% 0.3% 24.7% 11 .9% 100.0% Marquette Master Pinn - 2003 223 �l'artndgt Bay D MARQU ITTE COMMUN ITY MASTER FLAN Existing Land Activity bed on .\rncnca11 PI.Jn11i11g ,-\$$0 c.uillon L111d-~1'::td OazifKalioo SI.Jnd.uds OlrUicUw.e.tl.U&,~.IM~ llXIS . , 0 ~-=joilll-lllllii o.:: :J==:ia.16 111 Mile:I. l'rtsqut Tslt H«rbor r > 7"- r. ?,"'\ •.r. ~ C: ';:I Marquttt, :-i Bay "' ~ t:", 0 ;::::, Humon Act>~ty Types· ~ D Res1dent1al Sh1pp1ng/Bus1ness/frade Ind ustnal/Manuf actunn g/Waste Sooali1nst1tut1onali1nfrastructure D Travel/t1,1overnent Mass Assembly of People Leisure c:::JNone - fr\ Map 13.2: Existing Land Activity 224 �Chapter Thirteen - Master Land Use Plan Existing Land Activity While zoning does help to direct the pattern of land use within a city, analyzing the current land activity often gives a more realistic picture of how the land is actually being used (See Map 13.2). For the City of Marquette, the largest discrepancies are related to industrial and institutional land uses. While the zoning allows for 407 acres of industrial land use, only 182 acres are currently functioning in an industrial capacity (See Table 13.2). Many of the parcels that are currently zoned industrial are instead being used for institutional purposes. The current land activity allocations show 929 acres of institutional land use, which accounts for 12 .6% of the total land area . In regards to the existing commercial land activity, most residents perceive the Downtown as the Table 13.2: Breakdown by Existing Land Activity Existing Land Activity Residential Commercial Industrial Institutional Travel/ Movement Mass Assembly of People Leisure No Activity Total Acres 1,669 272 182 929 1,087 31 868 2,347 % of Total Area 22.6% 3.7% 2.5% 12 .6% 14.7% 0.4% 11 .8% 31 .8% 7,385 100.0 % City's commercial core. In real ity, however, the proliferation of off-street parking lots in the Downtown area has created a lack of concentrated retail stores, therefore discouraging customers . Instead, new commercial activity is being focused to the west at the intersections of Washington St. and McClellan Ave ., and at Washington St. and U.S.41. A lack of specificity in the existing guidelines for residential zoning has also led to some unexpected, and somewhat unwelcome, discrepancies between the zoning and the actual land activity. Many dwellings within areas zoned RS-Single Residential and RG-General Residential have been converted to student rental housing with multiple occupants. Because the current zoning ordinance does not address this issue directly in its definition of permitted uses, the proliferation of these types of dwellings continues to increase. By using a more specific residential zoning designation (such as the R1, R2, R3 system), the City could more directly control the conversion of existing single-family homes into multiple-occupant rental units . · While the existing land activity shows the majority of the City as fully built-out, there are some opportunities for further development, particularly in the far northern and southern edges of the City. Marquette Master Plan - 2003 225 �Partndge Bay MARQUETTE COMMUNITY MASTER PLAN 2003 Master Plan 550 03 0.3 0.6 MP.I ---==--it:::::==::Ji Pre<que t,/e X f-/nrbor I','- t"" ';> ';:\ m I'\' ., en c:; -0 --8 Marq11111r trJ fl,ry ';,:i .... 0 D Watershed Residential ~ Single Family Residential D Multiple Family Residential Mixed Use (Res . & Com .) D Neighborhood Commercial D Village Commercial ~ Corridor Commercial Regional Commercial Central Business District I§§§ Business Park Campus Industrial D Recreation/Open Space 17 Transportation/Utility Right -of-Way , ' \ 'Relocated Road Right-of-Way D Map 13.3: Master Land Use Plan 226 I\'- �Chapter Thirteen - Master Land Use Plan MASTER LAND USE PLAN While the Master Land Use Plan shows only the proposed pattern of land use, it actually reflects many of the strategies and recommendations that have been presented throughout this document with regards to issues such as economic development, traffic controls, neighborhood quality, and natural resource conservation . As discussed in Chapter One, the Master Plan was based on the research and public feedback that has been collected throughout the master planning process. This feedback has resulted in the following community goals that were used to shape the plan : • Create and Preserve Viable and Livable Neighborhoods • Develop a Historic and Diverse Downtown • Create an Efficient, Functional, and Connected Transportation System • Make Marquette a Walkable Community • Foster Economic Diversity and a Family Sustainable Workplace • Protect our Natural Resources Map 13 .3 demonstrates the spatial pattern of the proposed land use throughout the City of Marquette . Table 13 .3 presents the breakdown of each land use type as it relates to Marquette's total land area. For each land use identified on Map 13 .3, a detailed discussion of its definition and importance is given in the following pages. Table 13.3: Breakdown by Proposed Land Use Proposed Land Use Business Park Campus Central Business District Corridor Commercial Neighborhood Commercial Regional Commercial Village Commercial Industrial Mixed Use Recreation / Open Space Single-Family Residential Multiple-Family Residential Watershed Residential Riqht-of-way Water Total Acres 159 388 72 67 30 88 20 288 149 1,782 2,122 237 1,054 876 54 7,385 % of Total Area 2.2% 5.3% 1.0% 0.9% 0.4% 1.2% 0.3% 3.9% 2.0% 24.1% 28.7% 3.2% 14.3% 11 .9% 0.7% 100.0% Marqu ette Master Pinn - 2003 227 �New single-family homes are being developed in the southern portion of the City High-density residential can offer alternatives to single-family homes Mixed use provides first-floor retail with residential units above 228 �Chapter Thirteen - Master Land Use Plan RESIDENTIAL As is typical for most communities, residential land uses account for the largest land use category in the new Master Plan. To better differentiate the types of housing that fall within the broad residential land use category, four categories of residential land use will be presented : Single-family Residential, High-density Residential, Mixed-Use Residential, and Watershed Residential. Single-Family Residential Single-Family Residential represents the largest category of land use in the Master Plan. Because of the density of development within the City, there is little room for significant growth in the amount of single-family housing available in the city's central core. For that reason, many of the new areas of single-family residential proposed in the Master Plan are located in the northern and southern edges of the City. It is important to note that the designation of an area as a single-family land use refers primarily to the number of dwelling units located on one lot (in this case, 1 unit per lot) . It does not, however, necessarily outline the number of families or occupants allowed in each dwelling. This issue, which relates primarily to the conversion of single-family homes for rental units, is better addressed by the City through an update to their residential zoning ordinances. These new ordinances should more specifically address the permitted occupancy, potentially through the use of more detailed R1, R2, and R3 differentiations. Such designations are generally used to specify the density permitted on a residential lot. A zoning designation of R1 is intended for areas that are primarily low-density, with a single-family detached dwelling on one lot. An R2 designation usually permits two single-family attached dwellings on a single lot. This type of zoning is sometimes structured to allow for the operation of student cooperatives within a certain distance of a school or university. The higher-density zoning designations (such as R3), refer to areas where multiple-family dwellings, such as townhomes or apartments might be allowed . The need for additional zoning designations was also confirmed in a study conducted by NMU students, who analyzed residential lots looking for non-compliance to the existing zoning definitions. This study found that the current residential designation of "General Residential" did not take into account the diversity of housing found in Marquette, such as the historical districts, and older homes on smaller lots. Many of these homes were found to be non-compliant based on the City's single "General Residential" definition. The differentiation of several residential zoning designations would provide the City with the flexibility it needs to address this variety of housing options. Multiple-Family Residential The designation of high-density residential is applied to areas where there are 12 or more dwelling units per acre. Apartments, condominiums, and townhome developments would all be included in this designation . While there are several existing high-density residential complexes within the City of Marquette, some new multifamily development opportunities have been identified as part of the master planning process. The most prominent of which is the proposed residential development located on the former "Roundhouse" property and the new developments proposed as part of the Lower Harbor Redevelopment Plan. The "Roundhouse" property, located to the west of the City's Downtown includes both two and threestory townhomes as well as a series of courtyard apartments. This new urban residential development would be in close proximity to the Downtown and its amenities. Plans for the Lower Harbor Redevelopment call for a series of residential townhomes to be located along the shore, north of the Whetstone Brook outlet. Marquette Master Plan - 2003 229 �,-..._ ------.. -..,. ~ /v I I r----I I I I I I Conventional Subdivision Design I .;it, - I 7 Conservation Subdivision Design Figure 13.2: Example of a Conservation Subdivision (Source: Adapted from Arendt et a/. 1994) 230 ,,,. I < --· I ' 1r I �Chapter Thirteen - Master Land Use Plan Mixed-Use Residential While traditional zoning seeks to separate different, potentially conflicting land uses, the use of "Mixed-Use" areas can be an extremely effective way to promote economic revitalization, increase walkability, and provide a variety of housing options for community residents . The new Master Plan identifies several mixed-use areas that are intended to encourage a mix of retail, commercial, and residential land uses. Such areas feature relatively dense housing development and are particularly wellsuited for certain demographics, such as the student population and the elderly. Mixed-use areas provide a variety of resources and amenities in close proximity of their housing . This reduces the number of automobile trips necessary and increases the walkability of the neighborhood . Watershed Residential In order to help balance the need for new development with the need for resource protection, the Master Plan promotes the use of a new residential designation called "Watershed Residential". This designation is a refinement of the 1996 Master Plan that classified property as "Residential - Resource Sensitive". This type of residential land use is particularly relevant in the southern portion of the City where new development pressures threaten to degrade the existing natural resources . This land use designation would require development in this zone to meet certain design standards established to limit development on environmentally sensitive areas such as steep slopes and along stream corridors (See Figure 13.3 for an example of steep slope protection). In return, it would allow developers to cluster developments in order to achieve higher building densities in the designated buildable areas (See Figure 13.2). The regulation of development in these environmentally sensitive areas is in keeping with the recommendations presented in the Whetstone Brook and Orianna Creek Watershed Management Plan. 100 ' 110' 120' Areas of steep slope require greater setbacks to protect against erosion Figure 13.3: Protection of Steep Slopes Marquette Master Plan - 2003 231 �"Neighborhood Commercial" includes corner markets and other small retailers / Third Street is an example of a "Village Commercial" location An example of "Corridor Commercial" along Washington Street 232 -~ �,,,........_ "" Chapter Thirteen - Master Land Use Plan COMMERCIAL The pattern of commercial development within the City of Marquette is a critical issue for the community. The urgency for a new strategy regarding commercial development is fueled by the residents' desire to halt the sprawling development along the U.S.41-M28 corridor, to revitalize the historic downtown, and to provide a variety of economically diverse employment opportunities. In order to meet these challenges, a variety of different commercial districts have been planned . Mixed-Use As discussed above, mixed-use developments can be used to target specific demographics such as the senior population or young families making their first start. These areas often include a mix of housing, retail amenities, and open space w ith a focus on the neighborhood's walkability. The right mix of these critical components provides for a vibrant housing community. As one resident commented , " Th is is what makes a community feel alive - mixed use" . Neighborhood Commercial The majority (65 .5%) of residents surveyed "agreed" or "somewhat agreed" that the City should make allowances for limited retail uses within residential neighborhoods . Such retail uses would provide pedestrian access to services and amenities such as corner markets, cafes, or other "mom-and-pop" stores, thus reducing the number of car trips required by residents to satisfy their need for basic services . Neighborhood commercial uses should be limited to not more than 1 to 1.5 acres in size . To help ensure these commercial establ ishments do not detract from the nearby residential homes, design controls should be recommended . Such controls could include guidelines for hours of operation, outdoor vending and storage, and acceptable lighting . ,,---._, Village Commerical Areas designated as "Village Commercial" shopping districts are intended to provide retail stores and amenities, in a more pedestrian-oriented area . The shopping district along Third Street is a prime example of this type of commercial land use. In this tight-knit collection of eclectic businesses, the stores front directly onto the streets with little setback and encourage a more pedestrian-oriented shopping experience . This greater pedestrian focus is also due to the lack of parking in this area that encourages people to visit multiple stores without driving to their destinations . Corridor Commercial The Corridor Commercial designation refers to an area of commercial businesses that is spatially developed in a linear pattern . This linear pattern, often located along a major transportation corridor, is most often associated with the stereotypical " strip " development that residents associate with urban sprawl. Such areas are generally more automobile-focused, promoting the tendency for customers to drive from one location to another, rather than parking in a central location and walking to adjacent stores. Marquette Master Plan - 2003 233 �,,---.. r---- ,,--..__ ,,,...--.-.., ,........__ ---- ,...... ~ Regional Commercial areas feature a smaller scale and pedestrian-oriented design - ,,-,--..., Marquette is seeking to revitalize its Downtown shopping district 234 �Chapter Thirteen - Master Land Use Plan Regional Commercial The current pattern of development along the U.S41-M28 transportation corridor is one of the most pressing concerns for City residents today. The area just west of the City has experienced an explosion of "big-box" retailers and other nationally known chain establishments that residents fear will make Marquette look like, as one resident put it, "anytown U.S.A." . Because the conversion of this corridor to a large commercial "strip" is already underway, and because many of these commercial establishments are actually located outside of the City of Marquette, it is unlikely that this development trend can be completely halted. Instead, Marquette should take active steps to create its own commercial district along U.S.41 at the western edge of the City that promotes a different aesthetic than what they see currently happening in the adjacent township. Such an area has been designated as a "Regional Commercial" land use on the master land use plan . The regional commercial land use focuses on the creation of a commercial node that is organized around a central shopping area (rather than a strip of several physically separated stores). A mix of residential and commercial ventures in tight, mixed-use developments, would support this shopping area. The addition of housing and increased pedestrian access to this regional commercial area will prevent it from becoming the automobile-dominated "strip" mall that is seen further west along U.S.41 . Central Business District Similar to many small towns throughout the country, Marquette has begun to see its historic downtown deteriorate under the pressure exerted by large, nationally known retailers in areas adjacent to the City. Because residents believe that a strong downtown is representative of a strong community, they are striving to revitalize their historic business district. While the scale of the Master Plan can reflect only the general area that is intended to be the central business district, there are a number of land use decisions that can be made on a smaller-scale that would greatly increase the City's ability to meet their goal. • Lower Harbor Redevelopment - The redevelopment of the Lower Harbor area provides exciting opportunities for attracting more businesses and customers to the downtown area. The harbor design calls for new public and cultural amenities, as well as intensive mixeduse development along the lakeshore. These new facilities will be coupled with a shoreline greenway and pedestrian access that will encourage visitors to patronize the harbor area . • Parking - As discussed in Chapter Nine, parking is a critical issue for Marquette's downtown area. By promoting more on-street parking, parcels currently used for off-street lots can be reused as more productive commercial spaces. The appropriate design for the additional parking (i .e. parallel, angle, etc.) should be evaluated on a case-by-case basis depending on the available road width and the demand for parking spaces in that area. • New policies - While recommendations for new planning and economic tools to help jump-start the downtown's revitalization were discussed in Chapter Seven, it is important to reiterate that govern ment regulation can have a direct effect on the success of the commercial downtown . City ordinances should be reviewed to ensure they fully support the City's desire to be a 24-hour, 7-day-a-week destination. Marquette Master Plan - 2003 235 �r,., Map 13.4: Marquette General Hospital's overlay zone Marquette is trying to attract new "clean industries" to increase their economic diversity 236 �Chapter Thirteen - Master Land Use Plan CAMPUS / INSTITUTIONAL Although institutional land uses, such as the area occupied by the Hospital and University, represent key components of the master land use plan, the physical area designated as such has not changed significantly under the new plan . The majority of the area identified as institutional land uses are currently being used in this manner. One exception would be the area within the Marquette General Hospital overlay zone (See Map 13.4). This block of properties, bordered by Presque Isle Ave. and Seventh St. to the east-west, and Kaye Avenue and Park St. to the north-south currently contains some residential land uses . The Hospital 's long-range vision for this area is to continue to buy these residential properties as they become available with the goal of unifying the hospital campus with 1n the one overlay zone. INDUSTRIAL One of the goals expressed by residents has been to increase the number and diversity of employment options available within the City. In order to support this goal, the new Master Land Use Plan identifies 288 acres of industrial land use within the city limits. Most of this new industrial development is focused around existing industrial areas in the northeast corner of the city. Because this area is also home to the Dead River and other ecologically sensitive land uses, these industrial uses are intended to be technology-related business parks or other "clean " industries . The City should not squander its remaining industrial properties by allowing institutional and professional office uses into these areas . Staying the course to establish planned industrial and business parks will result in long term gains for the City. Conversely, allowing non-industrial uses into the park may impair the recruitment of new industry. Marquette Master Plan - 2003 237 �Partridge Bay Middle Buy MARQUETTE COMMUNITY MASTER PLAN Proposed Greenway System 5 .. o11 iell•= :il o--ic o3= =::::io6 M~es Prrsqw, -----------------------------------------------' '' '' '' ' Isle '' '' '' '···, Hnrmr ··-··· r"' > ~ ............... ~~=i::=--:--'-r,-~ ~ ~ _ t _.J.U.,...,J3 t"1 v-, c:: "'t) Nlar,11iette ti, Bay :::-i ..... I 0 Greenway Existing Bike Path Future Bike Path :::-i Map 13.5: Proposed Greenway System 238 �Chapter Thirteen - Master Land Use Plan RECREATION / OPEN SPACE A defining attribute of Marquette is its rugged natural beauty and its distinctive climate . Lake Superior, along with the area's watersheds, woodlands, and varied topography frame the community and give it an undeniable appeal. Finding a way to accommodate new growth within the community while still protecting these valuable natural resources is essential to Marquette's quality of life . The Master Plan focuses on the preservation of recreational / open space land in two primary areas: Along the Lake Superior Shoreline and along the Dead River. Focusing conservation efforts along these two critical waterways provides not only environmental benefits, but also satisfies the residents' desire to maintain public access to their most valuable natural resources . Protection of the Lake Superior Shoreline An overwhelming 87% of respondents to the telephone and written surveys felt preservation and public access along Lake Superior was "very important" to them. To support this clear directive, the Master Plan includes several redevelopment plans that will provide increased public access and protection of the shoreline. • Lakeshore Parkway - A redesign of the Lakeshore Boulevard (described in Chapter Nine) would feature the creation of a greenway corridor along the Lake Superior shoreline that would incorporate continuous bicycle and pedestrian paths to provide convenient public access . The redesign also calls for a tree-replacement plan to replace aging plantings and also to extend the current "forested" appearance along more of the roadway. Finally, design controls for adjacent developments would protect not only the ecological, but also the scenic qualities of this area. • Lower Harbor Redevelopment - The redevelopment of the Lower Harbor area provides an opportunity to extend this public greenway along the southern portion of the Lake Superior shoreline. It also outlines the redevelopment of Mattson Park as the premier waterfront recreation area . Finally, the Lower Harbor plan calls for the "daylighting" of the Whetstone Brook and the Orianna Creek in an attempt to restore some of the ecological benefits of these natural streams. Dead River Greenway The Dead River flows across the northern tip of the City on the way to its outlet into Presque Isle Harbor. This area currently features several existing recreational parks such as the Tourist Park Campground and the River Park Sports Complex. The new Master Plan encourages the creation of a greenway corridor on both sides of the Dead River from the Holy Cross Cemetary to Lakeshore Boulevard (See Map 13 .5). Such a greenway would have both ecological as well as recreational benefits . By creating an open space buffer along the river, water quality and aquatic habitat could be protected from detrimental effects of development. Residents would benefit from the creation of a continuous greenway connection from the western edge of the city to Lake Superior. This new Dead River greenway would then connect with the Lakeshore parkway system and destinations to the north, such as Presque Isle Park, and to the south all the way to the newly developed Orianna Creek Preserve. Carp River Greenway A similar greenway is proposed adjacent to the existing Mount Marquette Road near the Carp River. An easement along this roadway would create the opportunity to connect the pathway along the Lake Superior shoreline to the existing McClellan Avenue bike path . Enhancements to Mount Marquette Road should be designed to create a scenic parkway aesthetic, similar to the recommendations given for the Lakeshore Boulevard redesign . Marquette Master Plan - 2003 239 �Partridge 8011 MARQUITTE COMMUNITY MASTER PLAN Expansion Zones 550 o~3 ~ -o~ ~!!!O !li3iiiiiiiiiiiiiiii~ o 6 Mies f'rrs,p1c I.le Harbor V) c::: "" A,fnrquette ti") Buy ,:i .... 0 ~ Map 13.6: Future Expansion Zones 240 �Chapter Thirteen - Master Land Use Plan ADDITIONAL PLANNING TOOLS While the master land use plan described in this chapter provides details for all the land uses in the City of Marquette, it can also be useful to identify the larger-scale land use patterns that the detailed master plan is meant to represent. To that end, two additional maps have been created to help supplement the master land use plan : the Map of Expansion Zones and the Map of Development and Redevelopment Opportunities. Expansion Zones The map of Expansion Zones is perhaps the most general representation of land use recommendations for the City. Map 13.6 summarizes the general areas of the City that are targeted for potential expansions of existing land uses. The key components of the expansion plan include the consolidation of commercial development within the City's central core, the identification of an industrial area where the development of new, clean industry will be promoted, and new areas in the southern portion of the City that focus on expanded residential development. The Expansion Zone also reflects the characteristics associated with the predominate land use. Industrial Zone • • Principal land utilization for light industry, warehousing and distribution, energy production, bulk commodities, marine uses, and business parks. Needs access to minor arterials and collector roads • Road design to reflect heavier loads and expanded turning radii • Inclusion of applicable screening, buffer, and reduction of fugitive dust materials Institutional Zone • • Reduce surface parking lots and encourage strategically located deck parking Increase walkability between uses • Promote denser, more compact office, medical, and educational buildings Commercial Zone • • • Encourage the expansion of retail, governmental, and art and entertainment uses Allow mixed-use developments with residential components Promote infill of underutilized properties and parking lots • Employ an integrated system of public amenities such as lighting, signage, and wayfinding Residential Zone • Allow residential development that utilizes open space and resource protection techniques • Extend infrastructure to support new development • Promote creative and innovation residential development • Ensure either vehicular or pedestrian connections between developments Marquette Master Plan - 2003 241 �Pi1rlr•fge &,y M1dd/,- &ry MARQUETTE COMMUNITY MASTER PLAN Development & Redevelopment Opportunities 550 03 03 06 M~es -•c::::::11••c:::=:::::JI Presque ---- ------------------·-······---------------- Isle Harl.,- 1 r=::-:::-:::=r~-·----J.:_ - ·-'---.., "" --~~7"----r--____E-UW-1-.....! t"' ';> X Parle tT1 Vi c::: Lower Harbor Development "O i\1mqudlt t"1 Bay :;,.,i ,_, 0 D D D C D Residential : _J Residential Infill l Housing Rehabilitation Commercial/Residential Mix :;,.,i Commercial Industrial Recreational Cultural Map 13.7: Areas Targeted for Development and Redevelopment 242 ~ �Chapter Thirteen - Master Land Use Plan Development and Redevelopment Opportunities The map of Development and Redevelopment Opportunities (Map 13. 7) focuses on some of the highest priority changes as indicated in the master land use plan. This map highlights areas that have the potential to create new amenities, address existing deficiencies, or to change the existing pattern of land use in a particular area of the City. Such opportunities include: • A new greenway connection along the Lower Dead River • • Opportunities for mixed-use along U.S.41-M28 and in the Downtown/ Harbor area Areas for housing rehabilitation and infill development • New opportunities to develop industrial and cultural resources • • Infill and redevelopment along the "Village" business district Potential for a lifestyle retail center along U.S.41 . Example of a "lifestyle" retail center Example of an in-fill development designed as mixed-use Marquette Master Plan - 2003 243 �rA The former LS&/ Railroad property is being redeveloped for housing The community is committed to the revitalization of its historic Downtown New industries are being targeted to help increase economic diversity 244 - ------ - --------. ~ - -~ �Chapter Fourteen - Summary of Recommendations Chapter Fourteen SUMMARY OF RECOMMENDATIONS INTRODUCTION While each component of the Master Plan is of critical importance, each topic does not function in a vacuum. Every recommendation made throughout the Master Plan document has implications for other planning areas. This chapter summarizes the key recommendations made throughout the Master Plan and discusses the larger implications of these choices. Prioritization of these recommendations, as well as strategies for implementation will be discussed in Chapter 15. ECONOMIC RECOMMENDATIONS Economic goals for the City of Marquette focus primarily on three areas: • Diversification of Marquette's economy • Revitalization of the Downtown Business District • Encouraging Infill and Reuse of Existing Facilities Diversify Marquette's Economy • Recruit non-service sector businesses such as telecommunications, technology, clean industry, and research . • Encourage mixed-use developments, particularly in the Lower Harbor, and other brownfield sites . • Promote all-season tourism that will both develop Marquette's economy while increasing appreciation of the area's natural resources . • Establish programs to promote the retention and growth of existing businesses. • Work with the Lake Superior Community Partnership to foster economic growth . • Continue redevelopment of former Cliff-Dow property for a business and technology park . Resist the need to sell parcels for other uses. Revitalize the Downtown Business District • Reevaluate the current parking strategy to reduce the number of off-street lots, creating new development locations . • Use the Lower Harbor redevelopment project to promote new development throughout the Downtown area . • Reevaluate city policies to ensure they support the City's vision of a vibrant, 24-7 Downtown district. • Conduct a market analysis to determine the best strategy for attracting new businesses and customers to Marquette's Downtown district. • Educate existing businesses on current consumer trends, marketing, and advertising . Encourage Infill and Reuse of Existing Facilities • • • • • • Promote the redevelopment of the Lower Harbor and "Roundhouse" areas . Redevelop former industrial sites or other underutilized properties . Reuse former off-street parking lots as new development parcels . Partner with the LSCP to create financial incentives specific to the City of Marquette . Encourage development of the former K.1. Sawyer property through the use of Renaissance Zones the Intermediary ReLending Loan Program . Promote the Revolving Loan Fund as a tool for growth and new business development. Marquette Master Plan - 2003 245 �-. .t . ,t~- -..;- ,,--...._ ~ ,,.--,_ Residents support an inspection program to protect the safety of student renters The Master Plan calls for the protection of historic neighborhoods Roadways should be redesigned to increase pedestrian safety (Source: Burden 2003) 246 ~ r'-. ~ �Chapter Fourteen - Summary of Recommendations NEIGHBORHOOD RECOMMENDATIONS Protecting the quality of their neighborhoods is an extremely important issue for Marquette residents. The recommendations provided focus on three critical issues; Student Housing, Affordable Housing, and the Protection of Historic Homes . Student Housing • Institute a city inspection program to ensure rental housing meets specified requirements for safety and livability. • Enact new city regulations to help control common infractions such as noise, litter, parking, and occupancy. • Encourage the development of neighborhood associations to address specific issues affecting their residential area . • Increase the amount of University-owned housing. • Encourage NMU to partner with the private sector to develop student housing . Affordable Housing • Encourage a diversity of housing options such as mixed-use, townhome or condominium-style units, as well as affordable single family homes. • Work with developers considering affordable housing projects to reduce some costs such as infrastructure, land costs, and utility connections . • Encourage infill and reuse as alternatives to "greenfield" development. Protection of Historic Homes • Create a historic overlay zone to protect the character of existing historic homes . TRAFFIC RECOMMENDATIONS Recommendations for modifications to the existing traffic network address both specific changes to critical corridors and intersections, as well as more general strategies for improving the overall efficiency and safety of Marquette's roadway system . Specific recommendations focus on modifications to the 5 early action corridors: • Create a continuous east-west connection around the University at the Kaye/ Fair Avenue location . • • Extend Seventh Street to connect from Spring Street to Washington Street. Redesign Lakeshore Boulevard as a scenic parkway. • Redesign the U.S.41 / Front Street intersection . • Extend McClellan Avenue north from Fair Avenue to Wright Street installing roundabouts in lieu of 4-way stops or intersection signalization . Citywide strategies include modifications designed to promote safety and walkability: • Reduce the number of travel lanes on collector streets . • Implement new pavement cross-sections . • • • • • • Reduce pavement widths where appropriate . Incorporate on-street parking . Reconfigure intersection signals . Reevaluate the snow removal process . Incorporate pedestrian-related safety measures such as crosswalks, walk signals, and sidewalks into road designs. Restripe intersections to create opposing "left" turn lanes . Marquette Master Plan - 2003 247 �On-street parking should be used in more areas throughout the City Traffic calming mechanisms, such as roundabouts, increase an area's walkability (Source: Burden 2003) I Snow removal practices should be modified to increase walkability 248 �Chapter Fourteen - Summary of Recommendations WALKABILITY RECOMMENDATIONS Similar to the strategies for improving Marquette's traffic network, recommendations relating to walkability address changes at a variety of scales. Some recommendations given relate to the larger traffic system and land use pattern within the City of Marquette. These recommendations include the following : • Keep roads small and well linked. • Work with regional partners, such as surrounding Townships, to control sprawl and prevent poor land use practices . • Provide aging residents with quality housing in a choice of central locations that are in close proximity to shopping and cultural activities . Provide a variety of housing choices for students. • • Modify city and school policies and practices to support walkability concepts . • Modify current parking strategies to incorporate more on-street parking . • Create links and connections, particularly in areas not currently served by the existing street pattern, to promote more pedestrian use. • Modify current snow removal processes to accommodate walkability changes such as on-street parking and reduced road widths. Other walkability suggestions specifically relate to the existing configuration of roadways and intersections. These recommendations include the following : • • Reduce the number of four-way stops, consider using roundabouts instead . Reduce the number of travel lanes. • • Add bike lanes to existing roads, particularly where roadways are overly wide . Incorporate on-street parking . • Add sidewalks, particularly near the University or in close proximity to schools or other amenities . • Establish a Citywide sidewalk replacement and installation program using a sidewalk width of 5'-4". • Rebuild intersections to meet ADA and walkability needs. • Encourage involvement by local residents to address concerns specific to their neighborhood. Marquette Master Plan - 2003 249 �I I I I I I I I I I I Opportunities exist for new single-family residential development I High-density residential can be a more affordable alternative 250 �Chapter Fourteen - Summary of Recommendations LAND USE RECOMMENDATIONS The Master Land Use Plan presents an overview of the general types of land use as they are spatially distributed throughout the City. Each land use also contains a set of specific definitions or guidelines for its implementation, that help ensure a particular land use will accomplish its desired effect. A summary of these definitions and guidelines is provided below. Residential: • • • • Single-Family Residential - These areas represent traditional residential units, located primarily in the northern and southern edges of the city. High-Density Residential - High-density is defined as 12 or more dwelling units per acre. These developments are particularly appropriate in central locations where residents desire to live in close proximity to existing amenities. High-density units often provide more affordable housing options than the traditional single-family residence . Mixed-Use Residential - This designation combines residential units with commercial or retail amenities. Such units are often geared toward specific demographics, such as the student or elderly population, who can benefit from easy access to amenities without the need for automobile transportation. Watershed Residential - This type of residential unit is specifically geared to protect environmentally-sensitive areas. It identifies stringent design guidelines and promotes the use of cluster housing and open space preservation as a mechanism for protecting natural resources. Commercial: • • • • • • Mixed-Use - As outlined above, mixed-use developments include a combination of residential, commercial, and open space components within one area. Neighborhood Commercial - This designation allows limited retail uses within a residential neighborhood. Such retail units will be limited in size (1 to 1.5 acres) and will be geared toward daily services, such as cafes, corner markets, and other "mom-and-pop" stores. Village Commercial - Village Commercial land uses designate areas that provide commercial and retail services in a primarily pedestrian-focused area. Corridor Commercial - Corridor commercial areas are primarily automobile-oriented, incorporating commercial and retail services generally located along an existing traffic corridor. Regional Commercial - This land use is provided as an alternative to the "big-box" sprawl that is currently underway in the adjacent Township . Regional commercial areas focus on the creation of a large commercial node, organized around a central shopping area (rather than a strip of physically separated stores) . The design of such a node is focused on maintaining human-scale designs and incorporating walkability concepts to prevent the area from becoming automobile-dominated . Central Business District - This land use refers to the core commercial area within Marquette's Downtown . The Central Business District should focus on maintaining its traditional "Main Street" quality through the use of on-street parking, design guidelines, and the redevelopment of underutilized parcels for new commercial opportunities. Marquette Master Plan - 2003 251 �Presque Isle provides protection to scenic natural resources New greenway connections ensure pedestrian access to existing natural areas A holistic approach is necessary to protect Marquette's unique quality of life 252 �Chapter Fourteen - Summary of Recommendations Campus / Institutional Designates the areas that are appropriate for expansion of institutional uses such as the University or Hospital. Specifically defining these zones prevents their unchecked expansion into surrounding residential neighborhoods . Industrial Areas designated as industrial land use are considered suitable for new, "clean industry" or technology-related business parks. These areas should not be considered for professional office parks or other institutional land uses. Recreation / Open Space The provision of spaces dedicated to the protection of natural resources is a particularly important issue for Marquette residents . The recreation I open space land use designated in the Master Plan focuses on protecting the Lake Superior shoreline and other unique natural resources in primarily two ways: • Development of a cityvvide greenway system: The Master Plan calls for connections between a number of new greenway corridors . These include open space and pedestrian pathways in the following areas: - Dead River Greenway - Carp River Greenway - Lakeshore Boulevard Greenway - Washington Street Linear Park - Mt. Marquette Road Parkway - Lower Harbor Greenway - Onanna Creek Preserve • Development of Ordinances to protect existing natural resources : In addition to the identification of new greenway linkages, the Master Plan also calls for the use of regulatory tools to protect ecologically-sensitive areas. - Overlay Zones to protect sensitive natural resources such as woodlands, wetlands, and stream corridors . - Implementation of recommendations given in the Whetstone Brook, Orianna Creek Watershed Management Plan . SUMMARY The presentation of these recommendations, neatly compartmentalized into their distinct content areas, can mistakenly give the impression that each series of recommendations can be addressed individually. In reality, the successful implementation of this Master Plan will rely on a more holistic approach, where the implications to a number of areas such as traffic, walkability, land use, resource protection, and neighborhood quality are all addressed as critical components of any larger change effort. Marquette Master Plan - 2003 253 �Table 15. 1: Progress Update on 1996 Master Plan Project outlined in 1996 Master Plan Description Lakeshore, Inc. Redevelopment Site Remediate site and redevelop for high-density residential housing Extend west to provide connections to the Township and facilitate new development Downgrade C R-553 and designate McClellan as an official truck route Creation of design and development guidelines for commercial and residential development Desiqnation of historic districts Improvement of exterior property and structures Extend to improve north-south access Remediate site and redevelop as new technology park Develop a linear park on the Washington Street railroad corridor Preparation of resource-based development guidelines Development of a "village" commercial district to serve adjacent residential areas Redevelop the Lower Harbor area for a mix of commercial, residential, and open space uses Maintenance of existing conditions through bi-annual reviews of exterior property Redesign to allow traffic circulation around the University Develop design guidelines and a corridor redevelopment plan Integrate the Third Street district into the DDA Redesign to increase circulation and provide a "gateway" aesthetic Redesign to increase circulation and provide a "qateway" aesthetic Conduct studies to address circulation, aesthetics, traffic, and parking issues Pioneer Road Extension Downgrade of CR-553 / Re-routing of traffic McClellan Extension Design Guidelines Neiqhborhood Preservation Neighborhood Rehabilitation Seventh Street Connection to Business 41 Iron-Bay Industrial Park Linear Park on Railroad Property Marquette Mountain Resource Protection Guidelines McClellan/ CR-553 Commercial Node Waterfront Redevelopment near Downtown Neighborhood Conservation Redevelopment of Intersections near NMU Community Entrance Corridor/ U.S.41 South Third St./ Village District Improvements U.S.41 / Front St. Intersection U.S.41 / Washington St. Intersection U.S.41 (West) Commercial District Improvements 254 Action Category Short Term Current Status Complete Long Term Resolved (In South Mclellan Plan) Immediate In Progress Immediate In Progress Immediate Immediate In Progress In Progress Immediate In Progress Short Term In Progress Short Term In Progress Short Term In Progress Short Term In Progress Short Term In Progress Immediate Not Started Immediate Not Started Short Term Not Started Short Term Not Started Short Term Not Started Short Term Not Started Long Term Not Started I 0' I �Chapter Fifteen - Implementation Chapter Fifteen IMPLEMENTATION INTRODUCTION Simply documenting strategies and recommendations for improving the Marquette community is not enough . In order to ensure that the Master Plan is a useful document, it is necessary to outline a plan for implementation that will assist in the prioritization and fulfillment of the many recommendations presented. While the Master Plan may be seen primarily as a tool for City leaders, its implementation requires commitment and involvement from the entire community over a lengthy period of time. The interest and involvement shown to date by community residents during this master planning process indicates that Marquette is indeed ready to take on this challenge . This chapter will review the progress the City of Marquette has made since the adoption of its last Master Plan in 1996. It will also outline action steps and their associated timeframes in order to help direct the new Master Plan's implementation . PROGRESS TO DATE The Master Plan adopted in 1996 identified a variety of projects to be undertaken by the City in order to achieve their desired goals. A summary of the progress made to date on these action items is presented in Table 15.1. Some of the most noteworthy accomplishments include : • Acquisition of key properties in preparation for a number of large projects including the Lower Harbor Redevelopment, the "Roundhouse" property, and the Washington St. railroad corridor. • Remediation and plans for redevelopment of some existing brownfield sites including CliffsDow, Lakeshore, Inc., and the LSI Railroad . • Completion of a watershed management plan for the Whetstone Brook and Orianna Creek Watershed . PRIORITIZATION OF MASTER PLAN RECOMMENDATIONS: In addition to the many detailed projects outlined in the implementation strategy, there are a number of general measures that need to be followed in order to ensure that the implementation of the Master Plan will be a success . Promote community understanding of the new plan • • • Update City policies and regulations to reflect the Master Plan 's vision Partner with adjacent Townships and key community interests (such as the University and Hospital) to ensure consistency between individual master plans. Use the Master Plan as a primary resource - actively seek ways to promote projects that are in accordance with the plan . Marquette Master Plan - 2003 255 �Master Plan Action Items Each of the following tables outline the projects needed to implement Marquette's Community Master Plan . Determination of priorities will be adjusted based on availability of funding and personnel needed to implement the project or program. Although this approach is less tentative than a more formal budgeting program, it recognizes that local government funding opportunities are influenced more by federal and state budgets, than city initiatives. An action category is suggested based on community expectations discussed in the plan. Table 15.2: Action Items - Community Wide 2003 Commun ity Master Plan Community Wide Community Design Standards Community Entrance Corridor/ U.S.41 South Revise Zoning Ordinance Sensitive Development Regulations Wayfinding System Development of "Mature" Housing Expansion of Historic Districts Neighborhood Associations Parking Strategies Urban Forestry Program Greenway System Description Action Category Establish design standards, which are locally based and reflect Marquette's natural and architectural character. Develop design guidelines and a corridor redevelopment plan Revise the City's current zoning ordinances to meet the recommendations of the new Master Plan Establish regulations, which manage stormwater runoff, protect water quality, steep slopes, and woodlands. Establish a community-wide wayfinding system to replace the current city directional community facility signage. Encourage development of higher density housing for mature households (55+) years in close proximity to downtown and established neighborhoods Expand National Register of Historic Places districts in the downtown and south Marquette neighborhood Provide technical advice to establish neighborhood associations Reevaluate parking strategies to encourage additional on-street parking particularly in the Downtown area Establish a comprehensive forestry management and replanting program. Develop a community-wide greenway system incorporating nonmotorized pathways and connections Immediate 256 Immediate Immediate Immediate Immediate Short Term Short Term Short Term Short Term Short Term Long Term �Chapter Fifteen - Implementation Table 15.3: Action Items - Economic 2003 Community Master Plan Economic Brownfield Redevelopment Downtown Zoning Provisions Non-Service Sector Strategy Orphanage Property Soo Line "Roundhouse" Property South Rail Yard Redevelopment Downtown Revitalization Iron Bay Redevelopment "Cleveland Cliffs" property Eco-Tourism and Sport-Tourism Program Description Action Category Continue to implement projects that utilize former brownfields for tax revenue producing economic development projects. Amend the zoning ordinance to regulate the expanse of professional offices and service businesses on the first floor of downtown buildings. Focus recruitment of new business on telecommunication, software development, internet, and biotechnology uses. Promote adaptive reuse of the property for housing Redevelop the "Roundhouse" property as a mixed density residential development Redevelop the Lower Harbor area for a mix of commercial, residential, and open space uses Continuation of the DDA's efforts to revitalize the downtown utilizing financial incentive programs, and technical assistance. Continue expansion and sale of properties within the industrial park Develop a eco-tourism and sporttourism program in conjunction with the Lake Superior Community Partnership Immediate Immediate Immediate Immediate Immediate Immediate Short Term Short Term Long Term Table 15.4: Action Items - Neighborhoods 2003 Community Master Plan Nei hborhood Neighborhood Conservation Neighborhood Preservation Neighborhood Rehabilitation Redevelopment of Intersections near NMU Description Action Category Establishment of Rental Housing Inspection pro ram Designation of historic districts or enactment of historic overlay provisions which promote sensitive design and rehabilitation Utilize state and federal programs to provide lower interest financing and grants for housing rehabilitation Redesign to allow traffic circulation around the University Short Term Short Term Short Term Short Term Marquette Master Plan - 2003 257 �Table 15. 5: Action Items - Traffic 2003 Community Master Plan Traffic Lakeshore Boulevard McClellan Avenue Extension Seventh Street Connection to Business 41 Traffic Calming US-41 / Front Street Intersection Kaye / Fair Avenue Marquette "Street Design " Standards McClellan Avenue Redesign Reconfiguration of Roadways South East-West Connection Description Action Category Redesign Lakeshore Boulevard using "parkway" design standards Extend McClellan Avenue to Wright Street Extend to improve north-south access Identify areas to implement traffic calming mechanisms as City roads are considered for redesign or maintenance Modify the intersection to include ertheraroundaboutora "T" intersection . Complete the Kaye/ Fair Avenue connections Utilize the street design standards for new street construction or major reconstruction of existing streets where curb removal is a component Boulevard w ith a median McClellan Avenue between M-554 and Grove Street Implement recommended roadway design changes (reduced travel lanes, reduced pavement width, additional on-street parking, intersection controls) as roads are considered for redesign or maintenance Extend M-554 into Marquette Township Immediate 258 Immediate Immediate Immediate Immediate Short Term Short Term Short Term Long Term Long Term �Chapter Fifteen - Implementation Table 15.6: Action Items - Walkability 2003 Community Master Plan Walkability Integration with Traffic Enhancements Linear Park on Railroad Property All-Season Access All-Season Connections Neighborhood Plans Description Action Category Integrate Citywide walkability concepts into road redesign or maintenance projects Develop a linear park on the Washington Street railroad corridor Provide all-season access along the Lake Superior shoreline Maintain all-season non-motorized connections to neighborhoods and community facilities . Develop neighborhood specific walkability plans, which include identification of projects and estimated cost of project implementation. Immediate Immediate Short Term Short Term Short Term Table 15.7: Action Items - Winter Considerations 2003 Community Master Plan Winter City On-street Parking Winter Recreation Opportunities Description Action Category Develop a parking system that would allow for on-street parking during the winter season . Encourage and financially support outdoor winter recreation opportunities Short Term Description Action Category Modify zoning provisions to allow for a diversity of housing types, densities, and mixed uses. Creation of design and development guidelines for commercial and residential development Incorporate within the zoning ordinance "Night Sky" provisions which regulate evening outdoor light pollution. Amend the zoning ordinance to allow for the introduction of limited, neighborhood based retail uses. Immediate Short Term Table 15.8: Action Items - Land Use 2003 Community Master Plan Land Use Innovative Housing McClellan Extension Design Guidelines Night Sky Provisions Neighborhood Retail Immediate Immediate Short Term Marquette Master Plan - 2003 259 �) ) ) ) ) ) ) ) City of Marquette Capital Improvement Program Sanitary Sewers • c ......... rl~ I .. -.- __ JI f• /-- I f-=t-- j} : If I tj--~,i:.rf_ ,/ f! , tl I J~~ l {j 11 ,_ 1P""'-• LWJ -l, •- ~ - " f IF ) J - < __ , n-i, ....J"": '.t,;,.:..s--- .II- ,. ) ) ) 1) . I I I - ~-- ' j \ ~ Lake Superior \ I I - ~ I, J ,t , . •< l ;· . 4, 'l7j ' 'a .,-l1:\ - .- -1 i ) t • -=~-.. _r1 1'1,. , • • -~t ,:.ilUJ , 1· '··- -,..- f~M.:-' ;:~: .a. f f~ . ' ~ . •r- ;'l, f"'"' .J--! ...... 1rf']f'"",r,·::ft-...!. --~ IL "' t- - c~,.._ , --.,~ I ·---~ ~·-- ,. I i I ...... ,~-. ..... ·-~ ·- ~ - • . -.. I . -.._., __ ~ •h ··· . ..........._ . . ,.J1 1 . ' ~t . f I / ...,_ _.¾ :t,.. I I i -·.. • !r • ~ -;::: I / I\ ,.,,. \\ / I ,._ '· \ \ '\ ~, 't__ . -- ~,,., • ~ ' ~ \ . .r '\, ' \ '\ Lake Superior \·if 't l1 <> ' II ~ ! I Legend .,,,. . . . Buildings Streets ~ Parcels - - Sanitary Sewer 1881-1903 = 8.6 Miles NORTH Sanitary Sewer 1904-1914 = 2.7 Miles - - Sanitary Sewer 1980-2003 = 21 .3 Miles City of Marquette Engineering Department 11 /24/2003 •• 10:30:57 AM 0 Map 15. 1: Sanitary Sewer System 0.25 0.5 1 1.5 ]Miles 2 �111111111 Chapter Fifteen - Implementation CAPITAL IMPROVEMENT PLAN In addition to implementing the Master Plan action items, the City of Marquette is also committed to the maintenance, improvement, and extension of the City's physical infrastructure. These projects are reflected in the City's multi-year Capital Improvements Program. This program focuses on reinvestment in the physical infrastructure of the community as a way of providing adequate care, comfort, convenience, and financial security for Marquette residents, businesses, and visitors. The following discussion summarizes the five primary City of Marquette owned and operated systems, as well as the plans for the maintenance and improvement of these systems. These systems include : • Sanitary Sewer System • Sidewalk / Pathway System • Water System • Street System • Stormwater System Sanitary Sewer System The City of Marquette sanitary sewer system is comprised of 84. 7 miles of sewer lines, approximately 2, 130 manholes, and 9 pump stations which ensure the flow of wastewater to a treatment facility. Together, these elements provide for the collection of household, business, and industrial wastewater (from toilets, showers, sinks, processing, etc.). This collection system transports on average 3.2 million gallons of used water to a City owned and operated treatment facility on a daily basis . This connected system of pipes, pumps, and pits provides for the sanitary disposal and transportation of "gray water" . The sanitary sewer system 1s an important component in making sure contaminated water does not enter into local ground water aquifers or Lake Superior. Proper maintenance, repair, and replacement of this collection and transportation system fulfills an environmental stewardship commitment the City has pledged to its citizens. The system is also monitored and reviewed by the Michigan Department of Environmental Quality to ensure the highest quality of work. During the last 23 years and since 1980, the City of Marquette has replaced or extended 21 .3 miles of sanitary sewer and associated manholes. The cost for the work has been $7.2 million dollars. In 2004, all existing pump stations necessary to operate the system will be updated and improved . This investment of more than 3.6 million dollars should provide efficient and reliable service for the next 20 years from these pumping facilities. The average price to replace and extend City sanitary sewers over the last 23 years has been $64.00 per linear foot. Current average costs for this work are $115 per linear foot. In reviewing the year each section of sanitary sewer was constructed within the City, we find that 8.6 miles of the system currently exceed 100 years in age . Over the next ten years, 2.7 miles of additional sewer lines will exceed this threshold (See Map 15.1). A reasonable goal for annual repair, replacement, or extension of the City's sanitary sewer system is 1.0 miles. Based upon costs today, it will be necessary to allocate $610,000 on a yearly basis to achieve this goal. The funding to achieve this level of work is currently available from revenues generated from the treatment of wastewater which are billed monthly to all customers . It may be possible for the City to reduce average costs to replace sanitary sewer lines by using trenchless construction methods. This construction method is not appropriate in many situations but the potential to apply this technique in a limited number of applications appears to exist. Marquette Master Plan - 2003 261 �) \I II ) ) ) ) ) ) ) ) ) ) ) City of Marquette Capital Improvement Program Water System I I ) ) 1\ ) ) ) I I I , ,. • I ;J " ~_...... _ I~ -. •l ~ J ~-· ,I__ i l · : , I I~ - f h I -- · I I •, . Lake Superior ~~~ •,f ' '~· ' J. ' ' . .,. ' t ;f• r,1 ... ., _; l. t _ il.......-._·- -- - ,, .J ·-~, , t~ . ...._ f t .. r-r- •I .....J"': ,1 -- I :..,--, j _ ~l I ' L, ._ ... \ l I • --.1~ - ·· - 1~ • "tG i_"-~ -r- .,._''.!s·-'• ...c... t ., ii ' ~ ..... J ...;..,,_ ~ -•~ ...__ l . (l· _..;.,,.._;;: J • .-. ~ I l •-,-.'- /"" 1I f -- • ...... , . ,fl ~:Jc: ~ I I ' / _....... ,,-:,~ '\ ' ~,.,,_.r \ \ \ \ Lake Superior ,; 'l', t}.·'. ' .. \ . --" • ', \I IJ < \ ' J I ! Legend .,,, 1111 Buildings Streets Parcels - - Water System 1859-1903 = 7.39 Miles .. - NORTH Water System 1904-1914 = 3.3 Miles ,~.~~ti - - Water System 1980-2003 = 24 .6 Miles 1i ~,~ __ ! ~; City of Marquette Engineering Department 11/2412003 -- 10:27:45 AM 0 0.25 0.5 1 1.5 ]Miles 2 Map 15.2: Water System - �Water System The City of Marquette water system is comprised of 89.25 miles of water mains, 836 hydrants, and 2 storage tanks which hold 2 million gallons of water. Together these system elements form a transportation and delivery service which brings treated lake Superior water to all homes, City businesses, and institutions for daily use. Our system also supplies portions of Marquette Township. Clean, adequate, and dependable water form the basis of healthy living (not present in much of the world) and productive household and business operations. On average this system delivers 3 million gallons of water on a daily basis and can deliver 4.5 million gallons of water per day at maximum output. This system is also monitored and reviewed by the Michigan Department of Environmental Quality to make sure citizens are receiving water that meets or exceeds all state water quality standards. In the last 23 years, the City of Marquette has replaced or extended 24.6 miles of water mains. The cost for the work has been $6.68 million dollars. Hydrants are typically replaced as part of a reconstruction project or when they become damaged, obsolete, or unserviceable. Elevated storage tanks receive periodic cleaning, repainting, and maintenance service. The average price to replace and extend City water mains over the last 23 years has been $60 .00 per linear foot. Current average costs for this work are $110 per linear foot. In reviewing the year each section of water main in the system was constructed, we find that 7 .3 miles of the system currently exceed 100 years of age. Over the next 10 years 3.3 miles of additional water mains will exceed 100 years in age (See Map 15.2). A reasonable goal for annual repair, replacement, or extension of the City's water main system is 1.0 miles . Based upon costs today, it will be necessary to allocate $555,000 on a yearly basis to achieve this goal. The funding to achieve this level of work is currently available from revenues generated from the sale of drinkable (potable) water billed monthly to all customers . Marquette Master Plan - 2003 263 �) ) ) ) ) ) ) ) ) ) ) ) City of Marquette Capital Improvement Program PASER Street Rating ) ) I 1 • ( Lake Superior I l I Legend Buildings Streets Parcels PASER Rating (POOR 1-4 Asphalt= 22.66 Miles) - - PASER Rating (GOOD 8-10 Asphalt = 12.06 Miles) PASER Rating (2,4,6 Gravel = 5.56 Miles) ~ NORTH - - State Trunkline (12.26 Miles) Northern Michigan University (1 .32 Miles) ~ -U .. 1:. tff...:. . ,."-p,j ,-,;,~,., City of Marquette Engineering Department 11/24/2003 -- 8:41 :51 AM r-L___f7__J 0.25 0 0.5 Map 15.3: Roadway System 1.5 \ ~ Lake Superior - - PASER Rating (FAIR 5-7 Asphalt= 47 .61 Miles) I) ' ' - ) ]Miles 2 �Streets The City of Marquette street system is formed from 85 .5 miles of gravel, asphalt, and concrete roads . Together these streets connect residents homes to local business, educational facilities, highways, and City buildings and amenities. Current roads and proposed projects provide for the traffic volume experienced and anticipated . Together these streets provide a means of transportation through the entire City as well as connecting motorists to surrounding Townships including; County Road 550, Hwy. U.S. 41, and other easy access roads leading out of the City. Continued maintenance, repair, and replacement of the streets is an obligation of the City to keep motorists safe. Every year the City of Marquette replaces or extends streets to provide safe and efficient travel. In the previous 23 years and since 1980, the cost of this work has been 29 .7 million dollars. In these 23 years, the average price to replace and extend streets has been $100 per L.F. Current average costs for this work are $120 per L.F. Just recently all 85 .5 miles of road have been surveyed using the Pavement Surface Evaluation and Rating (PASER) System (See Map 15.3). This system involves collecting data by assessing road roughness, surface distress, surface skid characteristics, and structure. By combining the information the City can develop a plan based on the budget. PASER is based on a 1-10 scale with (1) being extremely bad conditions and (1 0) being excellent. Currently in Marquette, 23 miles of street were rated in the (1) to (4) range, which are areas in need of overlays, patch ing, or complete reconstruction . These are the roads that have cracking, rutting, distortions, and pot holes which need to be reconstructed in the near future . A reasonable goal for annual repa ir, replacement, or extension of the City's streets is 2.0 miles. Based upon costs today, $1,300,000 will be needed on a yearly basis to achieve this goal. The fund ing to achieve this goal is not available from existing revenue sources. The above replacement schedule is based on an estimated average life span of a street being 45 years. To achieve a 45 year life we need to preform interim heavy maintenance such as pavement overlays, usually after 15 to 20 years of use . Therefore this heavy maintenance also needs to be planned for an on annual basis . A reasonable annual goal for heavy maintenance of the City's streets is 2.0 miles per year. Based upon today's cost of $60.00 per linear foot, $630,000 will also be needed on a yearly basis to achieve this goal. Again, this funding is not available from existing revenue sources. The City of Marquette has approximately 7 miles of gravel streets . A reasonable goal to pave these streets would be over a 10 year period . To achieve this goal, 3700 linear feet would need to be paved each year at $60 per linear foot for an annual cost of $220,000 . Marq11elte Master Plan - 2003 265 �\ ) ) ) ) ) ) ) ) ) ) ) ) ) ) ) ) ) /·~ City of Marquette Capital Improvement Program Sidewalks ---- J ..,. ! J \11 ---- ' -t c-.~"'"""--. ,~ "' ._J:, ""'"'-""~ r- [ ?El __ ,r/ __:~~ Lake Superior I~-- I L..____ - -I .I -: . ' --j~!~Ll ,......,,_ rJ'7 ~ I • j, ir J I . !•· Ir l~ 1 I ~,fr., _ l _jl-_J -- r-r--- 11 _.-..r. . 1· I , I ..__ l =t I . , • a ' ' , . J ....ii 1~ u- i_ 1 - ::-• .JUfr \ - ~ .!.-! •• .,--=-==i - . ...J_ r. \ ,,,,,../ i.r.. .,._ \ I . 'c - 1.,,-.L..JU .. ,, y ~-· ~ It -, J~.t•...i._. 1- -·: Jt...... J ,; I -11--·~ ,,J..,,,...!!' ~ - - --7 ~~!--=i ....,__.-w_ l l~- i, ·[ 11111./~ l~ ,. I - ~. ~ .[ . ~.~-...... -..,; ' -- {-c·~~ ,.4.. i ....!'-- 'i:.- 1,i .t ...... 1, / I l ~ G, . . . . - • ' - ·~°""'" ... "• I \\ ' l ;;,__ ....,,.•' I I Lake Superior . '\ \ Legend - ,, ........, ,,_ ..., \ , ...... \ \ -- ·\ ' "ll 1I ) Buildings I I l Streets Parcels Sidewalks ,.,. - - Poor 3.29 Miles - - Fair 40.57 Miles . I .. NORTH - - Good 17.37 Miles e - - Bike Path 14 Miles (t ~ City of Marquette Engineering Department 11/21/2003 -9:13:42 AM ri_r--L_J 0 0.25 0.5 Map 15.4: Sidewalk System 1.5 !Miles 2 �I ) ) ) ) ) ) ) ) ) ) ) ) ) ) ) ) ) -- i I i. ', ""'71 -l' -=1 : !" .. j 1f ' ~ 'l 1 '° ~ ~ .. - ·: ' _ II •~1;,..., ,, -• -JI f•J_,JI 1 1 , 1- - •l 1• ! l_,_, .-9 ,•••i:...tr •;r _..Jd' -.......' I ,, J· ~lri• :1 I _ -<· L'.~ Lake Superior _.· \ I . ;~ ~----i;=j ;, r:"·,;;r~~ tL~t:.!. r~-__ r,-0 - JI i-- 1l -?rr -t• --=~•.:.1":::t • 1 J. 1 ~~rl~t~~~t~~-t-~ ~ jl~ -. - ~ -:r _·- f:~~~ -, ~--:tl ='"' -J...., . • _, ~ t ~ ~1 ! ~ ~~'~ ; :J:l'f ➔ ~ ~ ~ r ·r§.- ~ 1 - rr ljl, _ :;;::- if i µ -' : ...,_1i ,, , t:;J-'{ ,· ." <""I'!'...... ' = ~ -· 1 ,___,_ 1 i ----·-· 11 '. i k,.,~-: I - -- "' ;, • . ft- , _,.... , .. --·• ~ oft- , i • i ' ~ -• • { 11 ... ' I...:. ' ,C I_-• - • • • - - / - = · ""'-"" . •,\, ~--"' t• lI 1 ½.. _.~_.-, .Mll.iile.!."'f =3 ,... J ' - Fi _1i"' ~ _.,..,...., . .JJr __ l ~.,,""" · .I .,. i ' • I 't' ✓. ~\' ;..,- d;. .,. J --:JI -I.•t. "I~ I ·~.,, \ '1 \\ ,, ' lij _::' ..· ,--":Y'"" --5!11-- .-[ ."-111 '1f,_ -. -.-..-., __, 1 r ,\1 1 \ \ \\ \ Lake Superior ,_ ,, \ -- \'\ t I ' J ~- I ! -.,,,, ~ Parcels YES= 718 Ramped Street Corners NORTH NO= 147 Ramped Street Corners It ~ ~~ C ity of Marquette Engineering Department 11/2 4/2003 -- 10:29:29 AM ~ 0.25 0.5 0 Map 15.5: Sidewalk Ramp System 1 ½ >=!£. 1 ,,- . b:Jr:: :JJz~ ~ J_ _· - ::;;:::i ., 'C. \ Streets ' /f I' - - C¾ ·-rit ' f. Ill Buildings ! ! ~ ~~ - ~,..,r--,• I ~e1 ,- [ ~ ,. Legend ' l /, • """"dt . -==M ·-- ikoi~.,. I .. t;;,;;. ~~ ~ •- ""'-..C. ~ ,, t ., '71_ - • f., - ;;:y•~ '. - ~-~- •·• O I ,rr., I : ' • • :Ii• ;," <·".... • ~,1 • -";- l -·· Ji. ' _, ~ < . _ I •i· .. j ......_. ~ ,, d' ,, ., •""" '1' I -- .. ,.,,,-"'-._ / 1 tIT "r''T ' ttt ,. _,--1'd f ~-r--..... - - L.. - -- " , 11, - ~ ~- • " ~; i "!",i' _1_ -.. - - 1 -~... • .. ~ < ~ ,, , - , • J1,, .... - _ ,,,,,..,._ - ·f L, ._ I ~' 9'1~ \. ' . . ..l,,. ... .... -""i·...., I -'\, ~ 1.5 ) ) ' ~_-'-- 't ) -~ City of Marquette Capital Improvement Program Ramped Street Corners C«,q.~.lst ) ]Miles 2 - �. Sidewalks The City of Marquette sidewalk system is comprised of 62 .8 miles of concrete sidewalk and 12 .1 miles of paved bike path . There are also 718 accessible street corners, constructed so residents can easily and safely cross at street intersections. Popular areas such as the water front, downtown, and the University are central ly located, providing a good opportunity for pedestrians to be linked between these areas and the surrounding neighborhoods by the walkways. With the lack of sidewalks in some neighborhoods and these paths not always included in new road designs, consideration should be given in the future to require sidewalks on new or reconstructed road designs, particularly near the City's key amenities . t' Marquette has continuously replaced or extended sidewalks and bike paths throughout the city to enforce the idea of a walkable community. The cost for this work since 1980 has been $1,835 .855 . Over the last 23 years, the average price to replace and extend sidewalks and bike paths has been $25 per linear foot. Current average costs for this work are $30 per linear foot. Within the past year, all 63 miles of sidewalk have been surveyed . 3.2 miles of the sidewalk have been reported as " poor" cond itions, which residents walking, biking, skateboard ing, or in wheelchairs can injure themselves by tripping on elevations, cracks, or holes in the walkway (See Map 15.4). The remaining 59 miles are classified as "fair" to "good" . Out of 865 sidewalk/street intersections have handicap accessible ramps in good condition . 147 intersections are currently not accessible due to curbs, cracks, or holes in the ramp (See Map 15.5). A reasonable goal for annual repair, replacement, or extension of the City's sidewalk system is 0.6 miles . Based upon costs today, it will be necessary to allocate $95,000 on a yearly basis to achieve this goal. The funding to achieve th is goal is currently not available. The city has approximately 14 miles of bike paths that have been constructed since the mid 1970's. To maintain the existing system, a reasonable goal is to replace/repair 3000 linear foot per year at $25 per linear foot for a yearly cost of $75,000 . A reasonable goal for the extension of the city bike path system would be 0.5 miles per year at $70 per linear foot for a yearly cost of $185,000 . Marqu ette Master Plan - 2003 267 �Stormwater Map The Stormwater Map is in progress of development and is being completed by the City of Marquette Engineering Department 268 �r,;;:;::-.., I -c-.., Stormwater System The storm sewer system in the City of Marquette by definition in its ordinance is: "all rivers, streams, tributaries and lakes including lake Superior, within the City limits of the City of Marquette and all city owned storm sewers, curb and gutter, culverts, retention and detention facilities, lift stations and all other appurtenances now and thereafter existing, used or useful, in connection with the collection, control, transportation, treatment, or discharge of storm water. The storm water system does not include sewers or facilities connected with the sanitary sewage disposal system or streets." The City's storm sewer infrastructure consists of 75 miles of piping, 1205 manholes and 1989 catch basins. In addition, the City owns or is responsible for 8 detention ponds . There are 12 discharge outlets to lake Superior from the storm sewer system. In 1994, the City of Marquette enacted a storm water utility to charge user fees to all properties discharging runoff into the City's system . The ordinance is structured as an enterprise fund with the intention and goal of a self sustaining utility maintaining the storm water system . Since 1994, the City has installed or replaced 8.6 miles of new storm sewer piping including required manholes and catch basins for a cost of 4.25 million . The average price to extend or replace storm sewer piping and appurtenances since 1994 has been $80 per linear foot. The current projected average with the recent inclusion of curb and gutter replacement is $1 50 per linear foot. A reasonable goal for annual repair, extension and replacement of storm water piping and appurtenances and curb and gutter is 0.5 miles. Based upon today's costs it will be necessary to allocate $400,000 on a yearly basis to achieve this goal. The funding to achieve this goal is currently available . Marquette Master Plan - 2003 269 �FUNDING SOURCES The following tables provide a variety of potential funding sources at the Federal, State, and Local levels. While funding sources are continually changing and becoming available, this partial list provides current resources that could assist in the implementation of the Master Plan's recommendations . Table 15.9: Project Funding Sources Funding Source Program Name Program Description Federal Community Development Block Grant Program (CDBG) Program replaces categorical grants. Eligible project include property acquisition, installation or repair of public facilities, building rehab and preservation, and planning activities. Federal Economic Development Administration ; Public Works and Development Facilities Assistance Funding for public works and development facilities that contribute to job retention or creation . Federal Section 202 Housing Program Loan Programs to provide funding for senior citizen and handicapped housing. Either for reconstruction or new built. Federal Transportation Equity Act 21 (TEA21) Federal programs for enhancements to transportation systems. Federal Rural Economic and Community Development (RECD) (formerly Farmers Home Administration) Loans and grants for infrastructure programs in rural communities . Federal Urban and Community Forestry Program Assists State Foresters, equivalent State agencies, interested members of the public and private nonprofit organizations, in urban and community forestry programs in cities and communities . http ://www.cfda .gov/static/10675 .htm Federal Forest Legacy Program Uses conservation easements and other mechanisms to protect and conserve environmentally important forest areas that are threatened by conversion to non-forest uses. http://www.cfda .gov/static/10676 .htm Federal Community Facilities Loans and Grants Loans and grants to construct, enlarge, extend, or otherwise improve community facilities providing essential services to rural residents . http ://www.cfda .gov/static/10766 .htm Federal Business and Industry Loans Assistance in obtaining quality loans for the purpose of improving, developing, or financing business, industry, and employment. http://www.cfda .gov/static/10768 .htm 270 l"F' �Chapter Fifteen - Implementation Table 15.9: Project Funding Sources (Continued) Funding Source Program Name Program Description Federal Resource Conservation and Development Advisory services and counseling to assist local units of government and local nonprofit organizations in rural areas to plan, develop and carry out programs for resource conservation and development. http://www.cfda.gov/static/10901.htm Federal Public Works and Economic Development Facilities Project grants to support the construction or rehabilitation of essential public infrastructure and development facilities necessary to generate higher-skill, higher-wage jobs and private investment. http://www.cfda .gov/static/11300.htm Federal Public Telecommunications Facilities/ Planning Planning grants and matching construction grants to assist in the planning, acquisition, installation and modernization of public telecommunications facilities . http://www.cfda .gov/static/11550.htm Federal Technology Opportunities Project grants to promote the widespread use and availability of advanced telecommunications and information technologies in the public and nonprofit sectors. http://www.cfda.gov/static/11552 .htm Federal Community Development Block Grant/ Section 108 Loan Guarantees Loan guarantees to provide a source of financing for economic development, housing rehabilitation, public facilities, and large scale physical development projects. http://www.cfda .gov/static/14248 .htm Federal Healthy Homes Demonstration Grants Project grants to develop, demonstrate, and promote cost-effective, preventive measures to correct multiple safety and health hazards in the home environment that produce serious diseases and injuries in children of low-income families . http://www .cfda .gov/static/14901 .htm Federal Indian Arts and Crafts Development Use of property, facilities, and equipment; advisory services and counseling; and the investigation of complaints . Intends to encourage and promote the development of American Indian and Alaska Native arts and crafts. http://www.cfda .gov/static/1 5850 .htm Marquette Master Plan - 2003 271 �Table 15.9: Project Funding Sources (Continued) Funding Source Program Name Program Description Federal Historic Preservation Funds Matching grants to States for the identification, evaluation, and protection of historic properties; expansion of the National Register of Historic Places; and various preservation activities.http://www.cfda.gov/static/15904.htm Federal National Register of Historic Places Advisory services and counseling to help expand and maintain the National Register of Historic Places for planning, preservation, research, public education and tourism efforts. http://www.cfda.gov/static/15914.htm Federal Hydropower Recreation Assistance Advisory services and counseling regarding applications for hydropower licensing; meeting present and future outdoor recreation needs; maintaining and enhancing riparian areas. http://www.cfda .gov/static/15927 .htm Federal Urban Park and Recreation Recovery Program Grants for the rehabilitation of recreation areas and facilities, demonstration of innovative approaches to improve park system management and recreation opportunities, and development of improved recreation planning . http://www.cfda.gov/static/15919 .htm Federal National Maritime Heritage Grants Funds Maritime Heritage Preservation Projects and Maritime Heritage Education Projects designed to preserve historic maritime resources and increase public awareness and appreciation for the maritime heritage of the United States. http://www.cfda.gov/static/15925.htm Federal Community Development Financial Institutions Program Project grants to promote economic revitalization and community development through investment in and assistance to community development financial institutions. http://www.cfda .gov/static/21 020. htm Federal Promotion of the Arts Grants, advisory services, and counseling in order to promote access to the arts, artistic creativity and preservation, learning in the arts, and partnerships for the arts. http ://www .cfda.gov/static/45025 .htm 272 0. , �Chapter Fiheen - Implementation Ta ble 15.9: Project Funding Sources (Continued) Funding Source Program Name Federal Promotion of the Arts Leadership Initiatives Federal Promotion of the Arts Challenge America Grants Federal Wetland Program Development Grants Grants to build capacity to protect, manage and restore wetlands . Programs include (1) Developing a comprehensive wetland monitoring and assessment program ; (2) improving the effectiveness of compensatory mitigation; and (3) refining the protection of vulnerable wetlands and aquatic resources . http ://www.cfda .gov/static/66461 .htm Federal Brownfield Pilots Cooperative Agreement Revolving loan funds for Brownfield cleanups and financial assistance for a program of training and evaluation of training needs in the procedures for the handling and removal of hazardous waste substances. http://www.dda .gov/static/66811 .htm Federal Twenty-First Century Community Learning Centers Formula grants to create community learning centers that provide academic enrichment opportunities for children, particularly those attending high-poverty and low-performing schools. http://www.dda .gov/static/84287.htm Federal Urban Areas Security Initiative Project grants to enhance State and local governments' ability to prepare for and respond to threat or incidents of terrorism . http ://wwvv .cfda. gov/static/9 7008.htm State Industrial Development Corporation Act (Act 327, 1931 ) Program Description Grant support for Leadership Initiatives, identified by the Endowment, which advance the arts significantly and have demonstrable national, regional or field-wide importance. http ://www.cfda .gov/static/45026.htm Grants to benefit people in underserved areas or whose access to the arts is limited by factors such as age, disability, ethnicity, educational or economic level. http://www.cfda .gov/static/45027 .htm IDC's may be established in order to purchase sites and construct buildings in order to stimulate local industrial activity Marquette Master Plan - 2003 273 �Table 15.9: Project Funding Sources (Continued) Funding Source Program Name Program Description State Rehabilitation of Blighted Areas Act (Act 344, 1945) Localities are permitted to develop plans and sell bonds for funding of rehabilitation projects to eliminate blighted areas. State Shopping Area Redevelopment Act (Act 120, 1961) Permits renewal of principal shopping areas of a community with revenue bonds and special assessments. State Economic Development Corporation Act (Act 338, 1974) Nonprofit EDC is created by community and may acquire land, construct buildings, and acquire equipment which it sells or leases to private industry. State Michigan Urban Land Assembly Act(Act 177, 1981) Provides for a state loan fund to assist communities with high unemployment and demonstrating a shortage of industrial property in the acquisition of real property for economic development. State The Michigan Economic Development Authority Act (Act 70, 1982) MEDA can make loans, financed by bonds, directly to municipalities or a DDA or EDC which can be used for street improvements, recreation facilities, and related costs . State The Local Development Financing Act (Act 281, 1986) Can finance public facility improvements using tax increment financing, from revenues captured from increased value of any eligible property. Properties can include manufacturing type facilities. Local Special Assessments Fees levied by a community within a district for the financing of a local improvement that is primarily of benefit to landowners who pay the assessment. Local General Obligation Bonds Negotiable bonds issued by the community and payable from the levy of ad valorem taxes on all taxable property within the community. Backed by full-faith and credit of issuing jurisdiction . Local Revenue Bonds Negotiable bonds issued by a community and payable only from the net revenues of the project being financed . 274 �Acknowledgments ACKNOWLEDGMENTS The time and effort that members of the Marquette community dedicated to the creation of the Community Master Plan is a true measure of their commitment to the City of Marquette. Special acknowledgments and thanks should be given to the following individuals : Master Plan Steering Committee: Jake Guter, Chairman Jerry Irby, Mayor Dan Closner Carl Pace John lacoangeli, Beckett & Raeder, Inc. Martha Jean Ferrill Gerald Peterson, City Manager Dennis Stachewicz, Jr., City Planner Ron Sundell Bill Hetricks Pat Coleman, U.P. Engineers and Architects City Planning Commission: Tom Tourville, Chairman Bruce Ventura, Vice Chairman Judy Allen Dan Closner Martha Conley Martha Jean Ferrill Gregg Seiple Ayleen Van Beynen Glenn Van Neste City Commission: Jerry Irby, Mayor Frank Sciotto, Mayor Pro-Tern Dave Carlson Don Gladwell Stu Bradley Tony Tollefson Joseph Lavey Dan Dallas, Former M . Cameron Howes, Former Dennis Stachewicz, Jr., Marquette City Planner Gerald Peterson, Marquette City Manager Sandy Gayk, Community Development Director The Department of Geography, Earth Science, Conservation and Planning at Northern Michigan University. The primary credit for this help lies with Dr. Jean Ferrill and the following students who assisted in the topographical analysis and the analysis of parcel and site quality: Matt Aho Woodrow Deloria Brad Neumann Patrick Tighe Tripti Singh and T.A. Vijayasanan for their drawings depicting conceptual designs of the Roundhouse and Downtown areas . Special thanks to the community members who participated in the numerous public input sessions. Your ideas and suggestions were an invaluable resource in the creation of the Community Master Plan . 276 �References REFERENCES American Association of State Highway and Transportation Officials (AASHTO). 2001 . A Policy of Geometric Design of Highways and Streets. Washington D.C. Arendt, R., E. Brabec, H.L. Dodson, C. Reid, and R.D. Yaro. 1994. Rural by Design: Maintaining Small Town Character. Chicago: American Planning Association . Burden, Dan . 2003 . Pedestrian and Bicycle Information Center [online] . [cited 5 September 2003] . Available <http ://www.pedbikeimages.org> . City of Marquette Water Department. 2002 . Marquette Area Wastewater Treatment Facility - 2002 Annual Report [online] . [cited 5 September 2003] . Available <http://www.mqtcty.org/departments/ water/images/2002%20WWTP%20Annual%20Report.pdf> . Hough, Stansbury, Woodland Limited . 1991 . Winter Cities Design Manual. City of Sault Ste. Marie, Ministry of Municipal Affairs, Northern District of Ontario Professional Planners Institute. Lake Superior Community Partnership . 2003 . Michigan's Marquette County [onl ine] . [cited 10 October 2003] . Ava ilable <http://www.marquette .org/economic_dev/available .htm> . Livable Winter City Association (LWCA). 1991 . Livable Winter City Association Design Manual. Marquette General Health System (MGHS). 2003 . Marquette General Health System - Welcome [on line] . [cited 10 October 2003] . Available <http ://www.mgh .org/welcome2 .htm1> . Meck, S., R. Retzlaff, and J. Schwab. 2003 . Regional Approaches to Affordable Housing. Chicago : American Planning Association . Report #513/514. Michigan State University (MSU). 2000 . Program for Applied Demography and Ecology [online] . [cited 3 December 2003] . Available <http://www.pade .msu .edu> . Northern Planning Associates. 1999. Parks and Recreation Master Plan. City of Marquette, Michigan . Portland Office of Transportation . 2003 . Pedestrian and Bicycle Information Center [onl ine] . [cited 5 September 2003] . Available <www.pedbikeimages.org> . Note: Facts related to "Chapter 2 - Historical Overview" were collected by the Northern Michigan University - Geography, Earth Science, Conservation and Planning Department for the 1996 Marquette Community Master Plan . References in this 1996 report were omitted, and therefore unavailable to be cited here. Marquette Master Plan - 2003 277 �Appendices APPENDICES The following appendices are provided : Appendix A - Community Survey and Results A copy of the community survey is provided with the accompanying summary results for the written survey, as well as the random telephone survey. Appendix B - SSOE Report of Findings A complete copy of the SSOE Traffic Study is provided . It contains detailed results of the traffic analysis conducted on each of the 31 study intersections. A description of the existing conditions, analysis results, and recommendations are provided for each intersection . Appendix C - Marquette Traffic Observations A complete copy of the traffic report submitted by Walter Kulash of Glatting, Jackson, Kercher, Anglin, Lopez, Rinehart, Inc. is provided . The report summarizes recommended modifications for the 5 early-action corridors, as well as general recommendations for improving Marquette's traffic network . Appendix D - Walkable Communities Element A complete copy of the Walkable Communities report submitted by Dan Burden of Walkable Communities, Inc. is provided . This report outlines Marquette's most significant issues and provides general definitions and examples of common walkability and traffic calming solutions . Burden also provides a detailed outline of existing conditions and recommended modifications for 15 of Marquette's traffic corridors. Appendix E - Harbor Master Plan A complete copy of the Harbor Master Plan is provided . This report prepared by JJR/Smith Group, outlines recommendations for how water related uses in Marquette's upper and lower harbors interact with land based activities. Inclusion of the Harbor Master Plan as an appendix of the Community Master Plan acknowledges its incorporation as an element of the community master plan . ,..._ , Marquette Master Plan - 2003 279 �APPENDIX A - COMMUNI1Y SURVEY 280 �CITY OF MARQUETTE MASTER PLAN Community Questionnaire Please mark. the box, circle or fill In the answer with a pen or pencil COMMUNITY Marquette needs to improve its sense of community? Marquette should provide additional recreation opportunities within the City? Marquette should provide additional cultural opportunities within the City? Marquette should enact local regulations, which result in quality land development? Marquette should maintain the historic appearance of our buildings? Should the City work with adjoining communities lo share the cost of commonly used services (e.g. Police fire, parks) and facilities? Wiat type of indoor or outdoor recreation actilAlies do you participate in the winier season? Write in Answer Is \Mnter a positive or negative attribute lo the living the community? SOMEWHAT SOMev.HAT AGREE AGREE DISAGREE DISAGREE □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ -.. □ POSITM NEGATM __.. 0 NO~ 0 Wly? Write in Answer Is there anything in the community you find IAsually displeasing? Write in Answer Do you feel the makeup of the community is changing? YES .. 0 □ □ □ □ AGREE SOMEWHAT AGREE SOMEWHAT DISAGREE DISAGREE If ''yes" above - How so? Write in Answer Should the City be more aggressive in designing improvements into its reconstruction projects for elderly and physically impaired individuals? NEIGHBORHOODS If you had an opportunity to move to another neighborhood in the City, would you? YES ----+ 0 NO ______. 0 D If ''Yes" above -Vvtiat Neighborhood? Write in Answer Should the City make allowances for limited retail uses in residential neighborhoods such as markets cafes etc.? Neighborhoods should have sidewalks and pathways for all age groups? How important are neighborhood concerns when impacted by institutional expansion? TRANSPORTATION Marquette should prolAde for more north-south street connections? Marquette should provide for more east-west street connections? Marquette should prolAde various non-motorized modes of transportation such as sidewalks, pathways, and bike paths? □ □ □ SOME'M-lAT SOMev.HAT AGREE AGREE DISAGREE DISAGREE □ □ □ □ NOT SOME'M-lAT VERY IMPORTANT IMPORTANT IMPORTANT □ □ □ SOMEVvHAT SOME'M-lAT AGREE AGREE DISAGREE DISAGREE □ □ □ □ □ □ □ □ □ □ □ □ SOMEVvHAT SOMEWHAT AGREE AGREE DISAGREE DISAGREE The City should seek lo expand the tax base through commercial , office, and industrial development? □ □ □ □ □ □ Should the City promote the redevelopment of the Lower Harbor? □ □ 0 NEW__. 0 NO------. NO__. ECONOMIC DEVELOPMENT Vvtial type of job opportunities are missing in the Marquette area? Write in Answer Should local economic development efforts primarily pursue new business or the expansion of existing businesses? EXISTING ~ Is Downtown shopping important lo you? YES .0 Should economic development be a local government priority? YES --.o 281 0 0 Marquette Master Plan - 2003 �SOMEWHAT SOMEWHAT AGREE AGREE DISAGREE DISAGREE Should the City enact a rental housing inspection program .? □ □ □ □ Is it important for the City to encourage residential development that preserves open s ace? □ □ □ □ YES ► 0 HOUSING IM'lat type of housing is missing in Marquette? Write in Answer Is student housing a problem in Marquette? N0--+O If "Yes" above - IM'ly? 1Nrite in Answer $76,000 -100,000 Marquette needs more of what price level of housing? Fill in One Circle 0 ENVIRONMENT Watersheds are large drainage areas, which empty into our streams, creeks, and eventually Lake Superior. ls the City doing enough to protect the water quality in the Dead River, Wietstone, Orianna 1 and Carp River watersheds? Are you in favor of enacting regulations, which protect Marquette's sensitive resources such as wetlands, steep slopes, streams, and creeks, which may Jim~ private property rights? 35-44 45-54 55-64 65- 74 75 Years or Older Please Mall To: City of Marquette Department of Community Development 300 Baraga Avenue Marquette, Ml 49855 THANKS FOR PAR71CIPA71NG IN THE MASTER PLAN PROCESS! 282 0 SOMEWHAT DISAGREE DISAGREE □ □ □ □ □ □ □ □ YES ► 0 NO--+ 0 NOT SOMEWHAT IMPORTANT IMPORTANT VERY IMPORTANT □ □ □ ANY ADDITIONAL COMMENTS 21 - 34 0 OVER $225,000 SOMEWHAT AGREE How important is the preservation and public access along Lake Superior to you? 'What Age Group Are you In? Less Than 21 Years Old 0 $160 ,000 $225,000 AGREE Is the City doing enough to protect our environment? How Long Have You Lived in the City of Marquette? Less Than Five Years 5-10Years 11- 20 Years Over 20 Years $100,000 $150,000 0 0 0 0 0 0 0 0 0 0 0 �WRITTEN SURVEY - RESULTS 459 respondents completed the written survey. A summary of their responses is given below. SOMEWHAT SOMEWHAT AGREE AGREE DISAGREE DISAGREE 190 169 187 177 151 154 45 80 47 31 45 56 Marquette should maintain the historic appearance of our buildings? 283 341 92 72 32 17 33 20 Should the City work with adjoining communities to share the cost of commonly used services (e.g Police fire, parks) and facilities? 245 125 38 33 COMMUNITY Marquette needs to improve its sense of community? Marquette should provide additional recreation opportunities within the City? Marquette should provide additional cultural opportunities vvithin the City? Marquette should enact local regulations, which result in quality land development? What type of indoor or outdoor recreation activities do you participate 1n the winter season? Write in Answer Is Winter a positive or negative attribute to living in the community? POSITIVE ------. 372 NEGATIVE --+ 52 BOTH ~ 73 BOTH ~ 9 Why? Write in Answer Is there anything in the community you find visually displeasing? Write in Answer Do you feel the makeup of the community is changing? YES _ _ _ _ . 336 NO_. If "yes" above - How so? Write in Answer Should the City be more aggressive 1n designing improvements into its reconstruction projects for elderly and physically impaired individuals? SOMEWHAT SOMEWHAT AGREE AGREE DISAGREE DISAGREE 196 170 46 21 NEIGHBORHOODS If you had an opportunity to move to another neighborhood 1n the City, would you? __.1 02 YES NO _ . 325 If "Yes• above - What Neighborhood? Write in Answer Should the City make allowances for limited retail uses in residential neighborhoods such as markets. cafes. etc.? Neighborhoods should have sidewalks and pathways for all age groups? How important are neighborhood concerns when impacted by institutional expansion? TRANSPORTATION Marquette should provide for more north-south street connections? Marquette should provide for more east-west street connections? Marquette should provide various non-motorized modes of transportation such as sidewalks. pathways, and bike paths? AGREE SOMEWHAT AGREE SOMEWHAT DISAGREE DISAGREE 179 128 49 84 284 100 33 26 NOT SOMEWHAT VERY IMPORTANT IMPORTANT IMPORTANT 16 115 306 SOMEWHAT SOMEWHAT AGREE AGREE DISAGREE DISAGREE 123 101 108 111 80 91 107 108 311 89 18 19 SOMEWHAT SOMEWHAT AGREE AGREE DISAGREE DISAGREE The City should seek to expand the tax base through commercial. office. and industrial development? 207 135 38 46 Should the City promote the redevelopment of the Lower Harbor? 241 107 32 54 ECONOMIC DEVELOPMENT What type of job opportunities are missing in the Marquette area 7 Write in Answer Should local economic development efforts primarily pursue new business or the expansion of existing businesses? Is Downtown shopping important to you? EXISTING YES Should economic development be a local government priority? YES 283 ~ ----+ 136 NEW ----+ 183 334 NO_. _ _ . 333 NO _ . 98 85 BOTH BOTH --+- 85 ----.. 3 Marquette Master Plan - 2003 �SOMEWHAT SOMEWHAT AGREE AGREE DISAGREE DISAGREE Should the City enact a rental housing inspection program? 208 109 43 49 Is it important for the City to encourage residential development that preserves open s ace? 286 82 31 16 HOUSING What type of housing is missing in Marquette? Write in Answer Is student housing a problem in Marquette? YES - - . 180 No - - - . 162 If "Yes" above - Why? Write in Answer S7s,ooo · 100,000 215 Marquette needs more of what price level of housing? Fill in One Circle ENVIRONMENT Watersheds are large drainage areas, which empty into our streams, creeks, and eventually Lake Superior. Is the City doing enough to protect the water quality in the Dead River. Whetstone. Orianna, and Carp River watersheds? Are you in favor of enacting regulations. which protect Marquette's sensitive resources such as wetlands, steep slopes, streams, and creeks, which may limit private property ri hts? Is the City doing enough to protect our environment? How important is the preservation and public access along Lake Superior to you? 284 S100,000 · S150,000 S150,000 · OVER s22s.ooo S22S,OOO 87 17 6 SOMEWHAT SOMEWHAT AGREE AGREE DISAGREE DISAGREE 96 138 65 81 243 79 38 59 YES - . . 178 N0 - - - . 195 NOT SOMEWHAT VERY IMPORTANT IMPORTANT IMPORTANT 5 45 372 �TELEPHONE SURVEY - RESULTS 380 residents were selected at random to participate in a telephone survey. A summary of their responses is given below. COMMUNITY Marquette needs to improve ,ts sense of commuMy 1 Marquette should provide add1t1onal recreation opportun1t1es wrth,n the Cny? Marquette should provide add1t1onal cultural opportun1t1eswrth1n the Crty? Marquette should enact local regulations, which result 1n qualrty land development? Marquette should ma1nta1n the historic appearance of our buildings? Should the C,ty work with adio1ning communrt,es to share the cost of commonly used services (e g Police fire, parks) and fac11it1es 1 is SOMEWHAT AGREE DISAGREE DISAGREE KNOW 123 188 214 53 39 54 50 29 13 124 111 84 30 13 15 206 324 44 26 19 4 63 22 48 4 44 76 150 26 256 Is Winter a posrtive or negative attribute to living in the community? Do you feel the makeup of the communrty SOI\IEWHAT AGREE 41 l'05ITM ---+ 304 Yf5--. 230 chang1ng 1 Should the City be more aggressive in designing improvements into ,ts reconstruction pro1ects for elderly and physical~ impaired 1nd,v1duals1 DON'T 13 NEGA1M NO -+ -----+ DON'T SOMEWHAT SOMEWHAT AGREE AGREE DISAGREE DISAGREE KNOW 206 51 21 65 37 NEIGHBORHOODS If you had an opportunity to move to another neighborhood in the City. would you? YU - - + 91 NO----+ 289 SOI\IEWHAT SOMEWHAT AGREE AGREE DISAGREE DISAGREE KNOW Should the City make allowances for l,mrted retail uses 1n res1dent1al neighborhoods such as markets, ca fes, etc ? 183 47 27 106 17 Neighborhoods should have sidewalks and pathways for all age groups? 314 22 10 30 4 How important are neighborhood concerns when impacted by 1nst1tut1onal expansion? lRANSPORTATION Marquette should provide for more north-south street connections? Marquette should provide for more east-west street connect,ons 1 Marquette should provide var,ous non-motorized modes of transportation such as sidewalks, pathways, and bike paths 1 NOT SOI\IEWHAT VERY IMPORTANT IMPORTANT I MPORTANT 36 149 195 DON'T SOI\IEWHAT SOMEWHAT AGREE AGREE DISAGREE DISAGREE KNOW 142 108 18 23 35 36 143 166 42 47 271 24 12 64 9 DON'T SOI\IEWHAT SOMEWHAT AGREE AGREE DISAGRE E D ISAGREE KNOW The Crty should seek to expand the tax base through commercial. office, and industrial development? 217 46 13 70 34 Should the City promote the redevelopment of the Lower Harbor? 255 38 14 56 17 ECONOMIC DEVELOPMENT Should local economic development efforts primarily pursue new business or the expans,on of ex1stin9 businesses? ----+ 142 YU--. 213 YU ._____.335 EXIST1NG Is Downtown shopping important to you? Should economic development be a local government priority? 285 NEW NO DON'T ---+ 238 -----+ 167 NO-----+ 45 Marquette Master Plan - 2003 �SOMEWHAT SOMEWHAT AGREE AGREE DISAGREE DISAGREE KNOW Should the City enact a rental housing InspectIon program' 236 22 15 91 16 Is ~ important for the City to encourage residential development that preserves open s ace' 322 27 5 19 7 HOUSING YB Is student housing a problem In Marquette' - - + 124 ENVIRONMENT Watersheds are large drainage areas, which empty into our streams, creeks, and eventually Lake Supenor Is the C~y doing enough to protect the water qualfy In the Dead River, Whetstone, Orianna, and Care River watersheds, Are you in favor of enacting regulations, which protect Marquette's sensitive resources such as wetlands, steep slopes, streams, and creeks, which may limit private property nqhts 0 Is the City doing enough to protect our environ men\? $100,000- $150,000 - O\/l:R DON'T $75,000 $150,000 $225,000 $225,000 KNOW 34 210 75 10 4 47 SOMEWHAT SOMEWHAT AGREE AGREE DISAGREE DISAGREE KNOW 135 36 25 104 80 266 33 10 49 22 YB ► 224 SOMEWHAT VERY IMPORTANT IMPORTANT lllll'ORTANT 8 46 326 How Long Have You Lived in the City of Marquette, Less Than Five Years 5 - 10 Years 11 - 20 Years Over 20 Years 76 67 70 167 What Age Group Are you In, 21 - 34 65- 74 100 88 116 63 3 75 Years or Older 8 Refused 2 35 -44 45 - 54 55 - 64 DON'T -~ NO----+ 156 N OT How important 1s the preservation and public access along Lake Superior to you? 286 NO----+ 2 56 $75,000 · 100,000 LE SS THAN Marquette needs more of what price level of housing, Fill in One Cirde DON'T tk'; t"'' ·' ('\ �APPENDIX B - SSOE REPORT OF FINDINGS 288 �Report of Findings Traffic Study City of Marquette, Ml For the purposes of this study, the existing conditions at the intersections were defined as the existing traffic volumes, existing traffic controls and existing geometrics (number of lanes etc). The synchro model was built for two (2) peak periods AM (morning peak hour) and PM (evening peak hour) using the geometric and traffic data collected by U.P. Engineers & Architects Inc. The peak period was determined based on the traffic data collected . This report summarizes the existing traffic conditions, analysis results during the peak hour and recommendations at each study intersection, followed by the overall recommendations to improve traffic safety and walkable conditions for the City of Marquette. The analysis results are expressed using Level of Service, Intersection Capacity Utilization and Intersection Delay. 8. DEFINITIONS Level of Service (LOS) is a qualitative measure to describe operational conditions within a traffic stream and the perception of traffic operational conditions by motorists and passengers. Averaae Vehicle Delay (Sec) Levels Of Service A Less or Equal 10.0 10.1 to20.0 20.1 to 35.0 35.1 to 55.0 55.1 to 80.0 Greater than 80.0 B C D E F Intersection Capacity Utilization (ICU) gives insight into how an intersection is functioning and how much capacity is available to handle traffic fluctuations and incidents. ICU 0 to 60% >60% to 70% >70% to 80% >80% to 90% >90% to 100% >100% to 110% >110% to 120% >120% 291 Level of Service A 8 C D E F G H Marquette Master Plan - 2003 �Report of Findings Traffic Study City of Marquette, Ml Intersection Delay is the average control delay for the signalized intersection and it is calculated by taking a volume weighted average of all the delays. Delay is presented in seconds. INTERSECTION SUMMARY A. 1 McClellan Ave & Wright St (Future) Existing Condition: This is an Un-Signalized T-intersection , with One Way Stop Control on the Cemetery Drive and Free Flow condition on Wright Street. Observations of vehicles traveling at speeds not condusive to walkability were made. Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 0.1 seconds with Level of Service "A", and Intersection Capacity Utilization "A" during PM peak in its present geometrics. Recommendations: This intersection will change significantly when McClellan Avenue is extended . This intersection could be considered for a possible traffic signal when McClellan is connected to Wright Street. An alternate consideration could also be a roundabout as an entry point to the City of Marquette and for Traffic Calming on Wright Street. A.2 Fair Ave & McClellan Ave (C.9} Existing Condition: This is an Un-signalized intersection , with Four Way Stop Control. Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 33.2 seconds with Level of Service "C", and Intersection Capacity Utilization "C" during the PM peak. 292 �Report of Findings Traffic Study City of Marquette, Ml Recommendations: This intersection should be considered initially for a traffic signal with westbound left turn phase and northbound right turn overlap (RTOL) . The intersection should be re-striped when this phasing is installed. During the McClellan connection to Wright Street, this intersection could also be considered for a possible roundabout. The private drive at the NE corner of the intersection should be removed , due to potential conflict with the bike path as well as potential vehicular conflicts in the intersection . A.3 McClellan Ave & Ridge St Existing Condition: This is an Un-signalized intersection , with Two Way Stop Control on Ridge St and Free Flow condition on McClellan Ave . The sight distance on the north east corner is restricted by vehicles parked on private property. Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 7.9 seconds with Level of Service "A", and Intersection Capacity Utilization "A" during the PM peak. Recommendations: The left turn lanes on Ridge Street should be aligned to remove the interlock. Crosswalk in either brick (for enhancement) or thermoplastic should be considered for safe pedestrian movement across the intersection . The parking on the private property on the northeast corner should be relocated adjacent to the building to improve site distances. The intersection could be studied in the future for possible signalization . A.4 McClellan Ave & Washington St Existing Condition: This is a Signalized intersection . The existing traffic signal is a 2 phase with span wire installation . There are very long crosswalks across Washington Street on both sides of McClellan Avenue . 293 Marquette Master Plan - 2003 �Report of Findings Traffic Study City of Marquette, Ml Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 17.8 seconds with Level of Service "B", and Intersection Capacity Utilization "B" during the PM peak. Pedestrian clearance time is very long due to the width of Washington Street. Recommendations: This intersection should be considered for an actuated left turn phase for Washington Street. Smaller corner radii should be considered for improving walkability movement across the intersection . Another alternative would be to consider pedestrian traffic islands in the intersection . Crosswalk markings should be thermoplastic for all four crosswalks. A.5 McClellan Ave & US 41 Existing Condition: This is a Signalized dual intersection with two signal phases, on a US Route with Michigan Left Turns occuring outside the intersection. Pedestrians were observed and no pavement markings or pedestrian signals are present. Pedestrian activity was noted even during the winter season . Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences delay of 12.8 seconds with Level of Service "B", and Intersection Capacity Utilization "A" during the PM peak. Recommendations: The intersection should have pedestrian signals. These could be placed in the center islands. The island areas should have concrete walks also. Pedestrian islands could be considered on each side of McClellan Ave on the north and south side of the intersection . A.6 Grove St & McClellan Ave Existing Condition: This is a flasher only signalized intersection, with Four Way Stop Control. 294 �Report of Findings Traffic Study City of Marquette, M~ Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a Level of Service "C", during the PM peak. Recommendations: The left turn lanes on Grove Street should be aligned to remove the interlock. This intersection should be considered for a possible 2 phase traffic signal. Thermoplastic pavement markings should be added due to the bike route. A.7 McClellan Ave & Pioneer Rd Existing Condition: This is a flasher only signalized intersection , with Two Way Stop Control on Pioneer Rd and Free Flow condition on McClellan Ave. Analysis Results: The intersection experiences the highest traffic volume during the AM Peak. The intersection experiences a delay of 2.6 seconds with Level of Service "A", and Intersection Capacity Utilization "A" during the AM peak. Recommendations: Thermoplastic markings should be added due· to the bike route along McClellan Avenue. This intersection should be monitored for future traffic changes. A.8 County Rd 553 & McClellan Ave. Existing Condition: This is a flasher only signalized intersection, with One Way Stop Control on the County Rd 553 and Free Flow condition on McClellan Ave . Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 7.2 seconds with Level of Service "A", and Intersection Capacity Utilization "A" during the PM peak. Recommendations: This intersection should be considered for a possible future traffic signal , especially if the roadway is extended through to the west. Thermoplastic pavement markings should be added due to the bike route. 295 Marquette Master Plan - 2003 �ffiB B.1 Report of Findings Traffic Study Presque Isle Ave & Wright St. Existing Condition: This is a flasher only signalized intersection. It has a Two Way Stop Control on the Wright St and a Free Flow condition on Presque Isle Ave . Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 11.5 seconds with Level of Service "B", and Intersection Capacity Utilization "C" during the PM peak. Recommendations: Upon the Wright street connection to Lakeshore is recommended for a traffic signal with actuation on Wright Street. Pedestrian Traffic Signals and Crosswalks should be considered with this improvement. This. intersection should be considered for re-striping to add a northbound left turn lane and southbound right .,.. turn lane on Presque Isle Ave. B.2 Fair Ave & Presque Isle Ave(C.3} ,,.. ,.-----__ Existing Condition: This is an Un-signalized T-intersection , with One Way Stop Control on the Fair Ave and Free Flow condition on Presque Isle Ave . Analysis Results: The intersection experiences the highest traffic volume during the AM Peak. The intersection experiences a delay of 7.6 seconds with Level of Service "A", and Intersection Capacity Utilization "A" during the AM peak. Recommendations: Since this intersection is also a gateway to the entrance to the Northern Michigan University, should also be considered for a roundabout. If roundabout is not ~ constructed , this intersection should be considered for a possible traffic signal in the future. This signal phasing should have a right turn overlap at the same time as the Fair Avenue signal phase to improve intersection efficiency. 296 .,..---.._ ,_..._ �Report of Findings Traffic Study Ci~ of Marquette, Ml B.3 Kaye Ave & Presque Isle Ave (C.4) Existing Condition: This is a Signalized intersection. The signal is a 2 Phase span wire installation . Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 14.3 seconds with Level of Service "B", and Intersection Capacity Utilization "B" during the PM peak. Recommendations: The left turn lanes on Presque Isle Ave should be aligned to remove the interlock. This intersection should also be re-striped to add a southbound right turn lane on Presque Isle Ave. The traffic signal could also be modified to a three phase with an eastbound left turn phase and a southbound right turn overlap (RTOL). B.4 College Ave & Presque Isle Ave Existing Condition: This is a Signalized intersection. The signal is a 2 Phase span wire installation . Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 15.1 seconds with Level of Service "B", and Intersection Capacity Utilization "A" during the PM peak. Recommendations: This intersection should be considered for re-striping the intersection to add a southbound right turn lane, left turn lanes on northbound and southbound on Presque Isle Ave. The traffic signal could be modified to a three phase with an eastbound left turn phase and a southbound right turn overlap (RTOL) . B. 5 Fourth St & Hewitt Ave. Existing Condition: This is an Un-signalized intersection, with Two Way Stop Control on the Hewitt Avenue and Free Flow condition on Fourth Street. 297 Marquette Master Plan - 2003 �Report of Findings Traffic Study City of Marquette, MI ,r A ,.,,,..... Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 3.6 seconds with Level of Service "A", and Intersection Capacity Utilization "C" during the PM peak. Recommendations: The east approach of Hewitt Ave. should be considered for narrowing to align with the west approach to provide for a walkability improvement at the intersection. The crosswalks should be improved with brick (for enhancement) or thermoplastic. B. 6 Fourth St. & Ridge St. Existing Condition: This is an Un-signalized intersection , with Two Way Stop Control on the Ridge Street and Free Flow condition on Fourth Street. Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The ... r"". ... ,.,..--._ intersection experiences a delay of 2 seconds with Level of Service "A", and Intersection Capacity Utilization "A" during the PM peak. Recommendations: The curb extension should be considered for walkability movements in the intersection. The crosswalks should also be improved by brick (for enhancement) or thermoplastic for visibility. B. 7 Fourth St & Washington St Existing Condition: This is a Signalized intersection. The signal is a 2 Phase span wire installation . ~ " Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 15.3 seconds with Level of Service "B", and Intersection Capacity Utilization "B" during the PM peak. 298 • �ffi:B Report of Findings Traffic Study - City of Marquette, -- Ml . . . Recommendations: This intersection should be considered for re-striping the intersection to add a southbound right turn lane on Fourth Street. The traffic signal phasing could be modified to a three phase with an eastbound left turn phase and a southbound right turn overlap (RTOL) . B. 8 Baraga St & Fourth St Existing Condition: This is an Un-signalized intersection , with Two Way Stop Control on the Baraga Street and Free Flow condition on Fourth Street. Baraga Street is a very wide street with angle parking. Analysis Results: The intersection experiences the highest traffic volume during the AM Peak. The intersection experiences a of 4 seconds with Level of Service "A", and Intersection Capacity Utilization "A" during the AM peak. Recommendations: Since the intersection contains the municipal offices and a church , curb extensions on all four corners should be considered to increase the walkability environment at the intersection. A four-way stop control could also be considered for traffic calming . B.9 Fisher St & Fourth St Existing Condition: This is an Un-signalized intersection, with Two Way Stop Control on the Fisher Street and Free Flow condition on Fourth Street. There is a significant short cutting movements between north Fourth and west Fisher Street. Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 12.9 seconds with Level of Service "B", and Intersection Capacity Utilization "B" during the PM peak. 299 Marquette Master Plan - 2003 �Report of Findings Traffic Study Ci~ of Marquette, MI Recommendations: This intersection should be considered for re-striping the intersection to add an i;;' eastbound and westbound left turn lane on Fisher Street. The drive on Fisher Street could be relocated to be widened drive north on Fourth Street to improve the safety of the intersection . C.1 Fair Ave & Lakeshore Blvd Existing Condition: Th is is an Un-signalized T-intersection , with One Way Stop Control on the Fair Ave and Free Flow condition on Lakeshore Blvd. Analysis Results: The intersection experiences the highest traffic volume during the AM Peak. The intersection experiences a delay of 4.6 seconds with Level of Service "A", and Intersection Capacity Utilization "A" during the AM peak. Recommendations: Curb extensions along Fair Ave should be considered for safer pedestrian S' movement across the intersection. The intersection could also be realigned to produce traffic calming and lower travel speeds on Lakeshore Blvd . If the intersection is realigned , it should be a three-way stop control. C.2 Fair Ave & Pine St Existing Condition: This is an Un-signalized intersection , with Four Way Stop Control (Flashers). Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 9.1 seconds with Level of Service "A", and Intersection Capacity Utilization "A" during the PM peak. Recommendations: Curb extensions on Fair Ave should be considered for safer pedestrian movement across the intersection , along with thermoplastic markings or brick crosswalks (for enhancement) . 300 ~ �Report of Findings Traffic Study City of Marquette, MI C.3 Fair Ave & Presque Isle Ave (B.2) Existing Condition: This is an Un-signalized T-intersection , with One Way Stop Control on the Fair Ave and Free Flow condition on Presque Isle Ave. Analysis Results: The intersection experiences the highest traffic volume during the AM Peak. The intersection experiences a delay of 7.6 seconds with Level of Service "A", and Intersection Capacity Utilization "A" during the AM peak. Recommendations: Since this intersection is also a gateway to the entrance to the Northern Michigan University, should also be considered for a roundabout. If roundabout is not constructed, this intersection should be considered for a possible traffic signal in the future. This signal phasing should have a right turn overlap at the same time as the Fair Avenue signal phase to improve intersection efficiency. C.4 Kaye Ave & Presque Isle Ave (B.3) Existing Condition: This is a Signalized intersection. The signal is a 2 Phase span wire installation. Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 14.3 seconds with Level of Service "B", and Intersection Capacity Utilization "B" during the PM peak. Recommendations: The left turn lanes on Presque Isle Ave should be aligned to remove the interlock. This intersection should also be re-striped to add a southbound right turn lane on Presque Isle Ave . The traffic signal could also be modified to a three phase with an eastbound left turn phase and a southbound right turn overlap (RTOL). 301 Marquette Master Plan - 2003 �Report of Findings Traffic Study City of Marquette, MI C.5 Hebard Court Kaye Ave & Lee Dr Existing Condition: This is an Un-signalized intersection , with Two Way Stop Control on the Hebard Drive and Lee Drive and Free Flow condition on Kaye Avenue. Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 6.1 seconds with Level of Service "A", and Intersection Capacity Utilization "A" during the PM peak. --.,--... Recommendations: Curb extensions along Kaye Ave should be considered for safer pedestrian movement across the intersection . Sidewalks should also be constructed along the south side of Kaye Ave. Intersection should be re-s.triped for adding aligned left turn lanes on Kaye Avenue. C.6 Elizabeth Hardin Circle Dr(W) & fh St (D.1) Existing Condition : This is an Un-signalized T-intersection , with One Way Stop Control on the Elizabeth Hardin Circle Drive and Free Flow condition on y'h Street. There is a significant amount of pedestrian traffic just to the north . There is also on-street parking on the east side of 7hStreet during the time when the University is in session . Analysis Results: The intersection experiences the highest traffic volume during the AM Peak. The intersection experiences a delay of 5.4 seconds with Level of Service "A", and 0 Intersection Capacity Utilization "A" during the AM peak. ~ 302 �ffi:B Report of Findings Traffic Study City . of Marquette, MI Recommendations: This intersection should be considered for re-aligning Elizabeth Hardin Circle Drive to south and connection through Kaye Avenue. This will provide connectivity of a collector street to the east and the west . The intersection should be re-examined after the connection is made. An initial thought is for a four-way stop control due to expected high pedestrian activity from North Michigan University. Crosswalks in either brick (for enhancement) or thermoplastic should be considered for safer pedestrian movement across the intersection . C. 7 Bizabeth Harden Circle Dr (WJ & Fair Ave Existing Condition: This is an Un-signalized T-intersection , with One Way Stop Control on the Elizabeth Hardin Circle Drive and Free Flow condition on Fair Avenue. Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 3.8 seconds with Level of Service "A", and Intersection Capacity Utilization "A" during the PM peak. Recommendations: Thermoplastic pavement markings or brick (for enhancement) on Fair Avenue should be considered . Curb extensions on Fair Ave should be considered for safe pedestrian movement within the intersection . C.8 Fair Ave & Lincoln Ave Existing Condition: This is a Signalized intersection . The signal is a 2 Phase span wire installation that is connected via over head electrical cable to the traffic signal at Lincoln Ave & College Ave. A high school exists immediately to the west of this intersection . There is only one left turn lane for east bound traffic. Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 11.7 seconds with Level of Service "B", and Intersection Capacity Utilization "A" during the PM peak. 303 Marquette Master Plan - 2003 �Report of Findings Traffic Study Ci~ of Margu~tte, _Ml_ Recommendations: This intersection should be considered for adding northbound , southbound and westbound left turn lanes_ It is recommended that the west approach should be w idened to add an eastbound right turn lane. The traffic signal should be placed on a separate controller than the one at Lincoln Ave & College Ave, then it could be modified to a three phase with a northbound left turn phase and a eastbound right turn overlap (RTOL)_ C.9 Fair Ave & McClellan Ave (A.2) Existing Condition: This is an Un-signalized intersection , with Four Way Stop Control. Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 33.2 seconds with Level of Service "C", and Intersection Capacity Utilization "C" during the PM peak. Recommendations: This intersection should be considered initially for traffic signal with westbound left turn phase and northbound right turn overlap (RTOL). The intersection should be re-striped when this phasing is installed_ During the McClellan connection to Wright Street, this intersection could also be considered for a possible / 7""\ roundabout. The private drive at the NE corner of the intersection should be removed , due to potential conflict with the bike path as well as potential vehicular conflicts in the intersection _ D. 1 Elizabeth Hardin Circle Dr (W) & th St (C. 6) Existing Condition: This is an Un-signalized T-intersection , with One Way Stop Control on the Elizabeth Hardin Circle Drive and Free Flow condition on ylh Street. There is a significant amount of pedestrian traffic just to the north. There is also on-street parking on the east side of yt h Street during the time when the University is in session . 304 '~ �Report of Findings Traffic Study City of Marquette, MI Analysis Results: The intersection experiences the highest traffic volume during the AM Peak. The intersection experiences a delay of 5.4 seconds with Level of Service "A", and Intersection Capacity Utilization "A" during the AM peak. Recommendations: This intersection should be considered for re-aligning Elizabeth Hardin Circle Drive to south and connection through Kaye Avenue. This will provide connectivity of a collector street to the east and the west. The intersection should be re-examined after the connection is made. An initial thought is for a four-way stop control due to expected high pedestrian activity from North Michigan University. Crosswalks in either brick (for enhancement) or thermoplastic should be considered for safer pedestrian movement across the intersection . D.2 College Ave & fh St Existing Condition: This is a Signalized intersection . The signal is a 2 Phase span wire installation. Residential homes and sidewalks exist on all four corners. Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 10.3 seconds with Level of SeNice "B", and Intersection Capacity Utilization "A" during the PM peak. Recommendations: Align left turn lanes on College Avenue to remove interlock. Crosswalk in either brick (for enhancement) or thermoplastic should be installed for walkability and pedestrian movements within the intersection. Signal Progression on ? th Street between College Ave and Magnetic Avenue should be designed to improve the corridor performance on y'h Street. D.3 Magnetic Ave & fh St Existing Condition: This is a Signalized intersection . The signal is a 2 Phase span wire installation. Residential homes and sidewalks exist on all four corners. 305 Marquette Master Plan - 2003 �ffiE Report of Findings Traffic Study Cig of Marguette, Ml Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 10.2 seconds with Level of Service "B", and Intersection Capacity Utilization "A" during the PM peak. Recommendations: Consider adding and aligning left turn lanes on all four approaches at this intersection. Crosswalks in either brick (for enhancement) or thermoplastic should be installed for walkability and pedestrian movements within the intersection . Signal Progression on yth Street between College Ave and Magnetic Avenue should be designed to improve the corridor performance on the ylh Street. This intersection should also be examined for possible re-phasing if College Ave is closed to the east. D.4 Ridge St & fh St Existing Condition: This is an Un-signalized T-intersection , with One Way Stop Control on the Ridge Street and Free Flow condition on ylh Street. Sidewalks exist on the east side of ylh Street and the west side south of Ridge Street along the cemetery. Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 1.0 seconds with Level of Service "A", and Intersection Capacity Utilization "A" during the PM peak. Recommendations: If pedestrian activity warrants this intersection could be considered for possible future signal with pedestrian and vehicular actuation . Ridge Street should have pavement markings to add a separate left and right turn lane. Thermoplastic crosswalk markings should also be added on the east side of ylh Street and across ylh to the concrete landing area. 306 �Report of Findings Traffic Study Cit;y of Marquette, MI D.5 fh St & Washington St Existing Condition: This is an Un-signalized T-intersection , with One Way Stop Control on the y!h Street and Free Flow condition on Washington Street. Sidewalks approach the north side of the intersection from along Washington and from the park on the northwest corner. Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 3.4 seconds with Level of Service "A", and Intersection Capacity Utilization "B" during the PM peak. Recommendations: y!h Street is recommended to be connected between Washington Street and • • • • • Spring Street. This will provide connectivity of a collector street to the south. This intersection should then be considered for a possible 2 phase traffic signal to include pedestrian signals. The intersection should then be re-striped for left turn lanes on all approaches. Thermoplastic or brick (for enhancement) crosswalks should be included with the intersection improvements . D.6 Spring St & th St Existing Condition: This is an Un-signalized T-intersection, with Yield Control on the y!h Street and Free Flow condition on Spring Street. Sidewalks are on the south side of the intersection and approach from the northeast. Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 7.8 seconds with Level of Service "A", and Intersection Capacity Utilization "A" during the PM peak. 307 Marquette Master Plan - 2003 �ERE Report of Findings Traffic Study Citf.of Marguette, Ml_ Recommendations: ?'h Street is recommended to be connected between Washington Street and Spring Street. This will provide connectivity of a collector street to the south. This intersection should then be considered for a Two Way Stop Control on Spring Street and free flow on ylh Street. Thermoplastic or brick (for enhancement) crosswalks should be included with the intersection improvements. Parking conditions on ylh Street between Spring St and Fisher St should be reviewed when y'h Street is connected to Washington Street. D.7 Fisher St, Grove St & fh St Existing Condition: This is an Un-signalized intersection, with a Two Way Stop Control on south and north approach, a Yield Control on west approach and Free Flow condition on east approach. Sidewalks exist on the north side of the intersection and to the east on Fisher. No sidewalks exist on Grove between Fisher & Us 41 . Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 16.7 seconds with Level of Service "B", and Intersection Capacity Utilization "A" during the PM peak. Recommendations: The west approach Yield control should be changed to Stop control. When the connection of i h Street is made between Spring St and Washington St the intersection should be re-aligned and considered for possible signalization. Pavement markings should be added at that time and parking on y'h Street between Fisher Street and Spring Street should be reviewed . Sidewalks should be added on the northwest side of Grove between Fisher and US 41 at that time. 308 �Report of Findings Traffic Study City of Marquette, Ml D.8 ~ Grove St & US 41 Existing Condition: This is a Signalized dual intersection with coordinated phasing running from one controller, on span wire installation . An intersection of Homestead street/Anderson Street exists just south of this intersection . Sidewalks exist from Homestead street south of the intersection . Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The intersection experiences a delay of 22.2 seconds with Level of Service "C", and Intersection Capacity Utilization "A" during the PM peak. Recommendations: Pedestrian signals and thermoplastic pavement markings should be installed . Sidewalks should be added along the northwest side of Grove Street between US 41 and Fisher St in the future . This signal phasing at the intersection should be re-examined after the ylh Street connection between Washington Street and Spring Street is made. E.1 US 41 W, US 41 S & Front St Existing Condition: This is an intersection of US 41 and Front Street, with One Stop and Two Yield Controls. There are free flow conditions for the westbound right turn, northbound southbound through movement and eastbound right turn . Concrete sidewalks existing on the east side of the intersection and an asphalt bike path/sidewalk exist on the west side . No pedestrian pavement markings exist within the intersection. Analysis Results: The intersection experiences the highest traffic volume during the PM Peak. The north to west left turn experiences a delay of 118.5 seconds during the PM peak, which is very significant. 309 Marquette Master Plan - 2003 �ffi:B Report of Findings Traffic Study City of Marquette, Ml Recommendations: A level of service improvement can be significantly made by reducing the delay experienced by the north to west left turn movement by changing to a Stop Control from a Yield Control followed with free flow condition at the immediate next intersection, and a Stop control should be considered for westbound left turn movement going to Front Street. This intersection should be considered for a possible roundabout as: 1. This intersection being one of the entrances to the City, located near the lake shore can serve as a welcoming point. 2. It reduces the delay experienced by the north to west left turn movements at the intersection . 3. It improving the safety of the intersection by reducing the conflict. 4. It improves the overall performance of the intersection. 310 tif' �ffiB Report of Findings Traffic Study City of Marquette, MI .SUMMARY OF RECOMMENDATIONS I I II j I I I I 1 I l r j r-- i ·; I j :1 Jresque Isle 4lh&He - -4Th&Rid 4th rwa"siifu - 4Tii&iiar'a 1tii&Fi.s - - - - - ' I - 311 Marquette Master Plan - 2003 �ffiB Report of Findings Traffic Study City of Ma~~e~e, MI . STUDY RECOMMENDATIONS A TRAFFIC SAFETY Based on the overall traffic analysis conducted for the City of Marquette, SSOE proposes the following recommendations for improving the safety and better traffic flow conditions of vehicular traffic . B. • Roundabout at Key Entrance Locations • Modifying Intersection Pavement Marking with Improved Traffic Signal Phasing • Align Left Turn Lanes • Thermoplastic Pavement Markings • Traffic Signal Progression • LED Signal Lamp Upgrade • Speed Limit Signing Program Citywide • Street Name Signing Program Citywide • Access Management Program Citywide WALKABLE COMMUNITY SSOE understands that City of Marquette aims at a walkable community. SSOE proposes the following recommendations for improving the safety and better traffic flow conditions of pedestrian and bikeway traffic. • Sidewalks along all designated pedestrian corridors • Brick Crosswalks (Raised) OR Thermoplastic Crosswalk • Curb-Extensions at end of parking areas • Smaller Corner Radii • Pedestrian Push-Buttons with Larger Walk Signals at all Signalized Locations. • Continuity of Bike Paths • Bus-Bay Design . 312 ,, �APPENDIX C- MARQUETTE TRAFFIC OBSERVATIONS 314 �,::n..H I I .1.l't\::I vf-1~.:JUI~ r ~c. tJ.a. GL~TTING. JACKSON K'.E.R.CHl>ll ANGLIN [C LOPEZ RlNJlH.,,R.'l' MEMORANDUM VIA FACSIMILE · WilllmiJ.Anglin,Jr. 734.663.6759 DavidLBactlt Jay H. l!Jrum Jack P. Clatting C..roy S, Hayo Jay R.Hood 11modly T. Jacmn r,m November 25, 2002 TO: John lacoangeli FROM: Walter Kulash RE: Marquette Traffi_c Observations C. Ke.tebc,:,Jr. Walter M-KulJ$h , SiatQn JC. Lam&ntia , DATE: S. Raymond ~pcz John H. P=v · GJ#l 7092.01 Jokn 'E IUnchut Gi,,gory A. B,yb Duid i:LClau, Cbatlet P. Cobble S1unmary -iichael R. Cochran Jeffrey S. Collliu !Ucb.rd .B- Durr,Jr. .Bruce c.H,Jl David M, Kutner Prank A.,Jttkicwki Gail D. locey Thank you for the opportunity to work with you on BRI's Marquette Master Plan Update. · The town is delightful, and, with respect to transportation, is moving in the right direction in many ways. The study tean-i, iit particular Ray Norris of SSOE and Pat Coleman of UP Engineers, is completely attuned to our view of the proper balance bet\\'.een moving traffic and gaini~g all of the other qualities of great streets. William 0. Litet Edward J. Mcl(il\l)ey .n J. McMacken,Jr. . b<>11sfas A. Mc~l"I' Job.II J. Moote JU Our summary conclusions are as follows: • The five corridors identified for early action are all worthy. high priority candidates. They are important streets, of greatly different character, with ample room for improvement. • Extension and connection- of streets are all-important. The City has a traditional street pattern (highly connected grid), has grown its street system in a traditional pattern in ~e _recent past, and should definitely continue that pattern of growth. • The US 41/28 intersection, a product • New residential streets need not be more than 26-28 feet in width. With proper parkway and sidewalk placement, this width of street will not only accommodate more efficient snow removal, but will present a far more attractive appearance during the majority of the year when there is no snow removal activity. lmothy IL Palermo 'I'rcry P. RIJIS Jodi t. P..utllW1n Kelley J, Samuel, Pe1er C. Se<ihler Nalban P. Slln Lt11r, K. 'lurner fl.onal4 i.. lJrblniu c;.w.4e Wa.lktr G.ryl:!.Wm1e.r C~•..,•11/ly Pl•••••t 33 But Pine Street · Orlando, Florid& 32801 of an earlier generation of traffic planning, is due for a reworking into a more "town"- like configuration. P: 407 843 6SS2 P: -407 839 1789 www.glottiJlc.ca m Glatting Jackson Kercher Anglin Lopez Rinehart, Inc. Page 1 .oae # EB 000$812. LC CO00049 315 Marquette Master Plan - 2003 �• A stated policy of no more than two lanes on all streets (except those already wider) is a highly appropriate action for the City. Much of the City's appeal derives from the current absence of multi-lane streets (i.e., more than two lanes). Continued improvement in traffic service can be as readily obtained from continuation of current actions, such as exte~ion of the street network and intersectioll improvements, as from road widening. The Five Early Action Corridors Each of the five high priority corridors being considered for improvement is a good choice for early action. The detailed traffic analysis done in previous planning activity has long · supported these corridors for improvement. Our own review and on-site inspection confirms, in every ·way, that these are good choices for early action. The Kaye/Fair Avenue Connection and Continnity- We agree wholeheartedly with the value of connecting the two fragments of Fair Avenue, one to either side of the campus, i11to a continuous street, such that east/west travel on Fair Avenue to and past the NMU campus can be accomplished without turning movements around the campll.6, now needed. This connection will do much to address the problems that are becoming increasingly apparent on the perimeter streets (Kaye Avenue, North 4th Street, Wright Street and Lincoln Avenue (around the NMU ''superblock"): These problems include increased traffic volumes around the perimeter roads by through traffic (i.e., without destination on the campus) having to circumven.t the campus, increased traffic volumes on the perimeter road due to can1pus traffic having to go out of direction to reach a desired parking destination, turning movements at "T" intersections (for example, North 4th Street/Fair Avenue) where through movement through . the campus has been terminated and increased turning move1nents from the border ~treets into campus parking lots. · as The Kaye/Fair Avenue connection and continuity is particularly important, given that two land uses -- the NMU campus to the north and the cemetery to the south - interrupt the continuity of other nearby east/west streets. Because of these interruptions in east/west streets, the nearest arterial connection to the north (Wright Street) is almost one-half mile to the north of the Kaye/Fair Avenue corridor, while the nearest arterial connection to the south (Washington Street) is around three quarters of a mHe distant to the south. North 7th Street Connection - Connecting North 7th Street from its current ending at Washington Street southward, by a distance of about 2/ l 0ths of a mile to an intersection with US 41, is a street connection action that promises to yield a very large benefit for a relatively small cost, both in tenns of construction and property taking. A long-standing shortcoming of the US 41 "bypass" ~as the lack of connection to north/south streets m:Marquette. At the time of the completion of the US 41 bypass, downtown Marquette appeared to be the major destination needing connection, and was well served, either by Business 41 or Fisher Street. Glatting Jackson Kercher Anglin Lopez Rinehart, Inc. :Page 2 316 �[C Mote recently, two other destinations to the west of downtown - NMU and the hospital ~ have become the City's fastest growing attractors of travel. However, their sole connection to US 41 continues to be through downtown. Extension of 7th Street would be a major step in providing more access to NMU and the hospital. It would, at a single stroke, essentially· double the capacity from US 41 to the two high growth travel attractors (i.e., NMU and the hospital). · · at A new signalized connection, Seventh Street and US 41, should by no means be considered as a threat to the mobility for through traffic on US 41. Nor is a new signalized intersection in any sense a beginning of a "proliferation" of access onto US 41, eroding its value as a bypass for through traffic. Connecting 7th Street to US 41 at a signalized intersection is a carefully planned action that diffuses the traffic to a greater number of US 41 intersections. Creating new public streets, with a high degree of connection and continuity, is a far cry from the ..proliferation'; of access that results from strip development, such as that now blighting US 41 outside the city. We should be careful not to confuse the two types of access. Lake Shore Boulevard Traffic. Calming and Parkway Design - Several rapidly~evolving factors make Lake Shore Boulevard into one of the most spectacular waterfront reclamation projects in the Great Lakes, and·possibly in the entire U.S.: (1) the ..anchoring" of Lakeshore Boulevard by an outstanding park to .t he north, and a revitalizing city center to the south. (2) the withdrawal of a large segment of the waterfront from industrial use, (3) the development of highly attractive recreational destination in the downtown area, and (4) the existing · alignment of Lake Shore Boulevard as a true waterfront parkway,_with few locations where the parkway is separated from the shore by intervening properties inaccessible by the public. A rebuilt parkway, therefore, has not only the opportunity to become a good road, but opportunity to ·become a spectacular signature of the city. Its corridor 4esign, accordingly, should involve far more than just simple roadway elements, but should embrace the entire road context (i.e., n..ot only the road itself but the swath of land that is seen and experienced from the roadway). Some of the important elements in this context~sensitive design include: • Extraotdinaty attention to trees (both existing and new plaptings), not only to extend the current forested appearance of much of the roadside, but also to replace the historic but badly·damaged poplar plantings. • Parking, perhaps in numerous small ..vest pocket" parking lots that reflect the pattern.s of visitation to the shore (nun1erous informal destinations) and avoid the appearance at any given point, of a major parking concentration comparable to a strip mall. • Continuous bicycle and pedestrian paths, either as part of the roadway or within the shoreline corridor. Glatting Jackson Kercher Anglln Lopez Rinehart, Inc. Page 3 317 Marquette Master Plan - 2003 �[C • Design controls for-private property development fronting the west side of the parkway,. so that development on this land adds to the quality of the parkway, not detracts from it. • Traffic calming features, to emphasize the presence of pedestrians, bicyclists, and shore visitors, and to discourage through traffic and truck traffic. • A road design that is distinctively "parkway" in character, achieved through features such as winding horizontal alignment, short vertical curves, open (swale) 4fainage wherever possible, rustic appearing side paths, informal but spectacular tree plantings. distinctive wayfmding and directional signs, a distinctive pavem.ent aggregate color, "gateways" to the connecting east/west streets, special low-height "parkway" lighting. stone and timber materials in road furniture, and so forth. The US 41/Pront Street Intersection -This intersection, which carries the majority of the through traffic in Marquette (i.e., traffic having neither origin nor destination in Marquette), as well as a large amount of local Marquette traffic, is configured as a channelized ..T,, intersection, in which traffic movements are widely separated by large channelization islands so that conflicting movements (for example, left turns with tbrotlgh movements) are reduced to the most simple, and therefore safest, arrangement. Typically, channelized "T" intersections are used in locations with rural traffic patterns (tota~ entering volumes less than 2.0,000 vehicles, with a less pronounced morning and afternoon travel peak than in urban areas). At the time of ~onstruction of the intersection, the·prevailing traffic patterns and the intended use of tl~e i11tersection (primarily bypass) were possibly more toward the "rural" pattem, .as described above, than the existing pattern. However, the growth in travel, the · emergence of strip commercial along US 41 west of the City and the growth of nearby travel generators such as NMU and the hospital have created problems for the current intersection: • US 41 makes a right-angle turn at the intersection. Thus, the dominant movement through the intersection is on US 41, thereby requiring a left tum for motori,sts traveling westbound on US 41, and a right turn for motorists traveling eastbound. However, the geometry of the intersection favors north/south through movement, between US 41 and Business 41, not the dominant mov.ement within the intersection. The result is congestion, delay and a perception of hazard, particularly for westbound motorists who must make two stops on what is otherwise a major through movement in the·intersection. · • The large-radius sweeping turns in the intersection, while possibly appropriate at the time of the initial construction of the US 41 bypass, are no longer well Sllited to the area and its traffic pattern. Motorists in urban settings have no expectation of high speed turning movements at street intersections, even those of major arterials. On the GJattlng Jaekson Kercher Anglin Lopez Rinehart, Jnc. Page4 318 .l"f' ~ �CC other hand, in.urban area, other users of the street (pedestrians, bicyclists) are better served by conventional, low-speed street intersection geometry. • The intersection consumes a lot of space, and the islands within this space ( essentially large channelization islands) are not useable for public open space or-decorative features such as major plantipgs. • The present intersection is not an appealing entry point to Marquette. The need for an appealing entry point is more important than before, given the reclamation of the .waterfront in the immediate vicinity of the intersection. Restoring part of the stream and the waterfall that were obliterated.by the construction of the bypass is an interesting and reasonable option to consider, as the rebuilding of this intersection is studied. There are numerous examples, throughout the U.S ., of"daylighting" streams that were buried in box channels at the height of 1960's- 1970's road building frenzies . The symbolic value of this kind of reclamatton is huge, and is likely to put its sponsoring city "on the map'' of environmentally advanced communities. Restoring part the stream and the waierfall would be highly complementary to the dramatic reclamation of the entire Marquette waterfront. The unifying theme is reclamation of the waterfront from · · , obsolete uses, whether they be outmoded industries or highway planning decisions of a previous era. of Four possible options (by no means all of the total) for the reconfiguration of the US 41/Front . . Street intersection are shown in Figure 1. Alternative A addresses the challenges caused by the major through movement at this intersection being the left tum westbound (and corresponding right tum eastbound), by realigning the through movement. Under Alternative A, the movement from US 41 to Front Street would require the right-angles tum. Alteniative B is a simple T intersection substituting for the current channelized T . This alternative is simple, and consumes as little space as possible. Alternative C is a widely-split "T" . intersection, which converts the large volume of left turns into simple through movements at two signalized locations, each of which require only a simple two•phase signal. This design· also permits the "daylighting" of the stream. Alternative D, the roundabout, is particularly well suited to the large volume of ..right~angles'' traffic following US 41 . The roundabout · would provide a high level of priority for the difficult component of this movement, i.e. , the left tum by motorists proceeding west on US 41. A roundabout would also exploit the scenic possibilities associated with daylighting the stream. · McClellan Avenue-The extension of McClellan Avenue from Fair Avenue to Wright Street is one of those network extensions that is unarguably a good idea, from almost every transportation and co~up.ity planning aspect. Because of the continuity of McClellan Avenue with longer.clistance arterial highway (the new extension to 553), the in-town extension (Fair Avenue to Wright Street) poses three special design challenges: Glatth,g Jackson. Kercher Anglin Lopez Rinehart, Inc. Page 5 319 Marquette Master Plan - 2003 �1 [C 1. Neighborhoods between Fair Avenue and Wright Street-The proposed road designs already offer a number of measures to protect the existing neighborhoods, on either side of the proposed extension, from the impacts of the road. Further protection can be provided by traffic calming measures to assure that east/west cut-through traffic is not inyited by the road design. Also, traffic calming measures can be provided to assure that east/west cut-through traffic on a newly continuous Central A venue is minimized or eliminated. 2. Between Washingto·n Street and Fair Avenue - This segment of street is somewhat out of character with the city streets in Marquette, and it would be appropriate to upgrade 1t in conjunction with the extension of McClellan Avenue from. Fair Avenue to Wright Street. Upgrades include drainage improvements, curb and gutter, proper sidewalks, proper driveway connections, tree plant~gs and street lighting. TI1is neighborhood appears to have far less need for on-street parking than tlie older neighborhoods tQ the east. Thus, there is ~ valid issue of providing for parking on only one side of the street, thereby resulting in a pavement width of only 28 feet or so and therefore presenting a far more appealing appearance than the standard 32-foot pavement. 3. Intersections at Washington Street and US 41 - TI1ese locations could use attention to standard traffic engineering improvements (lanes, signal phases, markings, etc.) as well a.s an urban design concept which would eventually transition them from ordinary strip conunercial to a node of commUI,Uty-serving walkable retail. This would J:?e a first step in directing development along the US 41 bypass away from the standard "bypass" strip pattern into something more in keeping with the character of Marquette_ . Continuity _and Con~ection of Streets The value of street extensions is discussed in previous sections for those three actions (Fair Avenue, McClellan and ih Street) in which extension and continuity are being provided. Because of the overriding importance of this single measure, we emphasize it again, as a general principle not only for three of the immediate actions being co11sidered. but also for continued future planning of the street network. Important results of street extension that complement the character of Marquette are: • A fully connected arterial and collector street system peffilits the City to avoid the blighted arterial/barricaded neighborhood syndrome so prevalent with new suburban growth throughout the U.S. In this pattern, with few arterial routes available (due to lack of connection), all traffic is shunted onto the few available miles of arterial street. This limited mileage then becomes unworkable, and unsightly, as well as an Glatting Jackson Kercher Anglin Lopez Rinehart, Tnc • . Page 6 320 "' �[C irresistib]e magnet for strip development. All other uses - institutional, residential, community retail - are repelled by the appearance and h-0stility of the arterial, and "'tum their back" on the arterial system, with walls, cul-de-sacs, rear-facing homes, and so forth. In the process, the small city or small town atmosphere is lost. Residents, hostage for daily travel to the blighted arterials, find their quality of life constantly eroded. • Highly connected arterial system permits important traffic generators, such as NMU and the hospital, to function in settings surrounded by the community, rather than being relegated to isolated pods of development along major arterial highways. This enfolding of valued institi,itions within the community is one of the premier features of small city living. • A highly connected arterial and collector street system creates an important ..safety in numbers" advantage in serving large traffic generators. With a highly connected street system. these generators can be served by networks of two-lane roads that retain all of their qualities as desirable residential or neighborhood commercial streets. • With gaps in the network, traffic becomes focused on a few of the arterials, which quickly lose their ability to be fronted by viable residential properties ot appealing neighborhood businesses. • The connected street system is, without any further enhancement, one of the best mechanisms for providing high levels of pedestrian/bicycle service. Because of the number of possible routes available, we are able to designate important biking enhancements (sueh as on-street bicycle lanes) without seriously affecting parking or traffic flow .. . • A highly connected network is simply more efficient traffic.moving arrangement than a sparse, unconp.ected layout Snow Removal as the Defining Characteristic of the City In co~parison to other "winter cities" where we work (Twin Cities, Buffalo, Traverse City, etc.), Marquette seems to regard removing the snow from its streets as the defining element of street design and street use. It is possiqle that the large amount of snowfall and the extended duration of the snow removal season are indeed unique to Marquette, and therefore its snow removal efforts should be more strenuous than peer cities. On the other hand, it is more likely that there has simply been little or no weighing of the current snow removal methods against other quality-of-life factors, such as on-street parking, street appearance, and so forth. Instances of a provider of specialized services (snow removal, fire protection, solid waste pickup, etc.) maintaining that their particular use is the most important function of the street, Glatting )ackson Kercher Anglin Lopez Rinehart, Inc. Page7 321 Marquette Master Plan - 2003 �[C If"' I ~ . which should therefore should dictate tl1e design of the street, are common in municipalities throughout the U.S. In ''communities of place" - that is, communities notable for their high quality of life- the needs of competing users of the streets are settled in a .throughtufl design process that pays close attention to the community's vision of itself. Not surprisingly, this vision always involves strong neighborhoods, an e~tended walking environment, freedom. from domination by vehicular traffic; neighborhood cohesion, small-town qualities·, and so forth. These desired qualities are usually at odds with the specialized users of the streets. For example, the postal service, given their ideal, would want multi-lane streets, solid waste collectors would prefer complete banning of parking to allow automated pick up, the utilities would prefer a treeless and sidcwalkless parkway for ease of utility maintenance, fire and rescue operations would prefer a pull-over lane to clear the roadway, and so forth. In communities of place, these needs are balanced, always with specialized users accepting less than their "ideal." r For Marquette, we see two specific areas for such rebalancing the needs of snow removal with other desirable town qualities: • Altemat~Side Parking- It is really necessary to ban parking, on both sides of the street, for all of the snow removal season? There are numerous "winter cities" that do quite nicely with parking allowed on alternate sides of the street, and, therefore prohibited on alternate sides of the street, on a daily schedule. Thus, snow plowing in the parking lane is never more than one day out of date, and an ample supply of onstreet parking is maintained at all times. Signing and administr~ion of such a regulation would be particularly simple, given the regular north/south - east/west street layout in Marquette, where a "blanket" regulation for the entire city could be easily promulgated and enforced. • Reduced Widths for New and Rebuilt Streets - The 28-foot street allows ·parking · on one side of the street and two free-flowing lanes of traffic, and i~ therefore an appropriate design for collector streets and even minor arterial streets. Further, the side of the street on which parking is allowed can be varied as part of a snow rem.oval program. as described above. Snow removal on such a street is more efficient than on the ..standard" 32-fe>ot street now being built i11 Marquette, because: ( l) there is less pavement to clear and (2) the narrower pavement permits a correspondingly large parkway width~ thereby increasing · the snow storage area. If parking is permitted on an alternating side basis (as described above), then the efficiency of snow removal improves furtheri since the lane containing parking is not plowed on days when parking is present. On local streets (i.e., streets seiving only the fronting residential properties, aud not having a function as a through street), the 24-26 foot pavement, with parking allowed Glatting Jack~on Kercher Anglln Lopez Rinehart, Inc. Page 8 322 1""1 (' I I 0 �CC on one-side, is the appropriate street size. This width is fully allowable under the AASHTO Green Book and, in actual practice, the prevailing residential street width in thousands of traditional towns throughout the U.S. " "'- WMK/pae "r-.. " "' ,..., " "' ,..., ",..., ,., ..... "' G)atting Jackson Kercher Anglin Lopez Rinehart, foe . . · Page 9 323 Marquette Master Plan - 2003 �--, --Ffgu-re-1i ·us 41/Front Street Options A: 'T' Intersection, US 41 becomes "through" movement. Best for through movement. US41 US41 B: "T'' Intersection, US 41. remains as right-angle movement. Consumes least space. US41 US41 C: Widely split "T." Permits daylighting of stream, converts left-turns to simple through movements, at 2-phase signals. D: Roundabout: High capacity, gives high priority to "problem" movement (westbound on US 41); complements stream daylighting. MARQUETTE MASTER PL.AN UPDAIB GlattingJackson Beckett & Raedet, Inc. 324 �APPENDIX D - WALKABLE COMMUNffiES ELEMENT 'r~ tt:"-------~ fl(".. ,,......___ /Ii""\. ,.-----._ ~ ,---.._ r"'"\ - 326 - - ~ �Report of Findings Traffic Study City of Marquette, MI • • B.8 Baraga St. & Fourth St. B.9 Fisher St. & Fourth St. C. Corridor C - Fair Avenue Fair Ave. & Lakeshore Blvd. C.1 C.2 Fair Ave . & Pine St. C.3 Fair Ave. & Presque Isle Ave.(B.9) C.4 Kaye Ave. & Presque Isle Ave.(B.3) C.5 Hebard Court ., Kaye Ave. & Lee Dr. C.6 Elizabeth Hardin Circle Dr. (W) & ylh St. (D.1) t"'· C.7 Elizabeth Harden Circle Dr. (W) & Fair Ave. C.8 Fair Ave. & Lincoln Ave . t" C.9 Fair Ave. & McClellan Ave. (A.2) ~ t"' D. Corridor D - Seventh Street (/h St) Elizabeth Hardin Circle Dr. (W) & ylh St. (C.6) 0 .1 ~ 0 .2 College Ave. & 7'h St. ~ 0 .3 Magnetic Ave. & ylh St. 0.4 Ridge St. & ylh St. " "r 0 .5 ylh St. & Washington St. 0 .6 Spring St. & ylh St. 0.7 Fisher St. , Grove St. & ylh St. 0.8 Grove St. & US 41 ~ E. CorridorE-US 41 E.1 US 41 W , US 41 S & Front St METHODOLOGY A. BASIS OF STUDY The methodology used in this study was based largely on the 2000 Highway Capacity Manual, for the determination of Level of Service (LOS) for existing conditions and proposed changes . In order to evaluate the traffic conditions that occur throughout the study area , two sets of peak hour (AM , and PM) traffic volumes were used . 290 �Report of Findings Traffic Study Ci!f of Marque~e, Ml INTRODUCTION SSOE, Inc conducted a Traffic Study as part of the City of Marquette, Master Plan . The study involved traffic analysis and building a Synchro model for the study corridors. During the first Master Plan steering committee meeting the following five corridors were selected along with the thirty one (31) intersections on these corridors for the traffic study. ,f • Study Corridor From A. McClellan Avenue -- Wright Street County Rd 553 B . Fourth Street/Presque Isle -- Wright Street Fisher Street. C . Fair Ave/Kaye Avenue --- Lakeshore Boulevard McClellan Avenue D. ylh Street /Grove Street E. • To us 41 Elizabeth Hardin Dr (W) US41 -- @US 41 (West & South) @Front Street Study Intersections A. Corridor A - McClellan Avenue A.1 McClellan Ave. & Wright St. (Future) A.2 Fair Ave & McClellan Ave. (C.9) A.3 McClellan Ave. & Ridge St. A.4 McClellan Ave . & Washington St. A.5 McClellan Ave. & US 41 A.6 Grove St. & McClellan Ave. A.7 McClellan Ave. & Pioneer Rd . A.8 County Rd 553 & McClellan Ave. B. Corridor B -Fourth Street/Presque Isle Avenue B.1 Presque Isle Ave . & Wright St. 8 .2 Fair Ave . & Presque Isle Ave .(C .3) 8.3 Kaye Ave. & Presque Isle Ave .(C.4) 8.4 College Ave. & Presque Isle Ave. 8 .5 Fourth St. & Hewitt Ave. 8 .6 Fourth St. & Ridge St. B.7 Fourth St. & Washington St. 289 Marquette Master Plan - 2003 �CITY OF MARQUE1TE MASTER PLAN UPDATE WALKABLE COMMUNITIES ELEMENT ,.,,.----., Sponsored f?y: City of Marquette, Michigan Prepared f?y: Date Prepared: DAN BURDEN, WALKABLE COMMUNITIES, INC. OCTOBER, 2002 �,("""\ City of Marquette Master Plan Update Walkable Communities Element INTRODUCTION Marquette also enjoys advantages as well as punishments of severe winter cold and snow extremes. Defining walkability under such harsh conditions further refines and defines the essences of walkability. The City of Marquette is among the most remote and pristine settlements in America. Marquette's isolation and two decades of limited population growth have minimized sprawl pattern development. Most streets and neighborhoods are well linked. Housing densities support walking in most neighborhoods. Downtown Marquette is highly intact. Northern Michigan University is centrally located. The waterfront is centrally located to important commercial and service areas and most neighborhoods, and is in a healing process. These and other factors make Marquette an ideal study in how to revitalize, in fill and make whole and complete a walkable community. This report provides guidance on reducing unwanted, unsafe motorist bicyclist and pedestrian behavior. It also shares ways to make walking, bicycling more equal partners, and to return Marquette's streets to their former elegance. Before entering into design of master planning elements and features, all residents are asked to accept the premise that sprawl, traffic, environmental and social problems most often come from regional actions or inactions. Solutions therefore must be developed by all of the region's "stakeholders." Residents and property owners, who have much to gain from wor-king together, are the backbone of finding workable solutions. Marquette must be the leader and model for finding workable solutions, but must forge early and often living partnerships with university, township county, regional and state leaders. Maintenance of quality of life is a key issue for the community. There is no better determinate and ingredient to maintain quality of life than carrying out a design to keep and expand the walkability of the City of Marquette. However, residents are not entirely certain how to define a walkable community. Having sidewalks, good crossings and many linkages, trails and greenways, are important, but these are only a few of the vital and essential measures and ingredients of a walkable community. Residents identified dozens of issues, problems and needs that will be addressed. Solutions to these problems will determine walkability, bicycle friendliness, reduced auto-dependency, preservation of precious lands and establish essential active living and quality of life elements. Disclaimer The contents of this report represent the knowledge, experience and expertise of the citizens and author in providing ideas and concepts to improve safety, access, mobility and livability through land use planning, traffic management, linkage and other development strategies. This report does not constitute a standard, specification or regulation and is not intended to be used as a basis for establishing civil liability. The decision to use a particular measure should be made on the basis of an engineering and planning study of the location. This report is not a substitute for sound engineering and planning judgement. Adherence to the principles found in this report can lead to an overall improvement in neighborhood, bicycle, transit, motoring and pedestrian access, mobility, enjoyment and safety. Walkable Communities, Inc. -2- �1 Walkability Element to Master Plan Update The Big Ten Most Significant Issues and Steps 6. As residents age there is a growing need for quality housing in a choice of central locations. These can be on or near the harbor, downtown and near the campus/ university properties. Each of these areas will need many choices in housing stock, ranging from small and highly affordable to luxurious. Many can and should be in mixed use buildings where many conveniences are offered. Each of these locations should have a central public plaza and retail center. Dense housing of 11 -30 du/ a should be featured in the first 1 /8th mile ring from the defined center, and the next 1/ 8th of 1/ 4 mile radius should 2. Roads to be kept small and well linked. Virtually all have housing density at 6-8 du/ a or higher. Ancillary units, such roadways either built or planned for multiple lanes (4 or more) as "granny flats" or studio apartments should be included in this can be compressed to two lanes with either a third lane scramble, housing mix. Seniors should be surveyed to learn how many or medians. A notable exception is U.S. 41, which should conauto trips are made today, based on age. Once this percentage tinue to emphasized its role as a major carrier of significant is known, it should be a goal of the plan implementation of traffic volumes. This compression and retention of roadways doubling trips made by non-auto choices. into safer, more efficient two-lane roadways maximizes an af7. Land use patterns and practices must provide many fordable system, travel efficiency for all, while increasing access choices of housing for students. Reduced vehicular traffic in for all modes of transportation. and around the campus is essential to maintain roadway levels 3. Poor land use practices rob from community values of service and compact widths. This can only be achieved if and priorities. Traffic counts on several of Marquette's roadways walking and bicycling are strongly favored with short travel are at levels where new growth from sprawl and other poor distances from home to campus. Mixed use settlement, and land use patterns and practices will force declines in levels of many choices in housing are essential within 1 / 4 and 1 / 2 mile service on these and nearby roads. Roads at risk include Mc- of campus. Housing densities near campus should be 11 -30 Clellan Avenue, Wright Street, Lincoln, Fair and Fourth Street du/ a in the inner ring areas, and maintained at 6-8 du / a in outer North/ Presque Isle Avenue. Marquette must pay close atten- areas. As part of the Master Plan update a survey should be tion to all decisions that would generate more and longer trips, taken of how students currently arrive on campus. This can be or reduce and compress trips. Close attention to this guiding done with a show of hands in all classrooms on a given day. planning and political practice will maintain Marquette's current Once this percentage is known, it should be a goal of the plan equilibrium. of doubling trips made by non-auto choices. 4. Land Use and Sustainable Development are regional 8. School policies and practices must be updated . issues. In order to maintain Marquette's quality of life strong Nationwide home-to-school journeys by foot have fallen drahighly communicative regional and inter-agency and inter-orga- matically in recent decades. Poor long-term school placement nization processes must be invented and put in place. Improper and sizing strategies are leading to un-affordable, quality of sizing and placement of schools, libraries, parks and big box life and active living lifestyles. Complete sidewalks within 1 / 4 retail will continue to grow traffic in undesirable ways, and risk of all schools. Create school drop-off patterns that minimize levels of service, active living, squandering of precious land inconvenience and safety for those walking and bicycling. This and the quality of life of all citizens, inside and outside the may include a designated route for parents driving, and not alcity limit. lowing travel on certain streets, invoking "walking school bus" 5. Snow and its removal is a blessing and a curse. Snow and "walking train" programs. Strong parental involvement is is not only a primary reason for enjoyment of this special winter needed. city and its season for being, it can act as a sensible reason for 9. Parking strategies must change. The city should serimaintaining close-in, compact lifestyles and settlement patterns. ously evaluate its current parking practices and requirements. On the other hand, failure to evolve the most advanced snow Off-street parking must be minimized in order to achieve plowing, storage and removal solutions prevents Marquette from proper infill, mixed use, compact housing and walkable scale building many essential traffic management treatments, such as solutions. medians, curb extensions, refuge islands, raised intersections and 10. Many links and connections are needed. Despite roundabouts and on-street parking, to name a few. Marquette having a good historic street pattern, there are many areas, eswill need to become North America's leader in progressive snow pecially near the campus and harbour where serious policies, removal practices. A modest investment here will be essential practices and investments are needed to increase the ease, safety to carry out all phases of this master plan update, especially and convenience of walking and bicycling. on-street parking. l. Walkability and Quality of Life are tightly linked. Year 2000 census data reveals, American cities experiencing no growth in population during the 1990-2000 decade grew their traffic 25% during these years. Marquette owes much of its quality of life to planning decisions minimizing the amount of time residents are in motorized traffic, minimizing crossing widths of principle streets, and provisions for active living patterns accentuating walking and bicycling for all ages. -3- City of Marquette �LIVABLE STREETS, WALKABILITY AND QUALITY OF LIFE Livable Streets is all about reducing speeds of motorists, improving traffic flow, increasing safety for pedestrians and motorists, improving the all-season ability to have comfortable, convenient transportation choice. Healthy streets require appropriate travel speeds and traffic distribution. Traffic calming returns safety, mobility and access to people. It creates a level playing field for all modes of travel, increases property values, and improves livability for everyone. Most importantly, these efforts require neighbors to take ownership of their streets and public spaces and work together to provide the best solutions. Easy Solutions • • • • • Why People Speed • Not enough walking and bicycling links exist within neighborhoods. Too many walking barriers. • Streets are too wide and straight in appearance. • Drivers are using residential streets as "cut-through" routes to travel elsewhere in the city. • Blocks are too long. • Streets appear sterile or barren of trees • Too many stop signs and signals. Add crossings, retain parking, improve student/ parent drop-off and pick up zone behaviors. Create orderly movement around school and campus zones. Address local and school problems at mid-block locations and intersections with horizontal and/ or some limited vertical deflection tools. Use bike lanes or paint white lines on the righthand side of roads to visually narrow lane widths. Ideal lane widths are 10.0 feet or less. Plant trees within right-of-ways that will grow into tree canopies. It is important to recognize that as a city takes on traffic calming projects in its neighborhoods, some residents will be frustrated by their inability to speed through residential areas. Oftentimes drivers do not realize they are habitually speeding until they are physically prevented from doing so. Travel times to everyday destinations may become greater during peak hours, and this delay may become an issue for residents of neighborhoods as well as for cut-through drivers. Residents and city officials should understand that this perceived inconvenience is a trade-off for all the benefits that come from slower speeds in neighborhoods and the beautification that traffic calming and traffic management devices can provide. Residents on all streets report that where they Jive they seek low speeds, /01v volumes and /0111 noise of traffic. These same people mqy be inclined to drive too fast on other people's streets. Research in the San Francisco Bay area by pioneering traffic calming researcher, Donald Appleyard determined that as speeds and traffic volumes increase there is a corresponding drop in the number offriends, associates and even physical areas of the street that people associate or identify with. Some excellent examples of ideal street life are found on San Francisco's Noe Street, where Donald Appleyard performed some of his earliest work. Ironically, Donald Appleyard was later killed in a traffic crash. After a nearly 40 year lull in serious traffic calming efforts, it is time for Marquette to take the energy of the Marquette people and breathe new life into these important and sensitive streets. H Walkable Communities, Inc. -4- �1 Walkability Element to Master Plan Update While traffic calming reduces noise, beautifies areas and tends to put people more at ease, its primary goal is safety. When traffic travels slowly on traffic-calmed streets, fewer and less severe accidents occur. The number of pedestrian, bicycle, and automobile accidents drop as much as 40%-93%. For this reason, residents of traffic ~ calmed neighborhoods will notice more people walking, biking, roller blading and enjoying other activities because they feel comfortable on their streets. More "eyes on the streets" help reduce crime and discourage unacceptable behavior, making neighborhoods safer for everyone. Over twenty tools have been identified which create positive affects within neighborhoods and on their fringes . These tools have been identified and described in the publication, "Streets and Sidewalks, People and Cars: The Citizens Guide to Traffic Calming" by Dan Burden. A copy of this report can be purchased from www.lgc.org. Dan has also prepared a short guide to which of these tools can be used on local streets, school streets and arterial roadways (See page 9). Proper traffic calming planning requires a good deal of education for neighborhood residents. Residents understand ,,-....._ what the problems are in their neighborhoods, but very few people in the United States understand traffic calming and _,,......._ correct tool applications. Before receiving traffic calming training, residents will often ask for stop signs and/or speed humps. Both of these tools have been proven to have negative effects on neighborhoods and, in fact, increase speeding. When people are forced to stop where they do not believe it is warranted, they feel punished. Most motorists will spike their speeds to try to make up for lost time. Some neighborhood residents feel so violated by cutthrough traffic that they request closing streets to prevent r--._ nonresidents from using their neighborhood streets as arterials. Typically street closures shift traffic to other neighborhood streets. Street closures frustrate neighborhood residents more because they often have to drive twice as far to ,,.,......_ get to their destinations and this directly impacts residents several times per day. It is important to remember that stop signs, speed humps and street closures hinder emergency response times and accessibility. Street closures should be used only as a last resort, if other tools have been tried and nothing works. Noe Street is near Nervana. Originally designed to draw families to a form er lackluster area of San Francisco, the street traffic calming of the 60's was a finan cial success, and is now home ofprosperous and respected professionals. -5- City of Marquette �EMERGENCY RESPONSE Concern is often raised that some emergency responders may object to some suggested traffic calming treatments. It is ,,.,........,._ ' essential to include emergency responders in all planning, and to do this in early stages. Responders have much to gain from correct application of tools, and especially the removal of unwarranted stop signs. To gain their acceptance, however, requires close coordination, training and other ongoing efforts.To be efficient, emergency responders need: (1) well placed stations; (2) many points of access to neighborhoods; (3) minimal interruptions on arterial and collector streets and their intersections; and (4) minimal interruptions on local streets. Although local streets are of lesser importance than arterials, collectors and major intersections, they still influence response times. Responders strive to reach emergencies within 4 minutes of notification. In neighborhoods that have been traffic calmed, small ambulances and response vehicles have less problem maintaining access and efficient times than larger engine trucks and aerial ladder trucks. All over the world, police and fire agencies are moving toward buying more small vehicles for reasons of efficiency and accessibility. In 1999 Dan Burden developed a video to show how to ensure emergency responders' ability to navigate through traffic calming devices. The project also measured amounts of time it took to get through devices. Below is a chart that represents the findings of that study. The values are based on delays at devices, where there was no device, including a stop sign or traffic signal. The following delays can be expected for large vehicles: Device Delay Time Stop Signs Speed Humps Speed Tables Small Roundabout Neighborhood Roundabout Chicanes and other horizontal tools Curb radius reduction Gateways 6-11 seconds 6-11 seconds 6-11 seconds 4-5 seconds 4-6 seconds 2-3 seconds 0-3 seconds 0 seconds Walkable Communities, Inc. -6- I ' �Walkability Element to Master Plan Update l e.tlfrWSS« 2.. •••,,. 3.lllllllsllllls tCalblilSltll 1.Clnf',..,... t••t ....... ■•-,2.. ............ l. DMINIS 4-TrttWtll (. TIIIWtlS 5.llllthdlll 5. ......... 8. hntllllln 1. WOl&Gl Cl'ISslllS lC..IIOISIIIIICII• 5.IISII,_ ........... ........ t•-··-- ........ ......... l ■ OUfTICrlSIIIIS n ■, .... llllnlcUIII u. ......... llfllllll••-- l..._latS ' 1 TOI Clr-tsllrll -~·-' .,. l Clll..._c,a 11 nrniCatsa n.ftlMIIIIIIIICdlll 11 .......... n.•a1t1IIUINCd• 13 14.llllldlcUM 15.aHll'clll 13 lrllllrllllNlllcalflll ' 14. Ille lll!IIICII• I 11.IPIIITIIIIII 11.SIIINTIIIIII 11 I ..... lllltltCUNI 1lSIIII-• 11. ____ _ _ 11. lllallllrUCII• 21.fllllll . . . . tLCNllll ··-·22.DICIUI 11. llil-Clrclll &11• , .. a.es 12. ■---- 13.illlllllll ■raClllra 1C.ll••••e11- aSllll'lllllln . . . . . . ClrVII 21.hrdllCI.... 2tCllllln 22.Dlcllll a ....._ -7- City of Marquette �I Pedestrian Safety and Traffic Calming Principles Marquette can benefit from a menu of traffic calming solutions. As a general rule this plan calls for highly affordable, minimal intrusion, solutions first and foremost. Adding stop signs, speed humps, and street closures, which are highly invasive tools, are not recommended, nor needed. Indeed, there are so many negative impacts from such "reactive" tools that they should be seen as a last remedy in almost any community. SYSTEM-WIDE TooLS Traffic calming should be applied holistically. This plan calls for a series of steps addressing specific concerns, but which do not simply move a problem from one location to another. Thus, when measures are proposed for Pine Street, they are also to be applied to other north/ south roads such as Third, Front and High. Traffic calming tools create visual effects on long, straight road sections, interrupt visual lines, or create deflections to slow motorists to safe speeds. Meanwhile, by following the key recommendations of this plan and removing four way stop conditions at key intersections some improved flow and reduced noise will occur. Suitable replacement devices include mini-roundabouts, full roundabouts, curb extensions, chicanes and related tools. TEMPORARY MEASURES As a general rule temporary features are discouraged, especially if they can not be made attractive. Quite often residents react to the low-quality visual image of a temporary curb extension or mini-circle. If these measures can be made attractive and functional, then test or interim This hillside street is stark and void of trees and landscaping. It's complimentary street (below) is beautifully decked in trees and shade. The contrast in aesthetics and driver behavior is a classic study of what helps and hurts a neighborhood. measures may be considered. These measures should remain on the ground for a minimum of three months before their study is considered complete. They should not be placed if there is no ability to provide design and construction of permanent, attractive solutions. The City of Marquette should develop a suitable family of traffic calming tools and recommended street forms and features to update its Master Plan. An appropriate investment in a dozen or more sites can be made in the next 1-3 years. Walkable Communities, Inc. -8- �Walkability Element to Master Plan Update -9- City of Marquette �Conditions and Recommendations The following recommendations acknowledge that each roadway has many cross sections, parking practices and land use needs ... sometimes changing each block. These recommendations are general in nature and require significant planning and engineering evaluations as projects go forward. However, a number of projects are ready for adoption as early as winter and spring 2002-03. For instance, McClellan Avenue from it inception as a 4-5 lane roadway near Pioneer Road to the center of town should be reconfigured as a road diet -- a three-lane road with bike lanes. This is a low cost first stage solution, using primarily paint and some signing costs. However, converting this section to a boulevard street, an appropriate ultimate solution will require evaluation, engineering analysis and budgeting. McCLELLAN AVENUE • • • • • • • • Wide travel lanes; fast vehicle speeds Four and five lane sections Anemic crosswalk markings No sidewalks in most sections A few critical missing crosswalks Too many stop signs and traffic signals Area is stark, void of street trees, landscaping and other green Fast turns and entries on some corners Recommendations All areas of McClellan should be narrowed to 2-3 lanes. In some areas streets will need to be converted to boulevard style form with appropriate turning pockets. Newly planned sections of McClellan between Fair Avenue and Wright Street should be kept to two-lanes using significant access management. Bike lanes or wide paved shoulders of 5.0 to 6.0 feet should be used on all sections of built and planned roadways. Trails should be placed on all sections where high levels of access management (few driveways) can be maintained. Other portions require sidewalks. In general, sidewalks are needed on both sides, except in areas where settlement and attractions are on one side. Roundabouts should be evaluated and placed, replacing 4-way stop controls. An excellent first placement is McClellan and Fair Avenues. All signalized, 4-way stop and roundabout intersections should be well-lit. Walkable Communities, lnc. McClellan Avenue should be reduced to an efficient 2-lane road1vtry with turn lanes, medians and refi1ge island. The example road above is capable of managing more than 20,000 vehicles per dqy. Roundabouts (see belo1v) are high!J efficient solutions to managing up to 25,000 vehicles per dqy. Roundabouts improve safety up to 90%, reduce corridor travel delqys, and are a boon to pedestrian access and safety. Below scene is the proposed modified intersection of McClellan and Fair Avenues. -10- �Walkability Element to Master Plan Update us -- 41 • • Wide, multi-laned roadway with medians and shoulders Wide lanes, limited access in many locations, fast speeds, noisy • Design highly discourages walking and bicycling, along or across this centrally placed corridor Recommendations Rebuild all intersections to meet ADA and walkability needs. In some areas, such as McClellan Avenue, channelized islands can be added to all four corners. Meruans can be extended with median noses added to control turning speeds. Analyze the length on the corridor for placement of sidewalks on each side of the corridor. When access is well managed sidewalks or trails should be set back from travel lanes with a boulevard strip. WASHINGTON STREET (BUSINESS-41) • Wide, multi-laned roadway • Wide lanes, freguent driveways in many locations, moderate to fast speeds, noisy. • Largely suburban style land use practices, aging stock of buildings with poor pedestrian access. Design highly discourages walking and bicycling, along or across this vital center city serving corridor • Recommendations Rebuild all intersections to meet ADA and walkability needs. In some areas, such as McClellan Avenue, channelized islands can be added to all four corners. Medians can be extended with median noses added to control turning speeds. Analyze the length of the corridor for placement, rebuilding or maintenance of sidewalks on each side of the corridor. When access is well managed sidewalks or trails should be set back from the travel lanes with a boulevard strip. Minimize crossing rustances of pedestrians and turning speeds of motorists at all driveways. Landscape ugly front facing parking lots. Consider creating village-style nodes at key intersections, such as McClellan Avenue. City of Marquette �PRESQUE ISLE AVENUE AND 4TH STREET NORTH • Two important collector roadways with sidewalks in most sections and fast traffic along Presque Isle Avenue. • Many intersections are wide and difficult to cross • Poor crosswalk markings; many school aged children/ college students. • Too few trees along this corridor Recommendations An additional two stripes should be added to this This corridor should remain at or be reduced to two lanes in all sections. roadway to create designated on-street parking and a bike lane. In some locations a third lane can be added for efficient movement of traffic at signals. Four-way stop or signalized intersections should be evaluated for roundabouts. Roundabouts can be considered as mini-roundbouts in many locations by limiting the size of left turning vehicles. This is possible due to the well gridded street system. Reduce excess pavement width by adding inset on-street parking where non-existent, and bike lanes. In a few areas prime for mixed use development diagonal parking may be considered. Provide high emphasis crosswalks at all four way stop and signalized intersections. Provide curb extensions and 2-ADA ramps per corner at all intersections, with an emphasis at signalized and four-way stop controlled intersections. DOWNTOWN STREETS • • • Many intersections are wide and difficult to cross Poor crosswalk markings, undersized "Walk, Don't Walk" signals, many poor signalization designs. Check timing to allow reasonable crossing times. Too few trees in the downtown. Consider tree clusters on corners and other tree plantings. Recommendations All streets should be evaluated for lane width reductions, curb extensions, inset parking. Many streets will convert well to diagonal or reverse-in diagonal parking. In general lanes should be restricted to 10.0 foot widths. Add bike lanes and significant new onstreet parking to minimize travel lane widths and the resulting speeding and confusion. All streets should be considered for redesign. Walkable Communities, Inc. -12- �Walkability Element to Master Plan Update THIRD STREET NORTH • • Two-lane roadway with significant commercial development and many pedestrians Important north/ south service road for Northern Michigan University, link to downtown and neighborhoods. • Overly wide roadway section and lanes in several areas Recommendations This corridor should remain at two lanes in all sections. In some locations a third lane can be added for efficient movement of traffic at signals. Before widening for storage lanes, four-way stop or signalized intersections should be evaluated for roundabouts. Reduce excess pavement width by adding on-street parking where non-existent, and bike lanes on both sections of this street (North and South). Provide high emphasis crosswalks at all four way stop and signalized intersections. Provide curb extensions and 2-ADA ramps per corner at all intersections, with an emphasis at signalized and four-way stop controlled intersections. FRONT STREET NORTH • • Two-lane roadway with significant commercial development churches, services and pedestrian linkages Important north/ south service road for Northern Michigan University, link to downtown and neighborhoods. • Overly wide roadway section and lanes in several areas -13- City of Marquette �Recommendations This corridor should remain at two lanes in all sections. In some locations a third lane can be added for efficient movement of traffic at signals. Roundabouts or mini-roundabouts may be considered for some locations. Reduce excess pavement width by adding on-street parking where non-existent, and bike lanes. Provide high emphasis crosswalks at all significant cross streets Provide curb extensions and 2-ADA ramps per corner at all intersections, with an emphasis at signalized and four-way stop controlled intersections. • • • PINE STREET Large stop controlled intersections with excess asphalt Important neighborhood connector troubled by its ease for speed and overall length. Traffic volumes are higher than many neighbors would like Recommendations Provide measures to control speeds at or below 25 mph, including a series of mini-roundabouts every other block. Increase convenience of on-street parking Maximize quality and maintenance of sidewalks on both sides of the road, and provide ADA ramps to minimize pedestrian exposure to motorists. • • • • HIGH STREET One-way street, approximately 20 feet wide Parking on one side Many stop sign controls One-way traffic flow Recommendations Convert to a two-way street, retaining parking on one side only. If speeding is an issue, on-street parking can be altered to opposing sides at each street. However, speed will go down once two-way yield-style street traffic is introduced. Walkable Communities, Inc. -14- Arch S tree! East (above) should be evaluatedfar a treatment similar to the one shown belo11J. Adding diagonal parking maximizes traffic calming effects and reduces the needfor expensive and un.right/y offstreet parking or parking structures in this neighborhood. �Walkability Element to Master Plan Update WRIGHT STREET • • • • • Wide lanes and wide street sections with fast traffic Stark, barren, uninteresting Poor sight distances at intersections Absence of curb cuts An essential roadway for walking, bicycling, parking and campus connections. Recommendations All portions of Wright street should be operated as a 2lane roadway Some sections can be evaluated for a third lane for turns and storage Roundabouts should be evaluated for every other block, maintaining and improving traffic flow. All four-way stops should be considered for roundabouts. Make this a gateway street, with quality landscaping and a tree canopy. Add refuge islands every 300 feet along sections paralleling the Northern Michigan University Elizabeth Harden Circle Drive should retain its current curb-to-curb width, then maximize on-street parking and create a single lane access Wt!J down the center. Such a strategy maxi,nizes invested resources in the existing road structure, and creates a quiet, easi/y navigated pedestrian Wt!J. The University should continue to take actions reducing the need to drive motorized vehicles between classes. New, small vehicle technologies are being built that can improve interior campus transit style circulation. These units run on electricity and are narrow enough to fit on greenw'!Y traiL Below photo illustrates poor lighting and crossing conditions at the Marquette General Hospital overpass location. Trajfic calming and improved lighting is neededfor this area. COLLEGE AVENUE MARQUETTE GENERAL HOSPITAL • • • • Wide pedestrian crossings Poor visibility between drivers/pedestrians Missing curb cuts High speed turns and entries Recommendations Sidewalks with curb cuts and on-street parking should be emphasized within 1/4 mile of the hospital. Refuge islands should be placed at frequent inte preferably each 300 feet. Special lighting is needed under the pedestrian overpass, if pedestrians are crossing at grade in this location. Crossing distances in this location should be reduced in time and distance by converting these travel lanes to 10.0 feet width. -15- City of Marquette �FAIR AVENUE • • • • • Wide lanes with fast traffic Stop controls at most intersections Lots of stop and go driving Void of trees, green and other landscaping Absence of curb cuts Recommendations Maintain all roadway sections as 2-lanes, with optional left turn storage lanes, if warranted. Longer term, replace four-way stop controls by providing a series of mini-roundabouts or full roundabouts. Maximize on-street parking, especially near schools. Provide bike lanes the length of this roadway, if street widths permit. Maximize quality of sidewalks and sidewalk maintenance to improve conditions for walking to and from area schools. UKESHORE BOULEVARD • • • • • Scenic roadway in many sections Important shore line bike connection Speeds high in some areas Bike trails narrow in some areas Poor visibility between drivers/pedestrians Recommendations Smooth and efficient roadway travel should be established at a speed not to exceed 25 mph in most portions. Widen trail and walkways to a minimum of 10 foot, with 12 foot preferred. Improve intersections with a variety of solutions, from enhanced signalization to roundabouts. Long term solutions call for diagonal parking in many areas, especially where higher density residential units are built. Require developers to provide sufficient right-of-way to allow for on-street diagonal parking, and minimize offstreet parking. SEVE TH STREET These comments are provided after studying the Activity Guide map. If Llncoln Avenue has not been built from Washington Street to U.S. 41, consider terminating this street at Baraga Avenue. This improves traffic flow to key areas of the downtown and makes key trail connections. Although this does not relieve existing traffic flow patterns onto U.S. 41, it allows a vital flow into featured development areas, including downtown and waterfront sections. Use a modest rise to this road over the trail, allowing the trail to be built at grade. Consider the possibility of connecting 7 th Street. Walkable Communities, Inc. -16- All streets surro11nding the Northern Michigan Universi!J should be designed and operated in the future to keep the Jewest possible lanes, and crossing widths, while maximizing on-street parking. Similar treatments should be considered on Fair Aven11e and all areas in and around the downtown, future harbor and 111aterfront developme11t, the hospital and other central areas. �Walkability Element to Master Plan Update Other Recommendations, Including Public Process and Priorities NEIGHBORHOOD MASTER PLANNING Many of America's best cities are now learning to develop master plans for each neighborhood. Marquette is of a size and pattern to permit from 5-7 neighborhoods to be identified and refined based on needs inside each neighborhood. A master plan is needed for each neighborhood. Special funds or special staff can be allocated to help each neighborhood arrive at a common vision and master plan. The advantages of this approach include: Creating a vision allowing staff, planning commissioners and city commissioners to make decisions based on the problems, issues needs of its residents and business people in highly specific areas of the community. Minimizing problems and NIMBYism when facing important but controversial issues, such as street designs, onstreet parking, intersection designs, infill development, school bonding issues and more. Allowing a method to identify, network and train citizen leaders, who will overcome many of the fears normally found when neighborhoods are facing change. / Increasing public involvement and public ownership of important issues facing Marquette as it moves towards its goal to become a community of high quality of life, active living and sustainable practices. Improved ability to apply for and win important government and foundation grants for being a community that has sub-area master plans, networks, visions, commitment and a means to carry out tough issues of change and quality of life decisions. Improved efficiency, strength and depth in gaining public trust and support (maybe affection) for its staff and elected leadership, and more popular acceptance of design and construction of important projects. Marquette appears confused on parking issues. Areas where parking would reduce speeding (near schools) removes parking. Other overfy wide downtown streets limit parking. Qualiry infill development calls for substantial shifting of parkingpolicies ... to eli,ninate most offstreet parking in time, and to great!J increase efficient and convenient on-street parking with curb extensions to narrow pedestrian crossing widths. Scene above, SIIOIJ!Y Bend, Oregon. An ability to overcome stagnation and paralysis of important public works, public improvement and public good projects. Improved ability to forge lasting public/private partnerships with key developers -- who need all the support they can get to build key infill projects. -17- City of Marquette �Implementation Steps Community master plans work best when formal methods for carrying out their visions are implemented Indeed, lofty words on paperfor needed treatments are far less valuable to communities than inventions and adoptions to processes to overcome fear of change. Many communities are built to ho-hum, sprawl patterns which are alwqys the easiest routes to quick and efficientgrowth and development. Quality, sustainable streets, public space, buildings and neighborhoods of take much work and by its definition, forces change and uncertainty. The secret to places of the heart is that ma,ry people have learned to work together, to fuel and sustain their interest, and then train their volunteer replacements when thry are approaching burnout. Successful community master plan implementation includes new methods in public process, consensus building, the sharing of a common vocabulary, training of citizens, and an identifiedprocessfor incorporating a,ry dissenters without allowing their voices to overpower the approved process adopted by the community. All too often elected leaders listen to and respond to former high school bullies or smooth talkers that never represented their classmates. These individuals have a role to plqy in a,ry society ... But their voice should never overpower conscientious citizens who have learned how to improve their community. The Walkability Element to this Master Plan process has led to consensus building, workable solutions, and effective partnerships between stakeholders and City of Marquette staff and leadership. The following additional steps are recommended. Following these steps provides assurance that issues will be proper/y addressed, costs will be minimized, and results have maximum effect. If ownership of problems is still weak or lacking, don't give up! The following steps are vital. (1) Form City of Marquette Vision Team. At the concluding workshop on the group endorsed strong support for active leadership and regional action on key issues. There are many issues and complications in carrying out master plan updates. Important steps need to be taken, such as creation of neighborhood boundaries, training courses and programs guiding master plans and sub area plans. (2) Develop Neighborhood Master Plans. As mentioned earlier in this document, communities benefit by having clear plans, expectations, networks and process for carrying out their own vision. Each neighborhood learns to cooperate with other neighborhoods seeking community-wide solutions. eighborhood leaders learn to value training and how to assist all in their neighborhood to cooperate with one another and become active participants in change. (3) Review Plans. A coordinating team working in conjunction with each neighborhood team, is responsible for maintaining the integrity of neighborhood plans, and making certain these plans meet broader community goals and needs. These people should coordinate and guide modest, noncontroversial changes that maintain neighborhood support. In some cases this team meets with property owners at or near the locations of proposed treatments. In some cases one tool may be substituted for another, or a tool may be relocated from one property to another. Walkable Communities, Inc . -18- �Walkability Element to Master Plan Update (4) Education and Survey. Planning commissioners should expand their role, expertise and methods for reviewing changes to the community. Scheduled site visits by all members of the commission and key staff should preceed all meetings. (5) Training and Leadership. The community should develop a training curriculum, set of events and other activities reinventing the culture of change. Cities like Portland and Seattle have many speakers, curriculum at colleges, and a weekend long series of workshops held each year to training and certify neighborhood and community leaders. Progressive ideas re9uire a solid cadre of volunteers and others to help the more intrepid increase their comfort level as change occurs. (6) City Commission Review and Approval. City commissioners must communicate and coordinate their decisions in close liaison with neighborhood leaders, planning commissioners and staff My discussions with a number of people from the community suggests that there is a serious breach of communication, coordination and trust between these key groups. Many important citizens feel frustrated ... Even alarmed at the failures for these important groups to listen and respect the care and dedication of the work of these important groups. (7) Neighborhoods are Involved in Plan Review. Once detailed plans reach 30% completion, each neighborhood team should complete reviews, noting any appropriate changes. Once approved, these plans and final construction can go forward. I I (8) Model Programs. In order to prove that each element of the master plan can work at broad scale it is essential to prove each element at a project scale. For instance, McClellan and Fair Avenues is an appropriate area to test the safety, efficiency and overall performance of a roundabout. Other areas are ready to test for installation of bike lanes, narrowing of travel lane widths, and other treatments. It is important to get many of these treatments on the ground within one year of their adoption. Each treatment needs to be evaluated for overall effectiveness in achieving community goals. It is important to state up front what the performance measures are for each treatment. Fo_r instance, does adding reverse-in diagonal parking to a portion of Baraga Avenue add 40% more parking, slow traffic speed and noise to acceptable levels without creating any noticeable backup in traffic? Some evaluations can be made in a half day or so, while others require significant observations and data. -19- City of Marquette �APPENDIX E - HARBOR MASTER PIAN 327 Marquette Master Plan - 2003 �C '{ �·4 Introduction To specifically address water-based uses and facilities in Marquette Bay, the City sought to create a Harbor Master Plan (HMP). The HMP is intended to supplement, and ultimately become part of the current City of Marquette Master Plan. The HMP consists primarily of the areas commonly referred to as the Upper and Lower Harbor, extending from the south end of Presque Isle Park at the Presque Isle Marina, southward to the Shiras Generating Plant. In the Upper Harbor area, the plan focuses on the Presque Isle Marina, ore dock and remnant piles. In the Lower Harbor, the plan focuses on the commercial and public spaces near the remnant piles, ore dock and Cinder Pond Marina. This summary document describes Marquette's setting, the HMP project process, existing conditions, program goals and design principles, and the Upper and Lower Harbor Preferred Plans. Setting The City of Marquette enjoys a spectacular setting on the south shore of Lake Superior. Evidence of its rich industrial past is represented by picturesque ore docks and thousands of remnant piles that once supported the extensive ship docking associated with its working waterfront heritage. The City is committed to preserving this heritage, while embarking on a plan to create a new vision for the Marquette community of this special waterfront setting. Harhur Masw,· Plan Area Mayor's Task Force on Harbor Master Planning Process Jerry Irby, Mayor The City Commission approved the creation of the Mayor's Task Force on Harbor Master Planning on October 15, 2002. The City subsequently contracted with SmithGroup JJR to complete the HMP. City of Marquette Liaisons: Sandra Gayk, Director of Community Development Hugh Leslie, Director of Parks and Recreation Task Force Members: Fred Stonehouse, Chair (Harbor Committee) Gerald Messana, Secretary (Parks and Recreation, Committee) Jim Clark (Downtown Development Authority) Steve White (Downtown Development Authority) Geoff "Chip" Davis (Parks and Recreation Committee) Joe Johnson (Community) Wim McDonald (Community) Ted Thill (Community) Greg Sieple (Planning Commission) Bruce Ventura (Planning Commission) J ) -) ' \ ) J) ~) ~ ') I) J) )) )) The HMP process included a series of Task Force meetings and public participation events over a six-month time frame. Public participation included interviews with a cross-section of waterfront stakeholders, and public forums to gain an understanding of the variety of perspectives influencing the harborfront. This input influenced the creation of alternative concepts, and finally the Upper and Lower Harbor Preferred Plans. Public input summaries and are available upon request at the City of Marquette Department of Planning. Following completion of the HMP and the adoption of the City's overall Master Plan by the City Commission and Planning Commission, funding opportunities for HMP proposed improvements will be sought. )) ) ) )) '\) ~) ~) ~) "" -) �' ' Existing Conditions Following is a description of existing conditions in the Upper and Lower Harbors. Upper Harbor A: Presque Isle Marina The public marina has a State and Federal designation as a harbor of refuge. The 30-year old, 95-slip marina is in need of an upgrade. Declining dockage facilities, outdated services, siltation and water depth issues limit its use and desirability. B: Marina Services Building The existing building houses the harbor master and support services. The facility appears to need updating from both a functional and aesthetic perspective. C: Boat Launch Community launch used primarily by fishing enthusiasts who want easy fishing access to the north. D: Merchandise Dock Owned by Cleveland Cliffs with the likelihood of being deeded to the City. E: Remnant Piles Large collection of piles that formerly supported docks. F: Ore Dock Owned by Cleveland Cliffs and currently active. Will remain in use for the foreseeable future . �• Al Lower Harbor A: Public Access to Outer Breakwater United States Army Corps of Engineers owned and maintained breakwater protects the lower harbor. Provides desirable public access primarily for fishing . B: Coast Guard Station Office/Dock Coast Guard office and dock are located where the outer breakwater meets the land. Coast Guard residences currently located west of the lighthouse are proposed to be relocated to a new building adjacent to the office and dock. C: Seasonal Theater Local entertainment venue for theater productions. D: Cinder Pond Marina 104-slip public marina with fuel dock, boat launch/travel lift and marina services building. The marina, completed in 1994, is in excellent condition. E: Mattson Park Built on former coal dock pilings. Primarily a large open green space for warm weather events and skating in winter. Also contains a clock tower, play structure, and concession/restroom building . The surface walk along the bulkhead is in need of improvement. F: Yacht Club Private club consists of approximately 40 full members. Wednesday night Enson races around a 4.5 mile course. G: Association Dock and Fish Dock Privately owned docks are located on State of Michigan bottom lands. Lower harbor dock lessees and the City formed the Marquette Bay Association to purchase former railroad property from Wisconsin Central Ltd. Each lessee then retained ownership of their respective part. H: Ore Dock City owned ore dock, located on State of Michigan bottom lands. As Marquette's defining feature, there is broad support to retain the ore dock as a historically significant structure. View oj thl! ore duck from Frunr S,,-eet luwer Harbor Fi.th and Assot'iarion Dvch I: Ripley's Rock Natural feature important to the community. J : Abandoned Spear's Merchandise Docks Remnant piles formerly supported working docks. )) -y ,..)) -'\) 5 ~)) ~ ) ~) 'J) I)) I)) I)) ) )) ,.~ I)) )0 ~~ ~~ ~~ ~1 ,.. ) - )} �'' 9 ~ ~ • Program Goals and Design Principles The following Goals and Design Principles were identified during the planning process. Program Goals/Design Principles Maintain and promote public access Accommodate multiple water user groups • Large • Small • Recreational • Commercial Dovetail with current master plan Provide serviceable use areas with adequate infrastructure Provide long-term flexibility Promote sustainability Execute elements over time Maintain navigational integrity Ensure economic viability Provide private investment incentives Promote year-round use Swlmmers at Picnic Rvclcs t Pvtentlal winter acr,vitiel' �r r �t ~ ''''' Upper Harbor Preferred Plan The Upper Harbor Preferred Plan improvements are described below. The improvements incorporate Task Force and public input gathered throughout the planning process. The primary funding source for each of the elements is indicated in parenthesis. Improvements A: Presque Isle Marina Improvements (Public) Realign breakwater to improve access and efficiency, and reduce siltation Update dockage, including current utility/service standards Incorporate existing fuel tanks into new fuel dock system Upgrade harbor services building Update boat mix to include larger boat mix B: Merchandise Dock (Public) Provide public promenade Adapt and reuse existing structure at end of dock for vendor or concessionaire C: Remnant Pilings (Public) Incorporate land based museum/interpretive facility Reuse remnant piles for an observation deck that extends 100 feet from shore Preserve piles 100' beyond proposed observation deck as historic relics I: Peter White Drive (Public) Realign north of Lakeshore Boulevard to better organize parking and create a park-like entrance experience for both Presque Isle Park and Marina J: Marina Services Facility (Public) Facility proposed on land currently owned by LS&I. Establish a land agreement to develop a marina services facility Develop marina facility for service and storage of boats The facility can serve both Presque Isle and Cinder Pond Marinas K: Redevelopment Area (Private/Public Partnership) Consider re-use of existing structures on City-owned property for an eco-lodge development, retail, and food/beverage uses L: Trail Connections Maintain recreational trail connections Vending Opportunities (Private) Encourage private vending at key activity areas Design Character Guidelines Develop guidelines that build upon the high quality wilderness parkitecture style established with the park entry, new park pavilion, and gazebo The intention of the guidelines is to reinforce the vision and establish parameters for redevelopment Salvage remaining piles D: Cleveland Cliffs Ore Dock (Private) Maintain active use E: Kayak/Sailing Beach (Public) Improve beach for kayak and small sailboat put-in/take-out Provide kayak/small boat storage building combined with new restroom F: Boat Launch/Travel Lift Relocate launch next to Merchandise Dock Incorporate travel lift and pull out as part of launch area G: Fish Cleaning (Public) Provide fish cleaning pavilion adjacent to boat launch H: Parking (Public) Locate parking to accommodate beach, boat launch and additional marina slips Develop standards for parking lots that reflect a park-like setting The above images illw1rate putential a,·11vir/ej' and development oppurwnities envisioned �Cind« l-'00.d • B.xistin1 l•~t/1 ttumhilr 2-4' Jk 3(/ <9 38' I< Tl'lllll IOI Cunuuunity Sallllls Program•~ 2◄' 20 Hsb no..:t - EXUting l t SOlu,~rl~I l'i!h Doc!.:. Propooed 2< 40' 400 linear f~I As.~11Tlon Oo,,:k - H>.i5fing 40' t1so ~, 14 linCM' feel Associatk" llo.l.k. Proposoo 40' U (iu ;:~31lns loceliu1) IZOO linlW foct (24 ilips 1<1'50' oa) 0Nl);~k-Pn""""'1 1600 lin¢41' te-or (32 sltps Id, ,o•eo.) J kitel,C..IVdlllotl Ce111cr, Propo!!«I ~ JO' -40' 60' 28 14 'lbttll p,Jrp,1ndicular slips l'llrtllol oockitij.:i ~ Dock: MixL>J u.~ rcdeve.lopment $ -> m.ai main .-ch1ttcwnal lnregrlty <• l'lighl light ing H lllll""~lriate ❖ PUblic fn)ffil.'nadclbrcakw11.1l•r (X'fflide- (Ontinuous puhlk ll<!~\\!S alongp,:"ORk'l ... r f--i1s ;;;;; ~ PRllFllRRED ❖ iOlf'rprt l ivt lt1tlUtei ) i ~ i ; ; i ; ) ) ) ) ; ) PLAN Smith(ilu'lP JJR September 2003 i:xiscing pile reuse i ,QO MABOU£1iE HABBOR MAS'l'ER PLAN LOWER HARBOR ❖ lightin" o;. sc:i.lill,ll. ❖ 101 800' ) ) ) ) ~ �t t ' '''' ' Lower Harbor Preferred Plan The Lower Harbor Preferred Plan improvements are described below. The improvements incorporate Task Force and public input gathered throughout the planning process. The primary funding source for each of the elements is indicated in parenthesis. Improvements A: Cinder Pond Marina (Public) Maintain current configuration/use Adjust transient to seasonal mix as additional slips are built within the harbor B: Fish Dock (Private) Encourage and establish private partnership opportunities Provide public promenade Expand retail uses Encourage consistent architecture Encourage vending opportunities Provide protective breakwater at the end of dock Expand dockage along existing piles Reuse piles where possible Salvage remaining piles C: Association Dock (Private) Establish private partnership opportunities Provide public promenade Provide protective breakwater at the end of dock Expand dockage along existing piles Reuse piles where possible Salvage remaining piles D: Ore Dock (Public/Private Partnership) ~ Provide visual access of Ripley's Rocks, but limit physical access by separating the breakwater from the island Accommodate larger vessels along southern breakwater F: Harbor Promenade (Public) Provide a continuous promenade along the water's edge that links to trails to the north and south Maintain public access to the outer breakwater Enhance the bulkhead/promenade from Mattson Park to the proposed Hotel/Conference Center Create a common palette of amenities such as lighting, seating, interpretive features and other appropriate amenities G: Linkages to Downtown (Public) Provide visual and physical linkages between downtown and the waterfront emphasizing promenades that project into the harbor H: Trail Connections Provide trail connections north of Cinder Pond Marina and to the beach and trail south of the proposed Hotel/Convention Center Provide aesthetic fencing adjacent to the Coast Guard Theater/Marina Services (Private) Maintain current location of seasonal theater Expand seasonal marina services J : Fish Cleaning Facility (Public} Provide fish cleaning facility adjacent to Cinder Pond boat launch K: Cruiseship Docking(Public) Improve bulkhead at Mattson Park to accommodate cruise ships L: Community Sailing Program (Private) Reconfigure dockage for community sailing program Encourage adaptive reuse for mixed use development Provide public access and promenade along perimeter Provide public destination at terminus Provide protective breakwater at the end of dock Maintain architectural integrity of ore dock Limit activity on top of dock to historic interpretation Provide sensitively designed night lighting Accommodate parallel boat docking E: Hotel/Conference Center Marina (Private) Maintain alignment and reuse piles where possible Configure breakwater to protect basin from wave action within the outer breakwater Provide public promenades woth lighting, benches, interpretive features, and terminus features M: Amphitheater (Public} Locate amphitheater at the northwest corner of the harbor Provide access to floating platform and community sailing dockage N: Water Taxi (Private} Provide docking and wayfinding signage for water taxi Provide seasonal service between lower and upper harbor 0 : Canoe/Kayak Beach and Storage Facility (Public) Provide put-in/take-out beach at the South Railyard development Incorporate kayak/canoe/small boat storage into public pavilion proposed for the South Railyard development Vending Opportunities (Private} Encourage private vending at key activity areas The abow images il/usrratf.' putentia/ ao,wries and devt!lupment upportunuies envisioned Jor the Upper Harbor �APPENDIX F - South Area Land Use Plan 329 Marquette Master Plan - 2003 �McClellan Avenue South Area Land Use Plan May 2003 City of Marquette, Michigan �SOUTH McCLELLAN AREA LAND USE PLAN Purpose The purpose of the South Area Land Use Plan is to provide insight into the development opportunities in this area of the City, and recommend alternative land use plans for evaluation by the Planning Commission. The Planning Commission will then decide which recommendations will best benefit the long-term land use of both the south area and the city as a whole. The City of Marquette South Area Plan comprises a considerable portion of the city's urbanized area, as well as much of its undeveloped land stock. Geographically, the plan focuses on the portion of the city south of the US 41 / M-28 by-pass, with the exception of already developed properties along the US-41/M-28 corridor. Existing Condit ions Marquette's most impressive natural features, topography, and scenic viewsheds are located within the boundaries of the South Area Land Use Plan study area. The following summary items describe existing conditions. 1. The South Area Land Use Plan study area consists of 3,495 acres or 5.46 square miles . 2. There are three watersheds in the study area: the Carp River, Orianna Creek, and Whetstone Brook. The Whetstone Brook watershed extends along US-41/M-28 to an area just south and roughly parallel with Grove Street. The Orianna Creek watershed encompasses a considerable portion of the study area extending from the south limits of the Whetstone Brook watershed to an area ¼ mile pass the McClellan Road and M-554 intersection . The good-to-excellent water quality of many stream segments in both the Whetstone Brook and Orianna Creek watersheds support several thriving cold-water fisheries . 3. Major arterials serving the study area include McClellan Avenue (M-553), M- 554, Pioneer Road between McClellan Avenue and County Road 554, and Grove Street (between US-41/M28 in the western City Limits .) 4. Of the study areas 3,495 acres nine property owners control 2,088 acres or 60% of enumerated property. The major property owners include: • Northern Michigan University • Marquette General Hospital • Marquette Public Schools • Bernice Pauhahi Bishop Land Trust • O'Dovero Properties • Granite Pointe • Marquette Golf and Country Club • City of Marquette • State of Michigan 5. The former City of Marquette landfill is located off of Pioneer Road . 6. Several properties have been recently clear-cut in preparation for development. 7 . 1,436 acres, or 41 % of the study area have slopes in excess of 25%. 8. There are a number of mountain bike paths, which interlace the study area, especially in the area south of Pioneer Road . 9. Many private properties are currently used for outdoor recreation activities such as mountain biking, snow shoeing, cross country skiing, and hiking. !-" 1 �10 . The principle existing zoning within the study area includes: • RS - Residential Single Family • RM - Residential Multiple Family • CR - Conservation and Recreation • DD - Deferred Development 11 . The South McClellan Land Use Area is served by four hydro pressure districts which provide water to their respective district. The map entitled "Hydro Pressure Districts" highlights these areas in relation to other city service zones. The Cox Avenue Tank District serves the north portion of South McClellan Land Use Area along the US-41 corridor. The McClellan Avenue corridor is served by the Mountain Tank District, the Marquette Golf and Country Club is served by the Grove Booster District, and properties east of Division Street are served by the Lincoln Tank District and the Shiras Hills PRV District. Currently the City only has the ability to serve water to the southern limit of the existing golf course on the west side of McClellan Avenue and that the southern limit for the east side of McClellen Avenue ends at Granite Pointe. 2 �Plll'trld8f' Bay MARQUITTE COMMUNITY MASTER PLAN Hydro Pressure Districts ~r.isc-ce Cityd""-'iµrtt•.2003 - a25 o 0.25 0.5 Mies I ,,-.... 3 D D D D D D D D Cox Avenue Tank District Grove Booster District Lincoln Tank District Logan St PRV District Mountain Tank District Northwoods Pump District Sandy Knoll PRV District Shiras Hills PRV District Trowbridge PRV District �........... -- ~ 1";"' Findings /" Based on a meeting with property owners, visits to numerous study area sites, and reviews of technical, GIS, and planning information the following findings are summarized. l . Recent residential projects within the study area have resulted in large lot developments. An example of this type of development is along Vistanna Drive just west of McClellan Avenue near the Marquette Golf and Country Club, and Granite Pointe east of M-554 . 2. Most of the undeveloped portion of the Study Area is forested . 3. Natural topography varies in grade between 0% to over 70%. 4. 1,272 acres within the study area have slopes less than 18%. 5. 784 acres within the study area have slopes between 18% and 25%. 6. 1,436 acres within the study area have slopes greater than 25% 7. The Marquette Golf and Country Club is proposing an addition to their existing golf course with the future potential for limited residential development. O'Dovero Properties {Mount Marquette) is proposing a mixed use project with an 18-hole golf course, new ski lodge and hotel, water park, interval housing, and upscale year-round housing along the Carp River Valley. This project may involve the relocation of M-553 . 8. The Bernice Pauhahi Bishop Estate is in the process of being sold as part of a larger land disposition of their Upper Peninsula land holdings. 9. Public infrastructure, including roads and sewers, is capable of handling new development within the study area. 10. Northern Michigan University has indicated that the property it owns inside the study area will continue to be used for conservation and recreation for the foreseeable future. 11. Marquette General Hospital has indicated no immediate plans to develop their property M554. 12 . A long range planning option to consider is the extension of M-554 from its current terminus at the intersection of McClellan Avenue/M-553 westward into Marquette Township to provide another east-west arterial south of the US-41/M-28 Bypass. 13 . The 1996 Community Master Plan recommends the implementation ofresource-sensitive development practices for residential and commercial projects whenever feasible. 14. The mountain biking community would like to procure easements through the various privately owned parcels as part of a south trail system. 15 . Development of the former City of Marquette landfill on Pioneer Road will likely be limited to outdoor recreational purposes. 16. Extension of water lines into potential buildable areas will require engineering feasibility review and a review of capital infrastructure costs. ?' ,,......._ ,.-. ,,..--..._ ,,,--. .,,......._, ~ ~ ~ ,,,,-~ ~ ~ ~ ~ ~ ,,-...., ~ ,,.-~ ~ ~ ,r--... 4 'A ~ ~ ~ ~ ,....--...,._ ~ ,,.,--.._ ~ ~ ~ r ~ �.........,_ MARQUITTE SOUTH AREA LAND USE PLAN Steep Slopes O.ii: Soun CI1W' d M ~ GIS, 2002 1 -.:...,,. j 18% Grade Maximum 25% 35% 60% 70% Grade Maximum Grade Maximum Grade Maximum Grade Maximum - 02 ¢ 0 02 0 4 Miles i 5 �Potential Buildable Areas and Dwellings Although a large amount of the undeveloped property in the study area is zoned for Single and Multiple Family Residential land uses some of this acreage is subjected to severe slope and grade issues. As mentioned previously, grades within the study area range from flat (0%) to areas in excess of 70% grade. Typically, land in excess of a 25% grade is deemed non-buildable due to problems associated with slope stability and soil erosion. The 1996 Community Master Plan advised against development in areas in excess of 18% slope, however, based on a review of technical literature this can be increased to 25% . As a result a Potential Buildable Area map was prepared which isolated buildable areas within the study area. There are fourteen ( 14) potential buildable areas within the study area ranging in size from 4 acres to 103 acres. Based on underlying zoning classifications these potential buildable areas would yield 294 single-family residential units and 804 multiple family dwelling units for a total dwelling unit build out of 1,098 dwellings. Based on the 2000 U.S. Census the City of Marquette had 8,418 dwelling units. The additional number of potential dwelling units would increase Marquette's housing stock by 13% or 9,516 dwelling units . POTENTIAL BUILDABLE AREA Parcel Size (Acres) Area Single Family 1 2 3 4 5 6 7 8 9 10 11 12 13 14 Grand Total 51 .05 10.27 26.24 3.77 3.48 3.00 5.07 3.63 28.88 4.65 91 .69 103.45 27 .85 18.50 381 .53 48 9 20 3 0 0 0 0 0 4 65 101 26 18 294 Multiple Family All Housing Types 0 0 44 0 40 34 57 41 333 0 255 0 0 0 804 48 964 3 40 34 57 41 333 4 320 101 26 18 1,098 6 The potential buildable area assessment is based on current underlying zoning classifications. Modifications to the land use plan for the study area combined with changes to the zoning district designations will influence the final building potentials for this area. �MARQUETTE SOUTH AREA lAND USE PLAN Potential Buildable Areas - 02 ¢ 0 0.2 04 Mies I 7 �Land Use Scenario One - Maintain the 1996 Future Land Use Maintain the future land use configuration described in the 1996 Community Master Plan. Land use categories recommended in this plan included Resource Residential, ConseIVation Recreation, Multiple Family, and Commercial. Current zoning includes RS-Residential Single Family, RMResidential Multiple Family, CR-ConseIVation and Recreation, and DD-Deferred Development. An associated recommendation outlined in the Implementation Strategy of the plan discussed the use of an overlay ordinance to limit development on steep slopes in the south McClellan Road area. • Traditional application of land use categories. • Considerable land area classified as PreseIVation and Resource Sensitive Residential Development • Quality of implementation subject to local zoning controls. 8 �MARQUITTE SOUTH AREA LAND USE PLAN Scenario 1: 1996 Community Master Plan - 02 i Commercial Corridor Improvements Institutional Uses Preservation Areas Recreation Preservation/Maintenance ~ Residential D Residential Rehab Areas Resource-Sensitive Commercial Development Resource-Sensitive Residential Development US-41 Corridor Entrance ¢ 0 02 0 4 Mies I 9 �Land Use Scenario Two - Corridor Residential This land use scenario establishes a strong single-family residential network along the McClellan Road corridor with the exception of a small neighborhood commercial area at the McClellan Road / M-554 intersection, and a multiple family area to the immediate north . This land use scenario promotes larger lot residential development, which tends to be more infrastructure consumptive but less disruptive to natural features . To ensure that steep slope areas are protected the Planning Commission would enact a steep slope ordinance which would limit development in areas with slopes of 25% or greater. The proposed ordinance should allow for an exception to build access drives needed to access buildable areas above restricted steep slope zones. The Marquette Golf and Country Club and the former City of Marquette landfill would be designated ConservationRecreation, which would allow outdoor recreation related uses. Properties owned by NMU, the City of Marquette, and the State of Michigan in the southeast portion of the study area would be designated Recreation-Conservation. • McClellan Avenue used as an arterial spine to link residential areas. • Marquette Golf and Country Club and properties in the southeast portion of the study area classified as Recreation-Conservation. • When steep slope provisions are enacted to limit building in certain areas residential neighborhoods will develop in enveloped clusters. • Westward expansion of M-544 at the McClellan Avenue and M-554 intersection. • Single family would develop in much the same fashion as Harbour View and Orriana Drives . r,;:;_· F:" ,;;::;,...---..,_ ~ 10 �r 1,. Margu-ett~ il- r ~- ·. . -~,~ ,. MARQUETTE SOUTH AREA LAND USE PLAN Scenario 2: Corridor Residential - 0.2 ~ Single Family Residential D Multiple Family Residential General Commercial D Neighborhood Commercial D .Recreation/Conservation - • • • N 0 Proposed Road New Intersection 0 02 0 4 Mies I 11 �Land Use Scenario Three - Watershed Residential This land use scenario segments the study area into three (3) larger land use patterns: Single Family Residential, Recreation - Conservation, and Watershed Residential. Several other minor land use categories such as Neighborhood Commercial, General Commercial, and Residential Multiple are found primarily along the perimeter of the study area. The new land use designation - Watershed Residential would set the stage for a companion zoning district which would require development in this zone to meet certain design standards established to limit development on steep slopes and along stream segment conservation corridors but allow developers the opportunity to cluster development and take advantage of mixing housing types to achieve higher densities in designated buildable areas. In addition, special use provisions can be extended toward resort related developments. All development in this area would be treated as a planned unit development. • Marquette Golf and Country Club and properties in the southeast portion of the study area classified as Recreation-Conservation . • Westward expansion of M-544 at the McClellan Avenue and M-554 intersection . • Properties within the Watershed Residential area would be developed as planned unit developments (PUD) extending to property owners higher density allowances and the ability to mix housing types in exchange for quality design and preservation of open space. • Properties north of Pioneer Road would remain as traditional single family with general commercial along US-41 / M-28 . .,,,..... ,,,...--.\ ;;;::;, ,,., " ,;::; ,,--,.-,-.. ~ ~ .,----.,.. r::::::: 2 ,,,---. ~ ..----. ,,....... ;;,-. ,....,.--~ :--.. ' 12 ,,----._ ,,...... c--. ~ ~--- ~ ~ ~ ~ ·~ �Marquette .... 0 ~ MARQUETTE SOUTH AREA LAND USE PLAN Scenario 3: Watershed Residential ...- .ot:2==:::io,4 Mies u■ iii--=::0 ~ Single Family Residential D D D D N 0 Multiple Family Residential Watershed Residential General Commercial Neighborhood Commercial Recreation/Conservation Proposed Road New Intersection 13 �Conditions Applied to All Land Use Scenarios 1. Conservation Corridors - Areas north of Pioneer Road and east of McClellan Avenue are considered within the Urban Zone addressed in the Whetstone Brook and Orianna Creek Watershed Management Plan. Tributaries within this zone shall have a stream (riparian) buffer of twenty-five {25') feet either side of the ordinary high water mark. Areas in the Emerging Urban Zone addressed in the same plan shall have a stream (riparian) buffer of one hundred ( 100') feet either side of the ordinary high water mark. 2. Neighborhood Commercial - All three land use scenarios depict the intersection at McClellan Avenue and M-554 as Neighborhood Commercial. With the long-term development potential of 1,000 plus dwelling units residents should have access to limited commercial offerings such as convenience groceries, gas, coffee shop, and bakery within this portion of the City. In addition, as recommended in the 1996 Community Master Plan this area should be accessible to non-motorized traffic. 3. Former City of Marquette Landfill - The former City of Marquette landfill should be utilized for outdoor recreation activities, as well as, providing a trailhead with off-street parking for mountain biking and cross-country skiing. 4. Mountain Bike Trail System - The land use plan recognizes that mountain bike trails lace the study area however the various land use scenarios do not recommend particular corridors. These should be designated in conjunction with local mountain bike interests and procured through easements from private property owners. Once a general routing plan is developed it could be consulted as properties petition for development and site plan approval. During this phase of the development process easements would be procured by the City of Marquette. 5. McClellan Avenue - The Walkable Communities Element of the 2003 Community Master Plan includes several recommendations for McClellan Avenue which should be considered by the Planning Commission. • All areas of McClellan Avenue should be narrowed to 2-3 lanes. In some areas streets will need to be converted to boulevard style medians with appropriate turning pockets. • Trails should be placed on all sections where high levels of access management (few driveways) can be maintained . • Roundabouts should be evaluated and placed, replacing 4-way stop controls. • All signalized, 4-way stop intersections and roundabout intersections should be well -lit. G. Pedestrian Access Across US-41 / M-28 Bypass - US-41 / M-28 Bypass creates a physical barrier dividing the community. Although dirt paths and bike trails along the road shoulders indicate some level of pedestrian activity crossing this segment of roadway is hazardous. The Planning Commission should evaluate the need to construct a non-motorized grade separation between these sections of the community. One solution would be to divert nonmotorized traffic to former Soo Line Railroad grade separation near the intersection of US-41 / M-28 and Washington Street. Another solution would be to install a non-motorized tunnel under US-41 / M-28 at the McClellan Avenue/ US-41 intersection. The grade differential between the north and south sides of McClellan Avenue would result in a tunnel on the south side and an at grade entry on the north side. The use of a non-motorized tunnel was successfully used in Petoskey, Michigan to connect the waterfront with the downtown by going under US-31. 14 �Recommended Land Use Plan After review and discussion the City of Marquette Planning Commission selected Land Use Scenario Three as the preferred land use map for the South Area Land Use Area. In doing so the following actions need to be addressed . 1. Formally adopt the South Area Land Use Plan pursuant to the Municipal Planning Act notification and public hearing requirements. 2. Formally adopt the Whetstone Brook and Orianna Creek Watershed Plan pursuant to the Municipal Planning Act notification and public hearing requirements. 3. Establish and adopt a new zoning district entitled, uResidential - Watershed (RW) ." Permitted uses should include: • Single Family Residential - Detached • Single Family Residential - Attached • Resort Related Residential Units (Timeshares, Interval Units, Etc.) • Hotels and Motels within a Resort Development • Private and/or Public Summer and Winter Recreational Uses 4. Adopt the Whetstone Brook and Orianna Creek Watershed Management Overlay Zone. Section 4: Critical Slopes of the proposed overlay ordinance should be amended to include the following: uFor the purpose of this section, steep slopes shall include land with slopes falling one vertical foot for every 6.67 lineal feet (15%) to one foot for every four lineal feet (25%) . Slopes greater than 25% shall not be disturbed unless a report submitted by a certified soils or geotechnical engineer indicating that a specified area can be disturbed and holding the City of Marquette harmless from loss of property is approved by the City Planning Commission." 15 - - - -- - - - - - �• "-1 \,_,---.. ---- 1~,·-·~ ,·....-U r.·· l..~,:- -~ Marquette Bay Cll c::: ~ tTI ~ ' ~ II ,_. 0 ;.:I MARQUITTE SOUTH AREA LAND USE PLAN Major Property Owners O.~ Scutt' C1ty d M.-quette GIS. 2002 D D - D § City of Marquette Forest Land Group Granite Pointe Marquette General Hospital Marquette Golf & Country Club Marquette Public Schools Northern Michigan University O'Dovero Properties State of Michigan ~ o■ iNM-=::::il o -1111111 0 ::::: 2 ==:::::i o.14 Miles 16 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Marquette_Community-Master-Plan_2004 Creator An entity primarily responsible for making the resource Beckett & Raeder Date A point or period of time associated with an event in the lifecycle of the resource 2004-05-04 Title A name given to the resource Community Master Plan City of Marquette, Michigan Description An account of the resource The Community Master Plan for the City of Marquette, Michigan was prepared by Beckett & Raeder in association with SSOE, Inc. U.P Engineers & Architects, Inc. Glatting, Jackson, Kercher, Anglin, Lopez, Rinehart, Inc. and Walkable Communities, Inc. and was adopted on May 4, 2004. Contributor An entity responsible for making contributions to the resource SSOE, Inc. U.P Engineers & Architects, Inc. Glatting, Jackson, Anglin, Lopez, Rinehart, Inc. Walkable Communities, Inc. (consultant) Subject The topic of the resource Master plan reports Marquette (Mich.) Marquette County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/b255254443ad5238607e4b7d4bd0cb60.jpg f323df638681135d3b7dc74b37187675 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 Summers in Saugatuck-Douglas Collection Creator An entity primarily responsible for making the resource Grand Valley State University. Kutsche Office of Local History Description An account of the resource Collection contains images and documents digitized and collected through the project "Stories of Summer," supported by a National Endowment for the Humanities Common Heritage Grant. The collection aims to document the twin lakeshore communities of Saugatuck and Douglas, Michigan, as they transformed through the state's bustling tourism industry and acceptance of minorities. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1910s-2010s Source A related resource from which the described resource is derived Various Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/UND/1.0/">Copyright Undetermined</a> Subject The topic of the resource Michigan Saugatuck (Mich.) Douglas (Mich.) Michigan, Lake Allegan County (Mich.) Beaches Sand dunes Outdoor recreation Publisher An entity responsible for making the resource available Grand Valley State University Libraries. Allendale, Michigan Contributor An entity responsible for making contributions to the resource Saugatuck-Douglas History Center Identifier An unambiguous reference to the resource within a given context Stories of Summer (Common Heritage project) Format The file format, physical medium, or dimensions of the resource image/jpeg application/pdf Type The nature or genre of the resource Image Text Language A language of the resource English Date A point or period of time associated with an event in the lifecycle of the resource 2018 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context DC-07_SD-70s-coll_0050 Title A name given to the resource Community Theater Set Up Description An account of the resource Photograph of a community theater production being set up with young people working on set design and practicing acting. The young people on the left are working on the wall decor and the couple to the right of the frame appear to be practicing a scene. There are theater seats lining the bottom of the frame and the photo has a sepia tone to it. Subject The topic of the resource Michigan Saugatuck (Mich) Allegan County (Mich) Art centers Summer theater Source A related resource from which the described resource is derived Digital file contributed by the Saugatuck Douglas History Center as part of the Stories of Summer project. Relation A related resource Stories of Summer (project) Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/UND/1.0/">Copyright Undetermined</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Language A language of the resource eng 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/cd2e37726bc21b71c1a6b6bff76e0ead.pdf cc293fd23d793bb19fb29f4b64f0421e PDF Text Text � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Incunabula Description An account of the resource The term incunabula refers to books printed between 1450 and 1500, approximately the first fifty years following the invention, by Johann Gutenberg of Mainz, of printing from moveable type. Our collection includes over 200 volumes and numerous unbound leaves from books printed during this period. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1450/1500 Source A related resource from which the described resource is derived Incunabula Collection (DC-03) Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United </a> Subject The topic of the resource Incunabula Printing 1450-1500 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context DC-03 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource text Language A language of the resource eng it la nl de Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Comoediae [folium 154] Identifier An unambiguous reference to the resource within a given context DC-03_154TerentiusAfer1496 Creator An entity primarily responsible for making the resource Terence Description An account of the resource One leaf from Comoediae (Cum directorio vocabulorum, glossa interlineari, et commentariis Donati, Guidonis, et Ascensii) by Publius Terentius Afer. Printed in Strassburg by Johann (Reinhard) Grüninger on November 1, 1496. Woodcut illustration on verso. [GW M45481; ISTC it00094000] Publisher An entity responsible for making the resource available Strassburg: Johann (Reinhard) Grüninger Subject The topic of the resource Incunabula Printing 1450-1500 Language A language of the resource la Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Format The file format, physical medium, or dimensions of the resource application/pdf Date A point or period of time associated with an event in the lifecycle of the resource 1496 Source A related resource from which the described resource is derived Seidman Rare Books Collection Type The nature or genre of the resource Text https://digitalcollections.library.gvsu.edu/files/original/222c938da8b3510bcd81a5c7b02445fa.mp3 faf4cd3d6032a9aa6279d032f24a5d6d https://digitalcollections.library.gvsu.edu/files/original/27ef5ad37d49e44819bfaf33471d6481.pdf 3583d73333b0d75e2c2067227f411eff PDF Text Text Companions: The Mark of Community Scripture: John 21:9-14 Richard A. Rhem Christ Community Church Spring Lake, Michigan June 30, 2002 Transcription of the spoken sermon At the invitation of Jesus, "Come and have breakfast," the disciples gather around him for a breakfast of bread and fish on the shore of the Sea of Galilee. That story is in the 21st chapter of John, which we are told is an addendum to the Gospel that was the last to be written. Those who study the scriptures tell us this addendum was probably about the issue of leadership in the early Church between Peter and the beloved disciple. However that may be, it is also felt that this addendum to the latest Gospel reflects some very early Galilean tradition. Jesus is purported to meet the disciples after the resurrection in Galilee, but there is no other account of a meal with the disciples than this, and this seems to be rather awkwardly melded together with the appearance to Peter, a fishing story. But I'm not really interested this morning at analysis of the passage from that critical standpoint, but rather to see in the midst of that chapter this delightful picture of Jesus on the seashore having prepared breakfast for that group of his disciples, inviting them, "Come and have breakfast," and in the midst of that breakfast meal, they recognize him. As he stood on the seashore and asked them how they had done during the night, they had to say it had been a fruitless night. So he gave them one more instruction, one more cast, and they had this miraculous catch of fish, and they had a sense, could it be? Was it really he? But, they dared not ask. However, in the breaking of bread and the sharing of a meal, their eyes were opened and they knew it was the presence of the risen one. Very much like the disciples on the road to Emmaus, joined by the third, didn't know who he was until they sat at table and he broke bread and their eyes were opened and their hearts burned within them, and they said, "It's the Lord." They experienced the presence of the crucified one and their exclamation, their profession of faith was that the story is not ended, he lives. Jesus lives. And so, we have in this little scene the evocation of the hints of the Eucharist feast that was to become the central sacramental act of the Christian Church. This is not surprising, because Jesus was always breaking bread. Jesus was always at table with someone. In fact, we're told that the open table was the very mark of Jesus' ministry, a table that was open to all, that excluded none, a table where so © Grand Valley State University �Companions: The Mark of Community Richard A. Rhem Page 2 many wonderful things happen in this life. Where there was breakfast or lunch or dinner, it seemed that he did his best work, gathered his community and nurtured that community around the table breaking bread. On the night in which he was betrayed, he gathered with his disciples, whether in an official Passover supper or not, it was, indeed, a momentous last supper. And so, it is not surprising that they had gone back to Galilee, Peter for example. What do you do when you are afraid? When you are disappointed? When you are confused? You go back home. And Peter went back fishing, for what do you do when your world falls apart? You reach out for that which is familiar and you return to the routine. And then, in that setting, in Galilee, after fishing all night, a seaside breakfast and their eyes are opened and they recognize him. Early Christian iconography indicates that the meal of bread and fish was more predominant than the meal of bread and wine. And so, here we have in John's addendum this 21st chapter, a little scene, a breakfast scene of bread and fish which was the place of recognition where their eyes were opened and that translated then into the life of the church into what we have just experienced. It is a shared meal ritualized, to be sure, routinized, to be sure, how else can we do it in an assembly like this? But, the Lord's Supper or the Eucharist has been that central sacramental act in which we have recognized the presence of the Lord. In the history of the Church, that meal became the chief means of explaining the meaning of the death of Christ. We know that history. If you happen to be from a Roman Catholic background, the word transubstantiation may ring a bell with you, for the priest duly ordained has an indelible grace by which he is able to perform the miracle at the table, changing the bread into the body and the wine into the blood. Well, at the time of the Reformation in the 161h century, Martin Luther said, "No, I don't think so. Rather, the word is consubstantiation. Not substance transposed into another, but a substance now surrounding the bread and the cup, over and above and around." And John Calvin said, "Well, Martin Luther, not really. How about through the Holy Spirit? Spiritual partaking of the bread and the cup." And then, of course, there is the Free Church tradition. Those in the sacramental tradition sort of look down their noses at the Free Church, saying, "Well, they have only empty signs, you know. It's just simply a memorial feast." Well, you can see what the Church has done in its splitting of hairs, so to speak, in trying to understand what actually happens in that supper. But, the main central meaning of the church's explanation was that, somehow or other, that supper was a representation of the sacrifice of Jesus Christ whereby our sin was removed and we were reconciled to God. That is the tradition, and that is where most of us began, at least, in experiencing the supper, and for many of you, I suppose, the partaking even this morning would mean "I am forgiven, I have peace with God," and that is wonderful and beautiful, and I don't want to take that away. But, I do want to suggest even another possibility alongside of that. I don't think it is a new © Grand Valley State University �Companions: The Mark of Community Richard A. Rhem Page 3 insight. I think it may well reflect the very earliest experience of those disciples and that early Jesus community. For, as I said, they were always at meal with Jesus, and sharing those moments where bread was broken, where the blessing was said, and where they, in fellowship, came to know each other in intimacy, in that experience, they were experiencing community. And so, I like Dominic Crossan's suggestion that Easter wasn't all crammed into one day or one week or even forty days, but rather, that Easter continued to happen. Easter continued to happen wherever those who had been with Jesus and lived with him and had experienced him broke bread with one another and looked each other in the eye and said, "O my God! He's here. The crucified one lives. Jesus is with us still." The presence of God experienced in the breaking of bread was the confirmation of the fact that the story didn't end on the cross, but there was something more, that ongoing presence of the holy and the sacred in the midst of the community of those who broke bread together. The Gospel of John is preeminently the Gospel of incarnation. "In the beginning was the word and the word was with God and the word was God, and the word became flesh and dwelt among us, and we beheld him." Or, in the letter of John, "No one has seen God, but the one who dwells in love, God dwells in that one." The letter that begins, "The word of life that our hands have handled, our eyes have looked upon," the tangibility of the love of God in the flesh of Jesus - that was the heart of John's Gospel. The word became flesh and, if you hear it, what the gospel is saying is that God is revealed in the human, that the human being becomes the mirror, the reflector, the container of God. Jesus, in this Gospel, in response to the request, "Show us the father and we will be satisfied," says "If you have seen me, you have seen the father." Now, once again, the tendency of the Church has been to take that, isolate that, elevate that, make that a once-for-all preeminent, supreme revelation of God to which we always hark back. But, if we could hear the Gospel, we would hear the message as being that God is revealed in the human, and that means in the flesh of Jesus, and it means in your flesh and in my flesh – that the revelation of God is revealed in the humanity of those who are God's creatures. Incarnation was not once for all. Revelatory luminosity did not nest in one alone. In Jesus we saw it first. In Jesus, they saw it clearly. In Jesus, they said, "O my God!" And he was crucified. And they gathered together here and there, now and again, in this grouping and that grouping. And as they sat at table and they blessed and broke the bread, suddenly they knew in the midst of them who he was. It is in the breaking of bread that God is present. It is in the sharing of a meal that God is experienced, tangibly. It is in looking into the eyes of another and feeling melded to the soul of another and coming into the intimacy of communion that God is experienced. Companions - that is what we are. That is the mark of community. The word companion comes from the Latin prefix con, with, and panis, bread. The word © Grand Valley State University �Companions: The Mark of Community Richard A. Rhem Page 4 companion means with bread. A companion is one with whom one shares a meal, with whom one breaks bread, because to break bread with another is to enter into a dimension of intimacy, and that intimate relationship of sharing a meal is a locus of the revelation of God, of the experience of God. I really believe that is what those post-resurrection stories are trying to tell us - that it was in the continuing gathering of those who had been with him and loved him that they experienced him in the action that had marked him and their relationship with him, at table in fellowship. It is something to experience – in a ritualized service like this. In 1990, when we changed our format from passing plates down the rows to coming forward, I for the first time experienced the wonder of a Eucharist feast, because I have had the privilege of taking the bread and catching the eye, and in a moment of intimacy, being able to say "The body of Christ." I'll tell you that is high drama. That is a sacred moment, a beautiful experience, because it is in that moment that God is present in the body of Christ represented in the bread. But it is not the bread. The Church has had such arguments about what happens to the bread or what happens to the wine. It's not about bread and wine. It's about soul to soul, eye to eye, person to person. It’s about companions who break bread and who in a community of love, time and again, say, "O my God!" And there's a feast to follow, and the potential for God to be experienced in this ritual is no greater than the possibility of God being experienced in the courtyard. I hate to admit that because next year Bob's going to say, "Well then, why don't we just dispense with worship?" And I love worship. As much as I love to eat, I love worship more. But, it's the same thing if I am true to my principle - it's when you're gathered at table, when there is communion, when soul meets soul and eye meets eye, when there is love and grace, where there is forgiveness and understanding and awareness and attention - there God is present. There God is revealed; there God is known; they recognized him. In other words, to re-cognize, cognizance, knowing, re-cognizance, to know again, to know as the one as the same as before, to become aware again of what you knew before. The one you knew you want to see in Galilee. The one you knew, you recognize, your eyes are open, you say, "Oh, oh, oh, aah! That’s it! Jesus lives. God is present. All is not lost. All will be well." And so, in a few moments around those tables, if you take a moment and don't immediately dig into the roast pork or the sweet corn, but if you take a moment to look at those around the table, a moment of recognition, a moment of loving embrace where souls meet souls and the community of God's people, God is there. God will be there. You will be awash with the presence of God. Bread, wine, fish, sweet corn, pig roast - the means is indifferent. It is the relationship. It is the community. God in the presence. Sometime ago I made a hospital visit and the person I was visiting had a visitor, a person I had known for a long time a long time ago, but hadn't seen for a long © Grand Valley State University �Companions: The Mark of Community Richard A. Rhem Page 5 time, and he had not seen me. As I came into the room, he became somewhat startled, and he said, "Oh, oh, I haven't seen you for a long time. You've put on a lot of weight." And I said to him, "Yes, that's true, and thank you for mentioning it." You know, some things are better left unsaid because all of us who fit the national profile of being overweight know it, and we really know what we should be doing about it, but we all have our rationalizations, too, and I have mine, and it's simply the nature of my life in ministry. I'm very serious, it’s the nature of my life in ministry. Somebody is always saying to me, as Jesus did, "Come and have breakfast" or lunch or dinner. My whole life is a life of companionship, companionship with myriads of people with all sorts of conditions, wonderful people, wonderful moments of breaking bread and of being aware of one another and being in conversation, being in the intimacy of human connection. I suppose it's not just the bread. It's probably what I wash it down with, but besides that, it isn't easy to stay trim when you are a companion of so many wonderful people But, I'm deadly serious. You hear me speak often of my Tuesday pilgrimage to Grand Rapids where in a little corner of Duba's bar there is a table set and a band of brothers meets and when we are all assembled, we lift our glasses and our host says, not infrequently with a trembling voice, "To the wonder, miracle, glory and joy of life." I want you to know that God is present and that place is awash with the holy and the sacred. That ritual, that moment, that human community - what can you say but, "O God!" © Grand Valley State University � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Richard A. Rhem Collection Description An account of the resource Text and sound recordings of the sermons, prayers, services, and articles of Richard Rhem, pastor emeritus of Christ Community Church in Spring Lake, Michigan, where he served for 37 years. Starting in the mid 1980's, Rhem began to question some of the traditional Christian dogma that he had been espousing from the pulpit. That questioning was a first step in a long and interesting spiritual journey, one that he openly shared with his congregation. His journey is important, in part because it is reflective of the questioning, the yearnings, and the gradual revision of beliefs that many persons in this part of the century have experienced and continue to experience. It is important also because of the affirming and inclusive way his questioning was done and his thinking evolved. His sermons and other written and spoken materials together document the steps in his journey as it took a turn in 1985, yet continued to revolve around the framework and liturgies of the Christian calendar. Subject The topic of the resource Clergy--Michigan Reformed Church in America Christ Community Church (Spring Lake, Mich.) Religion Interfaith worship Sermons Sound Recordings Creator An entity primarily responsible for making the resource Rhem, Richard A. Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/514">Richard A. Rhem papers (KII-01)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Contributor An entity responsible for making contributions to the resource Kaufman Interfaith Institute Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Language A language of the resource English Type The nature or genre of the resource Sound Text Identifier An unambiguous reference to the resource within a given context KII-01 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1981-2014 Format The file format, physical medium, or dimensions of the resource audio/mp3 text/pdf Sound A resource primarily intended to be heard. Examples include a music playback file format, an audio compact disc, and recorded speech or sounds. Event Pentecost VI Scripture Text John 21:12 Location The location of the interview Christ Community Church, Spring Lake, MI 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 KII-01_RA-0-20020630 Date A point or period of time associated with an event in the lifecycle of the resource 2002-06-30 Title A name given to the resource Companions: The Mark of Community Creator An entity primarily responsible for making the resource Richard A. Rhem Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Clergy--Michigan Reformed Church in America Christ Community Church (Spring Lake, Mich.) Sermons Relation A related resource Richard A. Rhem - An Archive of Sermons, Prayers, Talks and Stories: http://richardrhem.org/ Language A language of the resource eng Type The nature or genre of the resource Sound Text Format The file format, physical medium, or dimensions of the resource audio/mp3 application/pdf Description An account of the resource A sermon given by Richard A. Rhem (Dick) on June 30, 2002 entitled "Companions: The Mark of Community", on the occasion of Pentecost VI, at Christ Community Church, Spring Lake, MI. Scripture references: John 21:12. Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives God experienced in Community Incarnation https://digitalcollections.library.gvsu.edu/files/original/d1569ccb980321be79dacef8a77eb0c1.jpg c8cf2082c431bd5c5eaccb1248f44acb 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 GVSU Theatre Photos Creator An entity primarily responsible for making the resource Grand Valley State University. Theatre Department Description An account of the resource Photographs of Grand Valley theater productions from the 1980s to the 2010s. Photos include shots of performances, backstage, casts and crewmembers. Included in the collection are Shakespeare Festival productions and small acts such as Bard to Go and the Greenshow. Rights Information about rights held in and over the resource Copyright Grand Valley State University Identifier An unambiguous reference to the resource within a given context GV058-01 Date A point or period of time associated with an event in the lifecycle of the resource 1982-2017 Source A related resource from which the described resource is derived Theatre Department photographs (GV058-01) Subject The topic of the resource Theater Performances Plays Musicals College Students Publisher An entity responsible for making the resource available Grand Valley State University. Special Collections and University Archives. Allendale, MI 49401 Format The file format, physical medium, or dimensions of the resource image/jpg Type The nature or genre of the resource Image Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV058-01_2015W-Company_001 Creator An entity primarily responsible for making the resource Grand Valley State University. Theatre Department Date A point or period of time associated with an event in the lifecycle of the resource 2015 Title A name given to the resource Company (theater production), 2015 Description An account of the resource Color photograph of Grand Valley's 2015 production of "Company." In this image a woman holds up a birthday cake. It is lit with tens of candles, and is decorated with the New York City Skyline. The stage is dark, and behind her several cast members stand and sing. All wear 2010's business casual. Subject The topic of the resource Theater College students Musicals Performances Acting Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/754">Theatre Department photographs (GV058-01)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg 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 2015s https://digitalcollections.library.gvsu.edu/files/original/63fe312ecf827ba9ddc8bfa0a51f1483.jpg 52584945138643470fce4e88cafdb0b0 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 GVSU Theatre Photos Creator An entity primarily responsible for making the resource Grand Valley State University. Theatre Department Description An account of the resource Photographs of Grand Valley theater productions from the 1980s to the 2010s. Photos include shots of performances, backstage, casts and crewmembers. Included in the collection are Shakespeare Festival productions and small acts such as Bard to Go and the Greenshow. Rights Information about rights held in and over the resource Copyright Grand Valley State University Identifier An unambiguous reference to the resource within a given context GV058-01 Date A point or period of time associated with an event in the lifecycle of the resource 1982-2017 Source A related resource from which the described resource is derived Theatre Department photographs (GV058-01) Subject The topic of the resource Theater Performances Plays Musicals College Students Publisher An entity responsible for making the resource available Grand Valley State University. Special Collections and University Archives. Allendale, MI 49401 Format The file format, physical medium, or dimensions of the resource image/jpg Type The nature or genre of the resource Image Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV058-01_2015W-Company_005 Creator An entity primarily responsible for making the resource Grand Valley State University. Theatre Department Date A point or period of time associated with an event in the lifecycle of the resource 2015 Title A name given to the resource Company (theater production), 2015 Description An account of the resource Color photograph of Grand Valley's 2015 production of "Company." In this image a man stands and gazes longsufferingly into the distance as a crowd of people teases him. One person pinches his cheek, another holds up two fingers behind his head. All wear 2010s business casual. The set behind them is covered in large posters of New York City. Subject The topic of the resource Theater College students Musicals Performances Acting Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/754">Theatre Department photographs (GV058-01)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg 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 2015s https://digitalcollections.library.gvsu.edu/files/original/d873860696d9553eed6e5ac6f4d414ce.jpg 26aeafea334278d9f573ee563398511a 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 GVSU Theatre Photos Creator An entity primarily responsible for making the resource Grand Valley State University. Theatre Department Description An account of the resource Photographs of Grand Valley theater productions from the 1980s to the 2010s. Photos include shots of performances, backstage, casts and crewmembers. Included in the collection are Shakespeare Festival productions and small acts such as Bard to Go and the Greenshow. Rights Information about rights held in and over the resource Copyright Grand Valley State University Identifier An unambiguous reference to the resource within a given context GV058-01 Date A point or period of time associated with an event in the lifecycle of the resource 1982-2017 Source A related resource from which the described resource is derived Theatre Department photographs (GV058-01) Subject The topic of the resource Theater Performances Plays Musicals College Students Publisher An entity responsible for making the resource available Grand Valley State University. Special Collections and University Archives. Allendale, MI 49401 Format The file format, physical medium, or dimensions of the resource image/jpg Type The nature or genre of the resource Image Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV058-01_2015W-Company_007 Creator An entity primarily responsible for making the resource Grand Valley State University. Theatre Department Date A point or period of time associated with an event in the lifecycle of the resource 2015 Title A name given to the resource Company (theater production), 2015 Description An account of the resource Color photograph of Grand Valley's 2015 production of "Company." In this image a crowd of people party together. One woman kneels and mimes taking a drag from a cigarette. One man appears to be placing a pill in his mouth. One woman covers her ears and looks as if she wants to be anywhere else. A man next to her shreds an air guitar. The rest raise their arms as if dancing in a club. Standing just in front of the crowd a man smiles as he sings out towards the audience. All wear 2010's business casual. A large screen creates the back wall of the set, and onto it are projected pictures of high rise apartments and portraits of different individuals. Subject The topic of the resource Theater College students Musicals Performances Acting Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/754">Theatre Department photographs (GV058-01)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg 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 2015s https://digitalcollections.library.gvsu.edu/files/original/8610d551805521105aa9be7cfbdeb7e5.jpg 4477f53f2d55149eae6220a6a21847f3 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 GVSU Theatre Photos Creator An entity primarily responsible for making the resource Grand Valley State University. Theatre Department Description An account of the resource Photographs of Grand Valley theater productions from the 1980s to the 2010s. Photos include shots of performances, backstage, casts and crewmembers. Included in the collection are Shakespeare Festival productions and small acts such as Bard to Go and the Greenshow. Rights Information about rights held in and over the resource Copyright Grand Valley State University Identifier An unambiguous reference to the resource within a given context GV058-01 Date A point or period of time associated with an event in the lifecycle of the resource 1982-2017 Source A related resource from which the described resource is derived Theatre Department photographs (GV058-01) Subject The topic of the resource Theater Performances Plays Musicals College Students Publisher An entity responsible for making the resource available Grand Valley State University. Special Collections and University Archives. Allendale, MI 49401 Format The file format, physical medium, or dimensions of the resource image/jpg Type The nature or genre of the resource Image Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV058-01_2015W-Company_009 Creator An entity primarily responsible for making the resource Grand Valley State University. Theatre Department Date A point or period of time associated with an event in the lifecycle of the resource 2015 Title A name given to the resource Company (theater production), 2015 Description An account of the resource Color photograph of Grand Valley's 2015 production of "Company." In this image the cast is spread across the stage. Some are sitting while others stand relaxed, drinks in hand. All wear 2010s business casual. The set is dressed like a lounge, with a bar and leather furniture. A large screen creates the back wall of the set, and onto it are projected pictures of the New York City Skyline, high rise apartments and various architectural landmarks, and portraits of different individuals. Subject The topic of the resource Theater College students Musicals Performances Acting Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/754">Theatre Department photographs (GV058-01)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg 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 2015s https://digitalcollections.library.gvsu.edu/files/original/4139e5abe7457a16714341809dbc8de0.jpg 55030d0e10d65baa6cd2cdf3a77f924d 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 GVSU Theatre Photos Creator An entity primarily responsible for making the resource Grand Valley State University. Theatre Department Description An account of the resource Photographs of Grand Valley theater productions from the 1980s to the 2010s. Photos include shots of performances, backstage, casts and crewmembers. Included in the collection are Shakespeare Festival productions and small acts such as Bard to Go and the Greenshow. Rights Information about rights held in and over the resource Copyright Grand Valley State University Identifier An unambiguous reference to the resource within a given context GV058-01 Date A point or period of time associated with an event in the lifecycle of the resource 1982-2017 Source A related resource from which the described resource is derived Theatre Department photographs (GV058-01) Subject The topic of the resource Theater Performances Plays Musicals College Students Publisher An entity responsible for making the resource available Grand Valley State University. Special Collections and University Archives. Allendale, MI 49401 Format The file format, physical medium, or dimensions of the resource image/jpg Type The nature or genre of the resource Image Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV058-01_2015W-Company_010 Creator An entity primarily responsible for making the resource Grand Valley State University. Theatre Department Date A point or period of time associated with an event in the lifecycle of the resource 2015 Title A name given to the resource Company (theater production), 2015 Description An account of the resource Color photograph of Grand Valley's 2015 production of "Company." In this image a church choir in red robes stand together, singing from their music folders. Subject The topic of the resource Theater College students Musicals Performances Acting Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/754">Theatre Department photographs (GV058-01)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg 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 2015s https://digitalcollections.library.gvsu.edu/files/original/83ff2d62bc3188eb106cef75feb153b7.jpg 783458383aa9d46778cd35fe71a8b671 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 GVSU Theatre Photos Creator An entity primarily responsible for making the resource Grand Valley State University. Theatre Department Description An account of the resource Photographs of Grand Valley theater productions from the 1980s to the 2010s. Photos include shots of performances, backstage, casts and crewmembers. Included in the collection are Shakespeare Festival productions and small acts such as Bard to Go and the Greenshow. Rights Information about rights held in and over the resource Copyright Grand Valley State University Identifier An unambiguous reference to the resource within a given context GV058-01 Date A point or period of time associated with an event in the lifecycle of the resource 1982-2017 Source A related resource from which the described resource is derived Theatre Department photographs (GV058-01) Subject The topic of the resource Theater Performances Plays Musicals College Students Publisher An entity responsible for making the resource available Grand Valley State University. Special Collections and University Archives. Allendale, MI 49401 Format The file format, physical medium, or dimensions of the resource image/jpg Type The nature or genre of the resource Image Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV058-01_2015W-Company_011 Creator An entity primarily responsible for making the resource Grand Valley State University. Theatre Department Date A point or period of time associated with an event in the lifecycle of the resource 2015 Title A name given to the resource Company (theater production), 2015 Description An account of the resource Color photograph of Grand Valley's 2015 production of "Company." In this image a 1960's airline stewardess holds out her hands as she sings. Subject The topic of the resource Theater College students Musicals Performances Acting Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/754">Theatre Department photographs (GV058-01)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg 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 2015s https://digitalcollections.library.gvsu.edu/files/original/a8febce8f81fb8e09d13894ec89d3509.jpg d3247cd23e824e83ededa6050862f60d 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 GVSU Theatre Photos Creator An entity primarily responsible for making the resource Grand Valley State University. Theatre Department Description An account of the resource Photographs of Grand Valley theater productions from the 1980s to the 2010s. Photos include shots of performances, backstage, casts and crewmembers. Included in the collection are Shakespeare Festival productions and small acts such as Bard to Go and the Greenshow. Rights Information about rights held in and over the resource Copyright Grand Valley State University Identifier An unambiguous reference to the resource within a given context GV058-01 Date A point or period of time associated with an event in the lifecycle of the resource 1982-2017 Source A related resource from which the described resource is derived Theatre Department photographs (GV058-01) Subject The topic of the resource Theater Performances Plays Musicals College Students Publisher An entity responsible for making the resource available Grand Valley State University. Special Collections and University Archives. Allendale, MI 49401 Format The file format, physical medium, or dimensions of the resource image/jpg Type The nature or genre of the resource Image Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV058-01_2015W-Company_012 Creator An entity primarily responsible for making the resource Grand Valley State University. Theatre Department Date A point or period of time associated with an event in the lifecycle of the resource 2015 Title A name given to the resource Company (theater production), 2015 Description An account of the resource Color photograph of Grand Valley's 2015 production of "Company." In this image a man and woman stand arm in arm and smile at one another. Both wear 2010s business casual, and the woman is wearing a version of "the" dress. Behind them an image of a high rise apartment building is projected onto the back wall of the set. Subject The topic of the resource Theater College students Musicals Performances Acting Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/754">Theatre Department photographs (GV058-01)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg 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 2015s https://digitalcollections.library.gvsu.edu/files/original/12b28445c2f0c0dc412204519eb30a5f.jpg 7d3eeb6eb394d885b769d31cb7b1107a 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 GVSU Theatre Photos Creator An entity primarily responsible for making the resource Grand Valley State University. Theatre Department Description An account of the resource Photographs of Grand Valley theater productions from the 1980s to the 2010s. Photos include shots of performances, backstage, casts and crewmembers. Included in the collection are Shakespeare Festival productions and small acts such as Bard to Go and the Greenshow. Rights Information about rights held in and over the resource Copyright Grand Valley State University Identifier An unambiguous reference to the resource within a given context GV058-01 Date A point or period of time associated with an event in the lifecycle of the resource 1982-2017 Source A related resource from which the described resource is derived Theatre Department photographs (GV058-01) Subject The topic of the resource Theater Performances Plays Musicals College Students Publisher An entity responsible for making the resource available Grand Valley State University. Special Collections and University Archives. Allendale, MI 49401 Format The file format, physical medium, or dimensions of the resource image/jpg Type The nature or genre of the resource Image Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV058-01_2015W-Company_013 Creator An entity primarily responsible for making the resource Grand Valley State University. Theatre Department Date A point or period of time associated with an event in the lifecycle of the resource 2015 Title A name given to the resource Company (theater production), 2015 Description An account of the resource Color photograph of Grand Valley's 2015 production of "Company." In this image two couples stop to talk with one another. All wear 2010s business casual. The set is dressed like a park in late fall, with an image of bare-branched trees and a lamppost projected onto the back wall. Subject The topic of the resource Theater College students Musicals Performances Acting Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/754">Theatre Department photographs (GV058-01)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg 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 2015s https://digitalcollections.library.gvsu.edu/files/original/03df6d1c2b99157129b1ed67d2967caa.jpg 96fe11f0b56b360a34cdf205ae9bcb06 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 GVSU Theatre Photos Creator An entity primarily responsible for making the resource Grand Valley State University. Theatre Department Description An account of the resource Photographs of Grand Valley theater productions from the 1980s to the 2010s. Photos include shots of performances, backstage, casts and crewmembers. Included in the collection are Shakespeare Festival productions and small acts such as Bard to Go and the Greenshow. Rights Information about rights held in and over the resource Copyright Grand Valley State University Identifier An unambiguous reference to the resource within a given context GV058-01 Date A point or period of time associated with an event in the lifecycle of the resource 1982-2017 Source A related resource from which the described resource is derived Theatre Department photographs (GV058-01) Subject The topic of the resource Theater Performances Plays Musicals College Students Publisher An entity responsible for making the resource available Grand Valley State University. Special Collections and University Archives. Allendale, MI 49401 Format The file format, physical medium, or dimensions of the resource image/jpg Type The nature or genre of the resource Image Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV058-01_2015W-Company_014 Creator An entity primarily responsible for making the resource Grand Valley State University. Theatre Department Date A point or period of time associated with an event in the lifecycle of the resource 2015 Title A name given to the resource Company (theater production), 2015 Description An account of the resource Color photograph of Grand Valley's 2015 production of "Company." In this image a woman in purple satin holds a martini as she stands in the spotlight and sings passionately. Subject The topic of the resource Theater College students Musicals Performances Acting Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/754">Theatre Department photographs (GV058-01)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg 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 2015s https://digitalcollections.library.gvsu.edu/files/original/40bfb797fcfeab7aa37264e56ea7879c.mp3 8c2d5279eeba37cd1bf498c03a3ee485 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Richard A. Rhem Collection Description An account of the resource Text and sound recordings of the sermons, prayers, services, and articles of Richard Rhem, pastor emeritus of Christ Community Church in Spring Lake, Michigan, where he served for 37 years. Starting in the mid 1980's, Rhem began to question some of the traditional Christian dogma that he had been espousing from the pulpit. That questioning was a first step in a long and interesting spiritual journey, one that he openly shared with his congregation. His journey is important, in part because it is reflective of the questioning, the yearnings, and the gradual revision of beliefs that many persons in this part of the century have experienced and continue to experience. It is important also because of the affirming and inclusive way his questioning was done and his thinking evolved. His sermons and other written and spoken materials together document the steps in his journey as it took a turn in 1985, yet continued to revolve around the framework and liturgies of the Christian calendar. Subject The topic of the resource Clergy--Michigan Reformed Church in America Christ Community Church (Spring Lake, Mich.) Religion Interfaith worship Sermons Sound Recordings Creator An entity primarily responsible for making the resource Rhem, Richard A. Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/514">Richard A. Rhem papers (KII-01)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Contributor An entity responsible for making contributions to the resource Kaufman Interfaith Institute Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Language A language of the resource English Type The nature or genre of the resource Sound Text Identifier An unambiguous reference to the resource within a given context KII-01 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1981-2014 Format The file format, physical medium, or dimensions of the resource audio/mp3 text/pdf Sound A resource primarily intended to be heard. Examples include a music playback file format, an audio compact disc, and recorded speech or sounds. Event Lent V Series The Servant of the Lord Scripture Text Isaiah 42:3, John 13:15 Location The location of the interview Christ Community Church, Spring Lake, MI 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 KII-01_RA-0-19880320 Date A point or period of time associated with an event in the lifecycle of the resource 1988-03-20 Title A name given to the resource Compassion Creator An entity primarily responsible for making the resource Richard A. Rhem Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Clergy--Michigan Reformed Church in America Christ Community Church (Spring Lake, Mich.) Sermons Relation A related resource Richard A. Rhem - An Archive of Sermons, Prayers, Talks and Stories: http://richardrhem.org/ Language A language of the resource eng Type The nature or genre of the resource Sound Format The file format, physical medium, or dimensions of the resource audio/mp3 Description An account of the resource A sermon given by Richard A. Rhem (Dick) on March 20, 1988 entitled "Compassion", as part of the series "The Servant of the Lord", on the occasion of Lent V, at Christ Community Church, Spring Lake, MI. Scripture references: Isaiah 42:3, John 13:15. Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/c3831fb62ddceec8eadb2592873beb45.mp3 df24ef8042e65cc5f89ac94879b4866d Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Richard A. Rhem Collection Description An account of the resource Text and sound recordings of the sermons, prayers, services, and articles of Richard Rhem, pastor emeritus of Christ Community Church in Spring Lake, Michigan, where he served for 37 years. Starting in the mid 1980's, Rhem began to question some of the traditional Christian dogma that he had been espousing from the pulpit. That questioning was a first step in a long and interesting spiritual journey, one that he openly shared with his congregation. His journey is important, in part because it is reflective of the questioning, the yearnings, and the gradual revision of beliefs that many persons in this part of the century have experienced and continue to experience. It is important also because of the affirming and inclusive way his questioning was done and his thinking evolved. His sermons and other written and spoken materials together document the steps in his journey as it took a turn in 1985, yet continued to revolve around the framework and liturgies of the Christian calendar. Subject The topic of the resource Clergy--Michigan Reformed Church in America Christ Community Church (Spring Lake, Mich.) Religion Interfaith worship Sermons Sound Recordings Creator An entity primarily responsible for making the resource Rhem, Richard A. Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/514">Richard A. Rhem papers (KII-01)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Contributor An entity responsible for making contributions to the resource Kaufman Interfaith Institute Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Language A language of the resource English Type The nature or genre of the resource Sound Text Identifier An unambiguous reference to the resource within a given context KII-01 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1981-2014 Format The file format, physical medium, or dimensions of the resource audio/mp3 text/pdf Sound A resource primarily intended to be heard. Examples include a music playback file format, an audio compact disc, and recorded speech or sounds. Event Midweek Lenten Service Series Stations on the Way to Freedom Scripture Text Hosea 11:8, Luke 23:34 Location The location of the interview Christ Community Church, Spring Lake, MI 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 KII-01_RA-0-20010321 Date A point or period of time associated with an event in the lifecycle of the resource 2001-03-21 Title A name given to the resource Compassion Creator An entity primarily responsible for making the resource Richard A. Rhem Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Clergy--Michigan Reformed Church in America Christ Community Church (Spring Lake, Mich.) Sermons Relation A related resource Richard A. Rhem - An Archive of Sermons, Prayers, Talks and Stories: http://richardrhem.org/ Language A language of the resource eng Type The nature or genre of the resource Sound Format The file format, physical medium, or dimensions of the resource audio/mp3 Description An account of the resource A sermon given by Richard A. Rhem (Dick) on March 21, 2001 entitled "Compassion", as part of the series "Stations on the Way to Freedom", on the occasion of Midweek Lenten Service, at Christ Community Church, Spring Lake, MI. Scripture references: Hosea 11:8, Luke 23:34. 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/c3fa35df07781984b10a55da087a1fc1.mp3 a359d5b91f71185f0adc4fc4564662e5 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Richard A. Rhem Collection Description An account of the resource Text and sound recordings of the sermons, prayers, services, and articles of Richard Rhem, pastor emeritus of Christ Community Church in Spring Lake, Michigan, where he served for 37 years. Starting in the mid 1980's, Rhem began to question some of the traditional Christian dogma that he had been espousing from the pulpit. That questioning was a first step in a long and interesting spiritual journey, one that he openly shared with his congregation. His journey is important, in part because it is reflective of the questioning, the yearnings, and the gradual revision of beliefs that many persons in this part of the century have experienced and continue to experience. It is important also because of the affirming and inclusive way his questioning was done and his thinking evolved. His sermons and other written and spoken materials together document the steps in his journey as it took a turn in 1985, yet continued to revolve around the framework and liturgies of the Christian calendar. Subject The topic of the resource Clergy--Michigan Reformed Church in America Christ Community Church (Spring Lake, Mich.) Religion Interfaith worship Sermons Sound Recordings Creator An entity primarily responsible for making the resource Rhem, Richard A. Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/514">Richard A. Rhem papers (KII-01)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Contributor An entity responsible for making contributions to the resource Kaufman Interfaith Institute Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Language A language of the resource English Type The nature or genre of the resource Sound Text Identifier An unambiguous reference to the resource within a given context KII-01 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1981-2014 Format The file format, physical medium, or dimensions of the resource audio/mp3 text/pdf Sound A resource primarily intended to be heard. Examples include a music playback file format, an audio compact disc, and recorded speech or sounds. Event Lent Series Series The Will of God in Human Action Location The location of the interview Christ Community Church, Spring Lake, MI 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 KII-01_RA-0-19960331 Date A point or period of time associated with an event in the lifecycle of the resource 1996-03-31 Title A name given to the resource Completion - No Higher Prize Creator An entity primarily responsible for making the resource Richard A. Rhem Publisher An entity responsible for making the resource available Grand Valley State University 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 Clergy--Michigan Reformed Church in America Christ Community Church (Spring Lake, Mich.) Sermons Relation A related resource Richard A. Rhem - An Archive of Sermons, Prayers, Talks and Stories: http://richardrhem.org/ Language A language of the resource eng Type The nature or genre of the resource Sound Format The file format, physical medium, or dimensions of the resource audio/mp3 Description An account of the resource A sermon given by Richard A. Rhem (Dick) on March 31, 1996 entitled "Completion - No Higher Prize", as part of the series "The Will of God in Human Action", on the occasion of Lent Series, at Christ Community Church, Spring Lake, MI. https://digitalcollections.library.gvsu.edu/files/original/fe5097705907c8f90fc77506474b7e79.pdf c78e70985deafe2870d512e2f54cbe7a PDF Text Text �July, 1973 TO: DeWitt Township Board of Trustees, other Governmental Officials, and Interested Citizens The members of the DeWitt Township Planning Commission take pleasure in presenting the Comprehensive Development Plan for use in guiding the future growth of our community. This document represents the culmination of two years of extensive effort in research and study on the part of your Township Planning Commission and the staff of the Tri-County Regional Planning Commission. Due to our location within the urbanizing realm of the Lansing metropolitan area, and because of the new freeway facilities which will be built, DeWitt Township is confronted with the p0ssibility of unprecedented growth. This plan will provide the Township with an. excellent means With which to guide in a sound and intelligent manner the numerous changes and improvements that will inevitably take place in the Township. It will provide a firmer base for planning activities than has been heretofore available, and will serve as a framework of reference for the numeratis decisions to be made by public officials and business and civic leaders of the community. sincere desire tn.at the docume11t will be used frequently to guide future laJllQ de\r.elopment decisions so as to create a living environment of which we can all be g;,rwd. 'Thee Planning Commission is confident that the presented Comprehneive P an emtiraees the community's welfare and is capable of satisfying the i[t is - ds of DeWitt T~sloip residents ��TOWNSHIP BOARD MEMBERS Dale Emerson Donna Syverson Oliver Angell Eileen. Carr Jack Kzesld Roger Pline Purves *William Johns *Ted Powell *Ronald Zeeb wnuam Supervisor Clerk Treasttrer Tl'IIStee Trustee Trustee Trustee Tl'Ustee Truatee Trustee PLANNING COMMISSION MEMBERS WUUam Purves CanBa.Jdwin loel Feltenberger Frank Horvath Klchael Mceasey Tbomaa Nitzsche Cllarles Bademacher Jack Svend$en Forrest Wicks ~ JaJtna "lackXz~ *Leo Wbttr:dcer Chairman ��TABLE OF CONTENTS . Introduction . . , . . ........ .. " . .. . . . . .. Plan Summary vi vii YESTERDAY- HISTORICAL AND REGIONAL PERSPECTIVE Historical Perspective Regional Setting. . . . TODAY - EXISTING SITUATION Physical Features . . . . . 5 Population Characteristics . 6 Existing Land Use . . • . . . 10 Community Facilities and Utilities 18 Transportation Facilities .... . . . . . Maj or Trend and Problems - A Summary . 23 28 TOMORROW - COMPREHENSIVE DEVELOPMENT PLAN Development Policies 3:l Population Projections 38: Comprehensive Development Plan 40 Community Facilities Plan • 41 Transportation Plan . 46 ..... Future Land Use Plan APPENDICES Plan Implementation . .. .... The Citizen's Role in Planning . .. .. .... 47 �TABLES vi vii Table 1 2 1 Residential Classifications . 12 Table 2 Commercial Classifications 12 Table 3 Industrial Classifications . 15 Table 4 Recreational Classifications 15 Table 5 Public/Quasi Public Classifications 16 5 Table 6 Transportation Classifications . . . . 6 Table ..... 7 Selected Land Use and Zoning Acreage Comparisons 16 17 10 Table 8 Population Projections . . . . . . . . . . 39 18 Table 42 23 Table 10 Projected Land Use Allocations . . . . 9 Standards for Park and Recreation Areas 51 28 33 FIGURES 8 Figure 1 Generalized Soils Map . . . . . . . 7 0 Figure 2 Generalized Existing Land Use Map 1 6 7 13 Figure 3 Community Facilities Map Figure 4 Transportation Facilities 19 ... " 25 Figure 5 Community Facilities and Transportation Plan 43 Figure 6 Future Land Use Plan . . . . . • . . . . . . • 49 �INTRODUCTION The Coinprehensive Plan for DeWitt Township has been prepared to aid decision-makers in shaping the physical growth of the community. It is based on the assumption that changes will occur in the Township's development pattern as a result of increased urbanization and tha~ such change can be channeled in.to an orderly, economical, aesthetic, and healthy environment, if given proper guidance. Th~ i'bm. is based on the attainment of community goals which have origin- atea ib the ihinking of various citizens and public officials concerned with i:J.e Townshfp 's future development and welfare. The Plan actually represents a ~ayal of community goals and policies. These provide the framework for ilntegt-atmg new developments into the existing land use pattern. 'fhe Platt represents the second of three phases in the Town.ship's comprehetJ,sil'vie planaag program which includes the inventory and analysis phase, Ute. l)Jiami.Q.g p~e, and the plan implementation phase. Each of these ~ t s ls of equal -i:mpc:>rtanee in providing present and future populations a'tl a en~ent in which they can live and work with the assurance that lhmt di be protected. --sts ~ v e llnelQP:ro:ent Plan ts a schematic illustration which a.vatlaNe P:~jeettons, the existing developltfent ~ NS(denls. m-.11 wftieh ha,r, �PLAN SUMMARY In 1938 the city of Lansing prepared a City Development Plan. The Plan was based upon trend analysis and assumptions about the future which were considered valid during this period. An important component of this plan or any plan for that matter, population projections, utilized the assumption - "Statisticians agree that the United States will have a stationary population by about 1960. " Further in the text the planners projected an increased automobile dependency which would figure to about 50,000 cars in the city by 1965. With the benefit of hindsight we see where the "baby boom 11 following_World War II caused an exploding population which will not level out for decades. The impact of the automobile was also underestimated. Nobody fore- saw the massive freeway network, the two and three car families, the concept of commuting 20 miles to work, or the economic dependency on autos and related industries. These figures and assumptions highlight one of the inherent limitations of planning. Planners do not have an inside track on projecting the future, but systems have been devised and tested over time which can limit the adverse impacts of unforeseen events. This system which DeWitt Township has to administer is called simply the "Planning Process." The Planning Process will involve diligent effort on the part of the Planning Commission and the Board of Trustees to effectively guide development. The Plan itself will need continuous updating and review based upon future events and proposals. The hoped for end results of the planning process as stated in the Township's Policy Plan is a balanced, attractive community, and community services provided economically to new and existing developments. The Plan Map and document themselves will not attain these goals - A PLAN IS ONLY AS EFFECTIVE AS THOSE WHO USE IT. The Comprehensive Development Plan for DeWitt Township is divided into three major sections. 1. The Historical and Regional Perspective - This section analyzes the Township's role in the region and historical influences upon it. 2. The Existing Situation - Here the reader will find data and information utilized by the Planning Commission in their deliberations vii �to develop the Comprehensive Development Plan. 3. The Future Land Use Plan - This is the heart of the report with specific recommendations and strategies for Transportation, Community Facilities, and Land Use. Goals and Policies adopted by the Planning Commission are also included in this section. ���HISTORICAL PERSPECTIVE Trends and problems in existing development patterns are more easily understood if the historical perspective in which they occurred is identified. Every community is formed and shaped by many factors such as past transportation systems, early industrial activities, and influence exerted upon the community by other settlem.ents. The following historical sketch will hopefully provide in- sight into the manner in which, and the reasons why, DeWitt Township has developed as it is today. During the settlement of the Northwest Territory, in the early 1800's, the primary means for a settler to earn a living was to harvest and use the natural resources. Settlements and livelihoods revolved around mining, agriculture, lumbering, hunting, and fur trapping. Many towns and villages evolved into industrial centers because of certain physical features like good transportation and close proximity to natural resources. Other areas, because of the lack of physical features conducive to industrial growth or because of other fact.ors, continued to use the land for less intensive uses. DeWitt Township's early settlers had a variety of problems to overcome. They had to clear heavy forests before they could farm the land. There were few rivers and the ones that existed were not navigable by boats much larger than canoes._ Mineral deposits were sparse in the area. Roads were expensive and difficult to construct. For many years the Township was miles from a major population center, the closest being Detroit. Another problem affecting the Township's development was the large tracts of swamps and marshes. These areas were generally used for hunting and trapping. Several small communities were founded within the present boundaries of the Township 1 but only the city of DeWitt has withstood the movement of time. Three villages were platted during the 1830's. "New Albany 11 was platted in 1833 by 1 �Hiram SbeldGD... Its location on the south' side of the Lookingglass River appar- ently did not attract the anticipated residents; it was sold for back taxes in 184'0. t~iddleton" and "Old DeWitt" platted in 1836 and 1837 respectively, eqffsi,ed the same fate as "New Albany" and were sold for taxes in 1842. An. aluJ:ldance of #lgricultural land coupled with the problems of the rivers, the lack of mine1'8ls, and distances (both communicative and physical) from large eeaters of population stl,;tctured the economic base of the settlers. Lumbering WQ an important by-product from the developing agricultural situation. Many :farmers cleared their lands and sold the lumber. In many settlements, one oi the first structures built was a sawmill. fa 184?, an event occurred which from that year forward shaped the develop- tnent of DeWitt Township~ In that year the State Capitol was moved from Detroit to Laltsing. This decision coupled later with the establishment of MmhiPlii: stat.e Umve:rsftJ and the automotive industry helped to set the stage W the TOWll$hip"s role as a subQ:rban 001nmunity in the Lansing metropolitan ,tl SETTING 1 lte :bJ its PG~hioal relatwnshtp to La.nstttg, ts b1be ~ deve~.t of this Jitl&tropolftan ama. 'fhe effe4ts t i n ~ the :metrop()Jitaa ~ liJlQll the • �While recognizing its role in :Che Tri- area, DeWitt Townehip mwst not lose siflbl of t.M urbanizing township. Develqnuebtp~, ~ for growth in suburbanizing anas, ~ k l •t ~ on the part of township deeisi•i..naakar$ It ta -., to adequately analyze all deve~ent p~oaals Ill: policies in order to promote orde:r-ly ,at �REGIONAL GROWTH TRENDS URBANIZED AREAS 1920 -----, I I I I I ' DEWITT TOWNSIIlP I • ____ .J r----- ---, __ I I,_,.._ URBANIZED AREAS 1970 I I I I 4 �EXISTING SITUATION �INTRODUCTION Planning implies an application of rational thought to future conditions. When an individual business or a government plans for the futu.re, they mu.st take into acoount probable trends and forces which will affect their plans. They also have to establish goals for themselves, for, witho.u t goals their planning would have no .meaning. A critical component of planning is an accurat.e understanding and realization of where they are today, and what trends or forces caused them to be there. The following section is an analysis of ''where II De Witt Township is today. Physical features, population, community facilities, transportation, and existing land use are basic parts of any human settlement. These are investigated and analyzed to ascertain their present cl_iaracter and problems. �PHYSICAL FEATURES A look at selected physical features provides some insight as to the development potential of the Township. Topography and soil conditions are considered important in terms of their capability to support future growth and development. Topography Much of the topography in central Michigan is an asset, not a deterrent, to development. Less than one percent of the total area in the Tri-County region presents development problems due to extreme topographic variations. DeWitt Township possesses very little topography too severe for building construction. Although gentle topography is conducive to building construction, other developmental problems may arise from land being too flat. Sanitary sewer and storm drainage systems become very costly to install and operate if insufficient natural gradient necessitates mechanical pumping for proper operation. Thus, surface drainage problems may be accentuated in areas of flat terrain. Excessive water accumulations during spring thaws may also cause localized flooding and flooding of basements where insufficient runoffs exist. Approximately 75 percent of the land area in the Tri-County region is in a medium or high fertility range. However, many of the good soils are being encroach- ed upon by urban development, with DeWitt Township being a good case in point. As a result, large acreages of productive soils are being isolated by urban or suburban development. When this occurs the tax assessment on the land becomes too great to continue cultivation of the soil. The land is then either sold to a developer who converts it to an u:Eban use which produces a higher economic return, or it is left unused. Two soil characteristics inherent in varying types of soils, permeability and bearing capacities must be carefully evaluated in planning for residential �IOI runttaBoa areas wll1 le flequtna wwi',o a~U.s~le lffl). 1' Pcu ~ I ~·al!M ~- �! ~ .=•• : e 8 I . !; .•!: Ea 0 Q g ~ rl rt:J ,-( co Cl.I ..... ......, § i:: ..... ......, ......, co 0 ..... .... s °"' ..... 'E H 1-1 0 00 (I) 1-4 <l) ~ N ::1 ....6b ~ H ., Cl.I Cl.I co ..... ..... -ct: p:; <l) ~ r,::i z r,::i -ct: 0 0 00 ,l I 9f I .... II r _I �rate. Between 1960 and 1970 the population increased 128 percent in Delta Charter Township, while Meridian Charter Township in Ingham County increased by 71 percent. DeWitt Township grew from a population of 7,649 in 1960 to 11, 738 in 1970, (figures inclusive of DeWitt City which was 1,238 in 1960 and 1,829 in 1970,) DeWitt Township added the most significant amount of people comparatively than the other townships in Clinton County - nearly one-fourth of Clinton County's residents live in DeWitt Township and DeWitt City. Employment In the past ten years the male work force has changed from one made up predominantly of blue-collar workers, to a work force which is much more diversified. This trend is most clearly reflected in the proportion of blue-collar workers in the work force. The proportion has dropped from 60 percent in 1960, to 34 percent in 1970. Correspondingly, the share of professional and technical workers has almost doubled, and those in clerical positions has risen markedly. The implications of these figures seem quite straightforward, whereas in 1960 bluecollar workers made up a majority of the work force, they no long-er occupy such a position. It should be understood, however, that blue-collar Workers are still the most numerous single occupational type in the township. There has been a significant increase in the number of women employed in the labor force in the past ten years. There are two ways of showing this increase by comparing census data from 1960 to 1970; first, in 1960 30 percent of the employable females held jobs, while the 1970 figure is 45 percent. These percentages make it clear that not only has the number of working women incr~ased, but a great.er proportion are employed outside the home. Secondly, females also make up a greater share of the total work force in 1970 than they did in 1960. Percentage has risen from 24 percent in 1960 to 34 ,percent in 1970. Over this ten year period the number of employed females has almost tripled. The number of employed males has increased only by about 60 percent. 9 �1,, Education The median education level of the population is rising significantly in the township, as is the number of college graduates. In 1960 the median level of education for DeWitt Township was 10. 9 years, and this figure rose to 12.2 years in 1970. Part of this increase can be attributed to the national rise in median education over the same period of time, but it should be stated that the rate of increase in J?eWitt Township is higher than that of the region. In the region, the mean rose from 12. 0 in 1960 to 12. 4 in 1970. Although the township still trails the regi.Qn in this respect, this is likely to change in time with the increasing urbanization in the township. Since the census ,only polls people over 25 years in respect to education, it is hard to relate these figures to quality of education. That is because most of those attending school are not averaged in. Instead, this figure says more about the type of people who have recently migrated. This is one way to account in part for the sharp rise in proportionate college graduates in the past decade, 3 percent in 1960 and 8 percent in 1970. Income The median income in the township has increased significantly in the past ten years. In 1960 the median income of families and unrelated individuals was approximately $6,300. This figure has doubled by 1970, as the median income approached $11,500. Not all of this increase can be attributed to inflation, as this rate of increase is greater than that for the county and the region. It seems much more closely related to the changing character of the township's population. As noted in discussing employment, the proportion of blue-collar workers in the population has decreased, while the incidence of professionals and technicians has risen. Migration of new residents contributes greatly to ' both the level of income and the level of education in the community. EXISTING LAND USE One of the most important steps in the planning process is the collection and 10 �' mapping of information on existing land use. The land use map is a graphic portrayal of existing development at a given point in time. It is a view of what already exists, and should not be confused with the land use plan which will indicate land use arrangements for the future. Each township has its own distinctive pattern of land uses according to its geographic location, topography, and its individual economic and social charact.er. The early location of a grist mill, the routing of a railroad or highway, and other historical factors oft.en have an important effect in the shape of the present land use pattern. Present conditions and trends also provide some of the best indicators available to predict what might happen in the future. Therefore, an analysis of the present use of land will provide a general basis for reference in working out a plan for future land use. When conducting a land use study, the positive and negative features of past development are recognized. Planning can then be built upon positive features, and policies and programs can be suggest.ed which will help minimize the effects of past developmental problems and encourage more desirable growth patterns for the future. Existing Land Use Patterns The total land area of De Witt Township, excluding the city of De Witt, is approximately 21,720 acres. Of this total area, slightly more than 5,300 acres, or about 24. 7 of the township area has been developed. The majority of DeWitt's growth in recent years has been concentrat.ed near Lansing and along U. s. 27. This is directly relat.ed to the high percentage of people living in De Witt and working in Lansing or Ingham County. (According to the 1970 census, 63 percent of DeWitt' s labor force commutes to Lansing, and an additional 14 percent drive elsewhere in Ingham County.) Figure 2 shows the generalized land uses existing in the township while the following descriptions indicate the acreage relationships of developed land. 11 �- Residential Uses Residential development in the township is primarily in the form of single-family units. Tabulated residential uses account for approximately 52 percent of the developed land in the township and occupies slightly over 2, 700 acres. Table 1 shows the various classifications of residential types occurring within the township • Table 1 RESIDENTIAL CLASSIFICATIONS DEWITT TOWNSillP - 1972 Percentage of Total Residential Acreage Classifications Single Family (non-farm) Farmsteads Multi-family Mobile Homes 89.5 3.5 .2 ~ TOTAL 100. 0% As illustrated, single family and mobile home dwelling types are the two foremost users of residential acreage within the township. - Commercial Uses Commercial uses are primarily located adjacent to U.S. 27. The area near Capital City Airport also contains significant commercial acreage. Table 2 points out the various commercial classifications existing within the township and illustrates their proportional relationships. Table 2 COMMERCIAL CLASSIFICATIONS DEWITT TOWNSillP - 1972 ' Percentage of Total Commercial Acreage Classification Retail Vehicle Sales and Service Commercial Residential Commercial Recreation 72.6 15.6 3.3 8.5 TOTAL 100. 0% 12 �t ~ - r- - , ~~·"') I~ ITh<OV=-~=:.== I /;-""'-= "'- =,;.•-:., ~- i,, ' 'I 11 •- r-r ..... f. II GENERALIZED LAND USE -m· • Am,•w•"•:~ -7 ·•·t·:·-hZ•:-:-:-a:•> I ; "'~ _ . . . , ·1.,.s.,.,.,.,11 . ' rL ;,,;,;,;-:-:-:-:-:,:,:-:5 l ·•:•:•:•:•:-:-. 11 GC .r:m~ ~ I ·m '_,,",l,. _ 11V· er_ • ~ ---------.-..---·~---- . :rl - .< -~ ~;:e, a I ......... """-'H~~,..,,,......,,_:::___--- rl 'r - ; ' . \. I:·:-:-_ L,. , _. . .,•. 1 ,•,❖'•'• '!~/,~: c ,,{ -~" -,J;.:-:- :~'i !f\, ... t,.::-:-:-•.• /'-, . - :!11 ,11 : : ;: : : :;: : : : : : i . ( \,, \ \\ ;I ,;-:-: ill I( Ii i[if::..-.-.-:-:,:.:.;.:-: 11 .Ir.· I .5,_,.,_,.....,. _ _J 11 (IIIl!) Industrial LI Institutional II Recreation @ Airports 0 Agricultural Prepared by the , I ! DEWITT TOWNSHIP \ PLANNING COMMISSION r .·.•· "' . ✓~-/: ffl ,.,.. / ·~ am,~:il/ .,. I -~ l .,_ r; :;::1) Commercial Alli D ,1 ·1 / / ■ and Undeveloped r .m I ,' ,i '! .· · il,...•,•·····•·t:,:!P.¥1M H/11.L. .. _____1:~~1h·,·····'·····"··,-·;ti·'1'·'·r11 ll\11!. - ···· ·· · ~ \. 11 ;11 I ,l -= 11 ~ an1111, , J-l-= JI . .,,;...-..-.-...... » \. Residential .&Jf,. . -. ~\~;;;;~;i:,,.,. ,.,. ,~. - -- _ - . - - - +-- lj - l City of DeWitt Source: The Master Plan for DeWitt, Michigan, 1971 �- Industrial Uses Approximately 220 acres is used for various industrial acttvi-ttes. Table 3 shows classifications of major industrial activities occurring within tl;le t.ownship. Four quarrying and mining sites comprise the largest segment of industrial usage within the t.ownship. The :remaming industrial uses are scattered throughout the township Oil small sites. Table 3 INDUSTRIAL CLASSIFICATIONS DEWITT TOWNSHIP - 1972 Classification Percentage of Total Industrial Acreage Manufacturing Non-Manufacturing Quarrying and Mining TOTAL 29,0 3.! &'l.8 100.0% - Recreational and Public-Quasi-Public Uses Recreational and public-quasi-public land uses 11tilize IW)~••lf 185 acres of t.ownship land. This figure represeats aloot 3.5-pe~ of the total developed area. Table$ 4 and 5 show epeeifio clUtd8~ of recreational and public-quasi-public usea. The cation is a horse riding range and th.e Jackj Religious land uses comprise tie most • ~ Ult[istra.ted. This ts high because of to the city of DeWitt. �I I ' Table 5 PUBLIC-QUASI-PUBLIC CLASSIFICATIONS(Institutional) DEWITT TOWNSHIP - 1972 Percentage of Total Institutional Acreage Classification 16.9 13.3 60.2 9.6 Educational Administrative Religious Cemeteries 100. 0% TOTAL - Transportation Street and hi~hway rights-of-way combined with railroad and airport rights-of-way, represent the second most significant land use in terms of developed land area. Approximately 1,875 acres within the township are devoted to transportation facilities. Airport facilities account for the largest portion of transportational uses, with slightly over 1,000 I I I acres. Table 6 shows the classifications of the transportational uses occurring within the township. Table 6· TRANSPORTATION CLASSIFICATIONS DEWITT TOWNSlllP - 1972 Percentage of Total Transportation Acreage Classification I,; State Trunk Lines County Primary Roads County Secondary Roads Railroads Air'ports 8.3 11.9 23.7 1.8 54.3 TOTAL 100. 0% The following graph shows the perc~ntage relationship between the major land use activities existing in De Witt Township. As can be noted, Residential and Transportation land use activities comprise the largest percentage of developed land area in the 'Fownship. 16 �PERCENTAGE RELATIONSHIP OF LAND USE BY MAJOR ACTIVITY 1972 DEVELOPED LAND 51. 7% Residential 35.0% Transportation 75.3% UNDEVELOPED Commercial Industrial Recreational Institutional & AGRICULTURE LAND Land Use Related to Zoning DeWitt Township is presently operating under a countywide zoning ordinance adopted in 1971. Table 7 shows the major districts involved within the ordinance , as well as township acreage estimated in each zone classification. Table 7 SELECTED LAND USE AND ZONING ACREAGE COMPARISONS DEWITT TOWNSHIP - 1972 Classification Residential CollUDerm.al llldu&trial Approximate Acres in Use 1,686 307 2:21 , Approximate Acres Zoned Percentage of Laad Utilized b_y tlae �purpose. The remaining land area zoned for residential is vacant, unusable, or devoted to some other use. ,I'' Commercial land use accounts for approximately 10 percent of the total commercially zoned acreage. This means that 90 per- cent of the commercially zoned area is not utilized in commercial activities. The same principle that affects commercially zoned lands also is inherent in the industrial zoned lands. About 21 percent of the land area zoned industrial 1' :, :,1: is being utilized for that purpose. COMMUNITY FACILITIES AND UTILITIES In order to conduct daily governmental activities and furnish the essential public services to the citizenry of the community, public buildings are requirI ed. The provision of these important community assets require both space and structures adequate in size and composition to allow the proper' perform- ance of their respective functions. Of paramount importance is their location. With regard to location, public facilities may be categorized as follows: 1. Those that serve the en!ire community and are consequently most advantageously located near its center. 2. Those that serve sections or neighborhoods within the community and are, therefore, dispersed in strategic neighborhood locations. A township hall, city library, municipal auditorium would fall in the first category, with the second group comprised of elementary schools, neighborhood parks, etc. Such facilities, regardless of function, should be located where they are economically, aesthetically and conveniently most advantageous to their users. Figure 3 points out public facilities in the Township. Education The plilblie sch.ool is often the most important facility in the community. Two soclalizatiCffl processes occur in ponjunction with this type of facility. Schools serve the educational ru.ucti:on so necessary in the upbringing of young children. Dey ean Jrtrtlier act as a 1o~tized center for commlilllity and neighborhood �L._ -"_:~~~r-- I A-:-= I_.. ._,. ~ DEWm TOWNON,. '.:;::¥ ::\#--""#™"..... I PUBLIC FACILITIES ■ 1 J Township Hall I □ :_ IJr----0\ /) f Fire Station 1': ~- • i ' -_.-~r~r~ l ~. ~,, '\ .. ·• -:=:=· . Sewerage Treatment Plant ~~ . II I! f \ '\\ '., \ ( I .\ I" \\. \ · ·1t , . , }-~- I, l ~II ,,, :· L. Iii .Elementary School ~ Middle School ~ High School - 1111111111111 Existing Sewer Lines \ I: =~=~=~{:~:~=~=~=~=~:~=~ \ I !IP' = = -~ 7 i Proposed Sewer Lines j~ L~. /, - L -·-· i •/ I' C Figure 3 �social and recreational activity. Presently, DeWitt Township is served by four school districts: DeWitt, Lansing, East Lansing, and Bath. DeWitt and Lansing serve the bulk of the school age children with about 90 percent of the total split evenly between them . Four elementary schools are within the boundaries of the Township. Secondary school students either attend classes in the city of De Witt at the district facilities or travel outside of the Township to attend school. DeWitt has experienced a large amount of in-migration which is reflected by enrollment increases in elementary school levels. This trend is con- trary to national trends which have shown declining enrollments in elementary schools since 1966. Trends of this nature raise the possibility of future construction of new facilities to meet these higher demands. Recreation Many factors tend to increase demand for outdoor recreation facilities. Population, growth, more leisure time, higher incomes, increased mobility, and changing social patterns have influenced the demand for a greater variety and quantity of such facilities. This higher demand level is presently not being met by present Township facilities. The only areas for active recreation are at four elementary school sites. These sites now serve as neighborhood playgrounds, bit they do not offer the range of facilities required by a growing population. This situation has been recognized by township officials and plans have been Pl'epared to provide additional recreational facilities. Basically J these plaas call for the development of four park sites, the first of wlllch is ll'llder coutructi.on. ��service today. Water Supply Private wells are the primary means of supply in the Township. At the present time, this method appears adequate but the picture for the future suggests the desirability for a public supply system. Drainage The Township· is faced with problems with its drainage system. Few roads have adequate drainage, these include U.S. 27 and Wood Road, and this is due mostly to natural gradient. Other major roads such as Clark, Schavey and Stoll, which also depend on natural conditions, are poorly drained. One problem associated with the provision of storm drainage is, of course, the cost involved. Construction costs are high and additional costs will be added for the structural improvement of ,drains as development occurs and for maintenance costs. In order to provide an adequate, coordinated system, it is imperative that cooper- ation exist between the County and the Township. This is a necessity because the County maintains the responsibility for providing drainage to the county road system which comprises the most heavily traveled roads in the Township. TRANSPORTATION FACILITIES The extent and condition of the De Witt Township transportation network is perhaps one of the more critical determinants of its future growth. To accelerate growth, people must have access to the Township. Without this access, growth is retarded and the Township remains static. Transportation serves people who are engaged in activities of all sorts Working, playing, shopping, living, etc. It is no wonder, then, that we find transportation 23 �rout.es connecting land uses which generate such activities. This movement by people and goods between activities or places of activities is caused by a d1'ect transportation-land use relationship • Sy.st.em Inventory For the purpose of _inventory, four categories are used to identify the trans- portation network: Freeways, State Trunklines, County Primary and Local, md .Alternate Modes. The basic street and highway system is graphically noted in Figure 4. - Freeways Although the Township presently has no operational freeways, it is important to note their potential impact. U.S. 127 east of eXisting U.S. 27 is now under construction and will become a major link in the proposed I - 69 freeway bisecting the Townsilip eut and west. Figure 4 illustrates the U.S. 127 (southern portion) as an existing facility since construction is nearing c0ml)letion. Also shown, is an extension of U.S. 127 north p ~ l to Wood Road. At this time, it is not known whether Ws will be constructed m De Witt Township _or in Watertown Township. This extension has been shown to illustrate its locaition in tke event it is developed in DeWitt Township. ~ traveled road in the township , is the a etate tl"l:llDk line. The M.ghway bise;ots s a direct �.• J_'--,~-!p- t ;:1 '·-= ~ I ~:= I .T DEW>TT TOWNSHIP m<0o"""i.r1;::.-;-ru;,;'.'; -·-··· I 1/ ~ti\! ~ TRANSPORTATION SYSTEMS _Jl ,~ ,-I 1 State Trunkline County Primary 1,\ County Local \+':,,,:,:::,4 &,Is!' Proposed Freeways I '\ :L tj -~- d~• i ~ i~ I - .. Ll_H \l J 1-69 ,. ~.:::.:: 1 I '// 1lf #:r/ I , !i'~/ iii,~ \ ,, \\ LANSING -----"-'c::::::::::::;i --,.__ ' ', ,J - - ~ .- -- ---- . --->. ___ ei;i~tll._H_= , .. - I r,r1 _,,,,/- i,~,,1 / 1/ y -~✓I ( JiL I ••~.:c,,.\._____;_ . ~ / 111f ----;..~)(& : '""" '" -~· JL __', ! /1; \r:;1--,-,:_/ '1\1.\\. J.t, . f- - -- L Figure 4 �or highway service type. They are orientated toward vehicular traffic as it is their basic purpose to attract vehicles. Activities common to the commercial protion of U.S. 27 include motels, restaurants and various types of automobile service centers. - County Primary and Local Roads With U. S. 27 bisecting the Township in a north.,.south direction, the county primaries run either parallel to the highway and serve as direct lines to Lansing, or perpendicular as main arteries of the east-west flow. In this system, north-south roads seem to be of greater importance because they provide access to Lansing, the center of employment opportunities and most commercial development in the area. Four north-south roads are presently classified as County Primaries; these include Airport, Turner, Wood and Chandler Roads. The east-west roads that function as County Primaries are: State, and parts of Clark Road, Webb, and Round Lake Road. County local roads are designed to carry tr.fUfic at lower $peeds and volumes than county primary roads. DeWitt Road, Scba-vey Road, stoll Road, Herbison Road, and parts of Clark Bo.ad and Howe Road fall into this classification. - AU:ernate Modes of Transportation ,._ lit should be -noted that 1:llen wltid:a the T ~ ue �immediate links with Chicagu, New York, Detroit and other major cities in Michigan and the midwest by air. The other facility is the Penn Central Railroad whose tracks cut through the Township, but to which there is no direct access in the Township. Commuting and Travel Patterns Much comment has been expressed on overall reliance of the automobile as a means of transit. This, of course, is the primary mode of transportation in most communitieis. Consideration of commuter traffic to and from work by automobile is of importance in the respect that it can provide substantial insight into the activity patterns of the Township's residents. This provides a base from which to make observations about the existing and future circulation system. According to the 1970 census, 92 percent of the Township's employed labor force commutes by automobile. Of this total, 63 percent drive to jobs in Lansing and an additional 14 percent commute elsewhere in Ingham County. Only 11 percent drive to their place of employment in Clinton County. These figures highlight two important relationships, first, with such a high percentage of driving to the Lansing area to work, the suburban relationship between DeWitt and Lansing beomes more readily apparent. Second, these figures also indicate a concentrated southerly flow of commuter traffic. Since U.S. 27 is the major north-south road, its use for this purpose should be expected. Traffic generators which attract a high percent of the vehicular traffic to the Lansing area include shopping centers, employment centers, like Oldsmobile, State Government, and Michigan State University. These facilities have a major influence on traffic to and from DeWitt Township and will continue to have significant impact in the future. MAJOR TRENDS AND PROBLEMS - A SUMMARY The identification of trends and problems is the first step to planning for the 28 �fQture. This identification provides the basis from wldcb d.evelqpmeat olJjeetlVBB can be created and assessed. For the purpose of this summw,:, trends and problems will be identified for land use , community facilities Uld tr~•~ Land Use - Trends and Problems - Strip Commercial Development The Township faces potenti~ly serious consequences if the snil> commercial development along U.S. 27 is permttt.ed to confiliue and expand. Since 1962 when the last aompreheuiv:e land 1188 survey was completed, visual observations show a large inerease in commercial developments along U. S. 27. This can b'e puttaily attrihlted to excess amounts of land zoned along the h.fgbwa.f., Serious problems result from strip commercial development similar to the type in DeWitt Township. DevelQPment of tlds nature creates excessive t~affic congestion by redueiul the traffic carrying capacity of a street to a portion of its de~ll potential, because of the increased number of 1aniQ mo:,e,,,, ments and cars moving at slower speeds ent.e~ and ~ g : commercial establishments. Problems saob: as these e• lie measured in terms of high.er accide,nt ra.te& Pd eo~ community facilities. In addition, aestbetiiies amt~~ of environment are ~ r cos.ts a,~dly..., which earmot be measl.ll'Bd diteeU,r,.. ��As the Township increases in population and develops its land areas, the provision of all facilities and utilities will become essential. These services must meet both qu.anitative and qualitative requirements to handle extensive development trends. - Service Areas In order to minimize costs and improve efficiency, tt is critical that development occur in areas that can be servi~d with the least amount of difficulty. Trends i.ndi9ate develop- ment in areas that are difficult or costly to service. This pattern must be minimized if quality service is to be r ~ . - Service Improvement Various services now exist in the TownshiP (eg. Police and Fire. protection), however, as the gro~ ocClt~s, these D!Ul&t be expanded and unproved to meet increased demands .. Transportation - Trends and Problems - Facility Im.provement As pQPU.lation increases and land is devel me•ts can be e ~ d t0 m ~ ship need •rove._ to_. ~ ine~d ~ ~-B P~ �the proposed freeways will create increased demands and development possibilities within the Township. Whether or not problems associated with the development of new facilities will occur depends largely on.the effectiveness of the Township's development policies. ��DEVELOPMENT POLICIES The forces of growth are operating continually in the Metropolitan Region. Every day more people move into the Region from the outside, and perhaps as importantly they move from one jurisdiction to another inside the Region. Freeways are constructed, shopping centers built, subdivisions developed, industries located and expanded -- the sum of all these actions is a Region in dynamic transformation. Of course, if no plans are developed, the Region and DeWitt Township will continue to grow. What has to be decided is how DeWitt Township will grow and what its function will be within the Region or, more importantly, "What would DeWitt Township look like after twenty years of relatively uncoordinated growth?" A view of DeWitt Township today reveals predictable trends which could characterize it twenty years hence. More land will be consumed in a manner which disperses people, jobs and services than should be. Good agricultural lands will be converted to urban uses. Public services will not be provided in logical arrangements and their costs will be excessively high. Strip devel- opment, both commercial and residential, will abut major thoroughfares thereby rendering interior parcels of entire sections mtually inaoeesstble and unusable for agricultural purposes. To accept unplanned development as a reasonable flitul'e by the DeWitt Township Planning Commission. ment policies and proposed land use patterns for t.o guide future development in a logical and econo 118' bee'n" dj,a ���- HIGHWAY SERVICE AREAS SHOULD BE LOCATED TO SERVE MOTORISTS WITHOUT CREATING TRAFFIC CONGESTION OR HARMING ADJACENT PROPERTIES. - ADEQUATE UTILITY SERVICES AND ACCESS TO NEEDED TRANSPORTATION FACILITIES SHOULD BE PROVIDED IN ALL INDUSTRIAL AREAS. - INDUSTRIAL PLANTS SHOULD BE GROUPED TOGETHER IN SPECIFIC AREAS OR BELTS WITH ATTRACTIVE SITE PLANNING, LANDSCAPING AND BUILDING SETBACK AND COVERAGE CONTROLS. - BUFFER AREAS, FORMED BY SOME COMBINATION OF OFFSTREET PARKING, PARKS OR PARKWAYS, SHOULD SEPARATE INDUSTRIAL AREAS FROM RESIDENTIAL AREAS. ��- PRIME AGRICULTURAL LAND SHOULD BE PROTECTED FROM URBAN ENCROACHMENT. SPOT DEVELOPMENT IN AGRICUL- TURAL AREAS SHOULD BE DISCOURAGED SO AS TO ENSURE THE VIABILITY OF AGRICULTURAL ENTERPRISES. - AGRICULTURAL LAND SHOULD BE CONVERTED TO URBAN USES ONLY WHEN IT IS DETERMINED THAT A SUBSTANTIAL DEMAND FOR DEVELOPMENT EXISTS AND WHEN URBAN SERVICES CAN BE PROVIDED. POPULATION PROJECTIONS Population projections provide an indicator of anticipated growth which allows t,he Land Use Plan to consider appropriate facilities and services that will be required in the future years. It must be cautioned that projections are only estimates based upon trends that either exist or are anticipated. In the event these trends do not materialize, then the population estimates will certainly vary from those contained within this document. Population estimates for a particular community depend upon three basic factors: (1) natural increase or decrease, (2) migration and (3) annexation. Natural increase or decrease encompasses the number of live births and the number of deaths that occur within a community. Migration is the movement, by people, into or out of a community. Lastly, a gain or loss of population may occur by annexation to or from adjacent territbries. By assuming data for these basic factors over a certain time period and adding these to those of the previous time period, projected population figures can be determined. 38 �Table 8 identifies anticipated population increases in DeWitt Township between 1970 and the year 2000. Also indicated is the Clinton County population increase for the same time period. Table 8 POPULATION PROJECTIONS DEWITT TOWNSHIP 1970 - 2000* De Witt Township Clinton County 1970 1975 1980 1990 2000 9,909 11,190 13,760 21,100 31,000 48,492 53,325 58,690 70,730 82,500 *1970 Population Figures based upon 1970 Census Projected Population Figures based upon Tri-County Regional Planning Commission staff update-1973. As Table 8 indicates, the population estimate for De Witt Township is over three times the present population. This means the Township must plan to accommodate the services and improvements necessary to provide for an expanding community. The population estimates will be utilized later in this document to base land use estimates and related needs. ' ' ii ' 39 ��COMMUNITY FACILITIES PLAN The Land Use Plan addresses four basic facility concerns - 1). education, 2). recreation, 3). administration, and 4). utilities. A brief discussion of each concern vvi.11 highlight its importance in the future of De Witt Township. - Educational Facilities As noted in the Existing Situation portion of this document, the Township is presently served by four school districts inclusive of the Bath, DeWitt, East Lansing and Lansing School Districts. Approximately 46 % of the school age population in the Township attend in the De Witt School District (includes the city of DeWitt) while an additional 44% attend Lansing Schools. The remaining school children attend in the Bath and East Lansing Districts. In order to foresee future school facility needs, the following standards were applied to the anticipated school population as reflected by the Land Use Plan Map. SCHOOL SIZE STANDARDS Min. Ideal Max. Elementary 230 700 900 Middle School 750 1000 1500 High School 900 1500 2500 (Pupils) Figure 5 illustrates the generalized location and type of school facilities as projected within the Land Use Plan intent (Figure 6). The standards are intended for guideline purposes - detailed development plans should be closely coordinated with the school district(s) officials. 41 ��1~--1 _, .,wf DEWrrT TO--■mP fu.coiriri,=;;;;;www 1 TRANSPORTATION AND COMMUNITY FACILITIES PLAN ==-- - - - Major Arterial Freeway 111111111 Proposed Freeway - - - Minor Arterial •····•·•• Proposed Minor Arterial Existing Collector === • □ 11111u1qn •Iii Proposed Collector �- Administrative and Service Facilities Furore needs for administrative and service facilities (e.g., township hall, fire barn, and police station) depend largely on several factors inclusive of desired service level, type of and location of development to be served and service technology available. The provision of administrative and service facilities directly relates to the quality of service desired which is a community policy decision. One important concern is the location of the facilities in respect to the population to be served. In the case of the township hall, police and fire facilities, a centralized location is desirable. The Community Facilities Plan (Figure 5) illustrates that the present location of administrative facilities conforms well with the intent of the Land Use Plan (Figure 6). Furore space needs should be considered as expansions to the present facilities as opposed to new construction in less centralized locations. Cooperative arrangements with other governmental units (DeWitt City) may aid to eliminate the need for excessive facility development and may yet provide the desired quality of services. - Utilities The provision of utilities (sewer, water and drains) represents one of the most significant factors necessary to stimulate and service development. It further represents a significant investment of public monies, thus it is imperative that the development, improvement and maintenance of utility systems reflect efficiency and sound community economics. The entire Township cannot be economically serviced with utility systems either now or within the time per:tod covered by the Land Use Plan (year 2000). This situation encourages the concentratfon of 45 ��Minor Arterial at•--••••• Moves through. traflle to and from tnajo.r arte:ri;a1s. access to individual alxtfflng-pm Major Arterial Moves through traffic at lnod'.es• volumes to and from ex,.resswa~ 1.1.f c, traffic generators. Expressway Moves through traffic at .bJ®h speeds ad to and from other e~res:sways and otfler traffic generators with fwl .or p ~ y access. - Airport Expansion Capital City Airport is a major air faeility 'Witlii:D bath~ the Region. Plans call for the potential. e;q,llUiQn :o-1 ilds, of the present installation and,, as s11:ch., my; have a I on the development potentia.li of the ~ -.. unknown about the reality of eJq>ansil>-n, tile, reserves the land :aorth of ~ present famBty The continuance of thfs policy de~ o.n airport expansion ;plan.s,. FUTURE LAND USE PLAN Figure 6 provides a generalized Township. It mu.st be n detailed and UPDATED P �provides a logical perimeter to restrict the extension of certain services. The residential configuration embodied in the concept suggests a clustering of varying densities around a focal point, usually a commercial center. Buffering between uses incompatible with residential is also suggested and graphically portrayed. Commercial and industrial activities are planned to advantageously exploit the tranSPortational facilities available in the Township. Industrial activity is primarily located near airport facilities. Commercial uses are designated in grouped arrangements near major thoroughfares. Lands which have been indicated as open space, not including buffer strips, are primarily drainage ditches and poor soils for intensive development. Many existing woodlots have also been incorporated into the open space plan for the Township. Smee residential uses account for the greatest intensive land activity and because different densities are applied, Table .!.Q is provided to convey detailed information on density definitions and acreage estimates. The Land Use Plan Map reflects a greater amount of developed land than is :a.mu.ally anticipated (about 20%). Approximately 35,000 - 40,000 people could be ,~po$d in the Pbm concept while actual projections indicate a year 2000 popu&tt~II: ef 31,(l)QO. This overage was purposely included to allow locational choice lldi t o g ~ ievelopmeut eontim:Lity in the event of underestimation. ��Table 10 DE WITT TOWNSHIP PROJECTED RESIDENTIAL LAND ALLOCATIONS Low Density Medium Density High Density \JI ...... 2. 3. 4. 5. Plan Design 8 Acres 3.7 2,932 4,398 2 21,700 3,665 70 517 4 3.0 775 6,200 646 20 108 135 10 2.6 162 3,100 --- 3,557 4,446 5,335 100% 31,000 11 D. U. == Dwelling Units - Units averaged from the Clinton County Zoning Ordinance , Adopted 1971 . 1. Projected Gross 7 Acres Population per 5 Household 1 D.U. / 2 Net Acre Density Projected Net 6 Acres Projected Year 2000 4 Population Percentage Population 3 Distribution Net Acre - Does not include land for public streets and highways. Determined by the Township Planning Commission as part of development policy. Projection discussed in Population Projections Section of this document. Based on analysis by the Tri-County Regional Planning Commission. Household Size) D. U. Per Net Acre. 6. Projected Net Acres == (Pop. 7. Gross Acres = Net Acres x 125% (allowance for streets and highways). 8. Plan Design Acres = Gross Acres x 120% (expansion and choice factor for residential land areas illustrated on the Land Use Plan Map). ��PLAN IMPLEMENTATION The Comprehensive Development Plan is a graphic statement of policy objectives concerning the future physical development of the community. Positive actions are required on the part of both public and private interests, acting in concert, so that the plan proposals can be realized. Private actions take the form of investments in homes, stores, factories, and farms pursuant to regulatory controls established by government. Public action in implementing the plan generally follows five courses: Adoption by the Township Planning Commission to give the plan official recognition as the document for future developmental guidance; the development of a public improvements program; and citizen support and participation. Of the four, only public improvements (streets, schools, parks, sanitation facilities and protective services) constitute a direct investment of local tax monies for plan implementation. Adoption of the Plan State law grants planning commissions the power to draft and adopt comprehensive development plans. The DeWitt Township Planning Commission has so acted. Now, what remains is for the Planning Commission to submit its plan, for review and comment, to the Township Board and the public, to receive suggestions for final modification. Final adoption, thereafter, by the Planning Commission will incorporate the Comprehensive Development Plan as a document of formal governmental policy. Zoning The Zoning Ordinance is the major tool available to local government to structure the land use element of the Comprehensive Plan. The Plan indicates population densities for the residential area,s and general locations for major commercial and industrial areas of the community. These policies are translated into precise, although short-range, land use patterns through the application of the zoning regulations. The purpose of zoning is to regulate the use of land and buildings to protect areas of uniform development from the adverse effects of �disruptive land uses of any type which would tend to lower the economic value, efficient operation, and the physical and social amenities of the surrounding properties. This applies equally to residential, commercial, industrial, and �harmful land use encroachments adjacent to and within the subdivision which would lessen its desirability as a place to live, shop, or work. The Capital hnprovement Program Public improvements are investments made by the community in facilities which will benefit all citizens. These include schools, libraries, parks, fire and police stations, sanitation facilities, streets and highways, and all of the many physical components which go into a balanced community. It is for the Comprehensive Development Plan to relate these properly to each other in their location and distribution to the other components of the Township environment. The Capital hnprovements Program establishes a short-range priority schedule of needed public improvements in accordanee with budgetary capabilities. Thts tool should be very comprehensive in scope by assessing future needs and programming improvements for streets, st.orm and sanitary sewers, water semce, recreational space, fire protection, and other community facility needs. It 1:s actually a short-range plan which is utilized to effectuate the Comprehensive Plan in increments of five to six years. It outlines impro:ve.ments which will be required and establishes the most desirable economical sequence required ro fulfill plan objectives. The Capital Improvements Program also proee~ Qille step further by assessing the Township's abiltty to pay, therefore, guW.:mg "hlta improvements within the budgetary constraint. It is. in acoo~ wt$. SD: law, the responsibility of the Townshtp ~ g Oommt&&i~ t0 ~li!Me su.eh a program for the elected Township offtcfaJis. THE CITIZEN'S IQ E �importance to public understanding, acceptance and support of the planning proposals set forth in the plan document. There are many areas in which citizens can aid in guiding desirable growth in the .fu1ure and make other very valuable contributions to the planning process: 1. Forming citizens committees to aid and cooperate with local officials in the decision-making process. 2. Helping to formulate community goals and objectives. 3. Soliciting and encouraging broad citizen interest in the planning process. 4. Participating in the hearings on the plan to insure that it reflects community-wide rather than special interests. 5. Supporting the plan after adoption to insure that the community interest is being served, 6. Cooperating with the governing body in plan enforcement. 7. Protectmg the plan from indiscreet or piecemeal change which will cause the disintegration and subsequent ineffectiveness of the document. 8. Ba.eking financial support for plan effectuation, when needed. P-lmmm;g f'o-r the oomm1mity does not terminate when the plan is completed. Ing fs a ~ g process. Periodically, new data must be collected, vised pfan to assure that it will not perish rest~ P8.l'tie4>a-tion should also be a QI& to. the 'Citizen and bis mterest �� 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 Dewitt-Twp_Comprehensive-Development-Plan_1973 Creator An entity primarily responsible for making the resource DeWitt Township Planning Commission, DeWitt Township, Clinton County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1973-07 Title A name given to the resource Comprehensive Development Plan Description An account of the resource The Comprehensive Development Plan for DeWitt Township was created in July 1973 by the DeWitt Township Planning Commission with assistance from the Tri-County Regional Planning Committee. Contributor An entity responsible for making contributions to the resource Tri-County Regional Planning Committee (consultant) Subject The topic of the resource Comprehensive plan publications DeWitt Charter Township (Mich.) Clinton 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/c78f8f5a7419b1153655c1b4b14fa955.pdf ae93668d7463f44ead4a7258097c2d68 PDF Text Text �• -Ill !;:;k 4· Wye off E: armt Or - an ing. Mic 915 SHERIDAN TOWNSHIP NEWAYGO COUNTY) MICHIGAN Ill Ill Ill Ill Ill Ill Ill Ill Ill COMPREHENSIVE DEVELOPMENT PLAN DECEMBER) 1976 - cS 0 - □~ - PI_A\ 520 ING CO"-JSULTAN T CHERRY STREET S ERV IC ES LANSING , M ICH IGAN 48 9 33 I N CO RPORATED 517 3 71- 1315 �SHERIDAN TOWNSHIP BOARD Gordon Oosterhouse, Supervisor Ben Boes, Clerk Myles Hollowell, Treasurer Charles C. Bennett, Trustee Jack Sanderson, Trustee SHERIDAN TOWNSHIP PLANNING COMMISSION John Bonk, Chairman Larry Brinkman Arnold Dougan George Shriver PLANNING CONSULTANT Planning Consultant Services, Inc. 520 Cherry Street Lansing, Michigan 48933 �• • • •II II TABLE OF CONTENTS INTRODUCTION . . . . . . . . . . . . . . . . . • Figure' l - Profile of Planning Process Regional Perspective . . . . Figure 2 - Regional Map BACKGROUND . . . . . . . . . . . . Socio-Economic Characteristics Figure 3 - Regional Growth Figure 4 - Population Projections Figure 5 - Age-Sex Composition • Housing ••...... • . Land Use . . • . . . . . . Figure 6 - Existing Land Use ..• Environment . . . . . . . . Figure 7 - Slope Analysis Figure 8 - Wetlands Figure 9 - Vegetation Figure 10 - Limitations to Residential Development Figure 11 - Limitations to Residential Development Figure 12 - Limitations to Agricultural Use • Transportation . . . . . . . . Figure 13 - Major Roads Sanitary Sewage Disposal . . . . . Figure 14 - Sanitary Sewer Plan • • • . • • NEEDS AND DIRECTIONS . . . . . . . . .. . I. Sheridan Township Development Plan. . • . II. Land Use • . . . . III. Environment . . . . . . • . . . • • .... . .. ...... . THE PLAN Figure 15 - Master Street and Highway Plan Figure 16 - Comprehensive Development Plan . IMPLEMENTATION . . . . . . . . . . . . . . . . . . . . . 1 4 6 7 21 27 33 42 44 46 49 50 52 53 63 J �II ""-~ ~ �-I I I I I I I INTRODUCTION PURPOSE OF THE PLAN Every individual or group plans their future to some extent, some more extensively than others. Individuals plan their budgets, their insurance program, their educational goals, their retirement, and their daily activities. Families plan their vacations, or whether to add a room to the house. Businesses plan inventory levels, advertising campaigns, and capital investment. Municipalities must plan their future, too. Planning is necessary to determine the vJisest use of the community's resources, both physical and human, in order to reach established goals and objectives. Comprehensive planning is a process which considers a broad range of community characteristics in establishing a strategy for future development. One of the basic objectives of this Plan is the attainment of a desirable, efficient, and satisfying living environment for the residents of Sheridan Township. To be efficient and effective, the Township needs a guide for growth and development. It will provide the framework for numerous daily decisions on zoning, public services, and human needs. This master land use, or development, plan is designed to promote the public health, safety, morals and general 1t1elfare in Sheridan Township. Its further purposes are: - To encourage the use of lands in accordance with their character and adaptability and to limit the improper use of land to avoid the overcrowding of population; To provide adequate light and air; - To lessen congestion on the public roads and streets; - To reduce hazards to life and property; - To facilitate adequate provision for a system of transportation, sewage disposal, safe and adequate water supply, education, recreation and other public requirements; - To conserve the expenditure of funds for public improvements and services to conforn with the ~ost advan t ageous uses of land, resources and properties; �I I I I I I I - To conserve property values and natural resources; and - To insure a desirable trend and character of land, building, and population development. THE PLANNING PROCESS Planning is a continuing process which involves four basic steps: (1) a survey and analysis of Background information relevant to preparing the community plan; (2) a determination of problems, trends, and potentials, and the formulation of Goals and Policies to take best advantage of conditions; (3) a Plan, which is a written and graphic presentation of proposed development designed to achieve stated goals; and (4) Implementation of Plan proposals and periodic updating and reevaluation. I The chart, which follows, illustrates this process. I I I I The continuing nature of the planning process should be emphasized, as should the active participation of community residents. Constant review and, when necessary, modification of the Plan is needed to reflect changing community desires and needs. I I I I I I I PROFILE OF PLANNING PROCESS BASIC STUDIES • BACKGROUND STUDIES A GENERAL REVIEW OF LOCAL SITUATION · PROBLEMS, NEEDS, POTENTIALS, HISTORICAL PERSPECTIVE ETC • POLICY PLAN • • GOALS PHYSICAL PLAN • DESIGN POLICIES OBJECTIVES ASSUMPTIONS PRINCIPLES 5 , STANDARDS 1. GENERATE ALTERNATIVE SOLUTIONS OR PLANS 2. EVALUATE ALTERNATIVES 3. SELECT IDEAL 1. 2. 3. 4. • IMPLEMENT • IMPLEMENTATION 1. ESTABLISH PRIORITIES 2. FINANCING 3. TIMING • ADMINISTRATION • DATA INVENTORY 1. PUT PLANS INTO EFFECT 1. POPULATION STUDY 2. ECONOM IC BASE STUDY i LAND USE STUDY 4. TRANSPORTATION STUDY 5. OPEN SPACE. RECREATION , CONSERVATION STUDY 6 . GOVi \. + COMMUN ITY FACILITIES STUOY 2. RE-EVALUATE, SUGGEST REVISIONS • ANALYSIS-SYNTHESIS 1. DATA EVALUATION 2, SPACE NEEDS i FORECASTING FtG.1 -3- �• I I I I I I I I I I I I I I I I I I I REGIONAL PERSPECTIVE Sheridan Township in Newaygo County, Michigan, surrounds much of the City of Fremont. As such, while remaining primarily rural, Sheridan Township is • facing problems of suburbanization and urban development for which planning must be done. The combined population of Fremont and Sheridan Township was 5,942 in 1970, and is estimated at being in excess of 6,000 today. Sheridan Township covers an area of approximately 35 square miles and is located 35 miles north of Grand Rapids and 20 miles east of Muskegon. The most prominent natural feature of the Township is Fremont Lake, which has an area of 1.3 square miles and a shoreline of nearly six miles. The major employer in the Township is Gerber Products Company, the largest producer of baby foods in the world. Gerber headquarters are located in Fremont. Michigan highways M-82 and M-120 pass through, or border the Township, providing convenient access to the rest of the area and to Grand Rapids and Muskegon. M-2.0 M-82. REGIONAL MAP -4- ~ north FIG 2 �The northwest corner of Sheridan Township is the point where three counties meet - Newaygo, Oceana, and Muskegon. While much of the land within the Township remains in agricultural production, only 10% of Sheridan's workers were employed in the agricultural industry and 9% listed farming as their occupation. The employment base is highly diverse, with 24% operatives and laborers, 21 % professionals, and 18% in sales and clerical occupations. . In the l850's settlement began in the Sheridan Township area. Fremont was incorporated and became a trade center for the logging industry. Dan Gerber started a tannery in 1874 which was the town's principal industry. By 1900, the land was cleared and orchards and other crops were planted, and farming became a major influence. Shortly after 1900, the Fremont Canning Company was founded, which later became Gerber Products and began the national sale of baby foods in 1926. The stability of the agricultural economy has boosted the prosperity of the area . • • • • • • -5- �• • I I I I I I �SOCIO-ECONOMIC CHARACTERISTICS A study of socio-economic characteristics and changes is an essential step in evaluating community growth. \·Jhen local governments assume the task of planning • for the future, they are automatically dealing with the needs of a changing population. Failure to look closely at population and economic trends and characteristics, in an effort to anticipate what the future holds, can and has resulted in economic and social loss to Michigan communities. Inadequate public facilities and services often attest to a lack of understanding of population change. Governmental services cannot be adequately planned on the basis of present needs alone. Present plans must be based upon future needs if undue costs are to be avoided. A careful study of the population forms the basis for many decisions, and for other studies that must be made in planning for the community's future . • • -I I I I I I GROWTH TRENDS In 1970, Sheridan Township was the second largest municipality in Newaygo County with a population of 2,477. Since 1940 it has grown almost 80% for an annual average of about 2.7%. Only the City of Fremont, which lies to a great extent in Sheridan Township, is larger in population, and it has grown about 38% since 1940, in contrast to Newaygo County 1t1hich grew 45~;: durinq the same period. The 4-township area surrounding Fremont contains 35% of the total population of Newaygo County. In the 1960's, Newaygo County grew 15.9 percent, or slightly faster than the State's 13 percent. While Sheridan Township grew 9.8%, Fremont grew only 2.4%. At the same time, Holton Township to the west grew 3.5%, Dayton Township to the north grew 11.8~, Sherman Township to the northeast grew 30%, Garfield Township to the east declined by 15.5% due to annexation by Newaygo, and Bridgeton Tm·mship to the south grew 17.9%. These figures suggest that in the 1960's, Fremont was expanding to the north and east. Development further south into Sheridan Township is somewhat constrained by soils and the location of the lake. Sewer extensions would, however, open up the Township for rapid development. Table l and Figure 3 illustrate growth trends in the Sheridan Township area during the 1960 ' s. -7- �• • • • - TABLE l SHERIDAN TOWNSHIP AREA GROWTH 1960-1970 1970 Population % Change 1960-1970 Newaygo County Sheridan Township Fremont (City) Ashland Township Grant ( Vi 11 age) Bridgeton Township Dayton Towns hip Garfield Township Newaygo (City) Sherman Township 27,992 2,477 3,465 2,235 772 870 l, 910 l ,448 l, 381 l, 411 15.9 9.8 2.4 12. l 5.5 17.9 11.8 -15.5 - 4.6 30.0 Oceana County Greenwood Township Hesperia (Village) 17,984 575 877 8.7 13.2 6.6 157,426 1,467 1,499 5.0 19.9 3.5 Muskegon County Cedar Creek Township Holton Tm·mship Source: U.S. Census, 1970. -t-1 I -1-- -1- __ I ___ l___ ICREENWOODII M'<iO"t +-ti,& I -H3,2. +--I : SHEllMAN 1' .. ~.o I I .. - ~FR.:MoJ-r I NCOUN'T~ - -l7",,,.,.,.~~1.J+2.4 -,- - - +- - - I MOL.TON (?MERIOAAl~ CaAllFIE.U) I I I I +.3.5 t +9.& ~ -15.5 I I 1- - -I - - - . . T - - -1- - I I I I , e~DAAcm.K B R I ~ As~LAND 1 1 1 I I -.19,9 I +11.9 I +12,1 I I OCEA ~Ul-.liY Mc;-~EG -I I I I - - - ::,W~//~,'(U,<, _ - - -~- --1----r---1----:---11 : IN~WAGO iouN,y I I - - - - - - - - - - - REGlONAL GROWTH PERCENT C~ANGE: 19~0- 1970 -B- I ,- I ~ north - I I �POPULATION PROJECTIONS Several common population projection methods have been utilized to arrive at estimated future population ranges. By plotting these projections graphically, it is possible to determi~e a reasonable middle range projection by estimation. Two similar methods are the ratio-component method and that which is contained in the Newaygo County Plan. The ratio-component approach assumes that the Township will continue to capture a set percentage (8.85% in 1970) of the - total county population. The Newaygo County projection used in this case was obtained from the Michigan Department of Commerce. The basic difference in these approaches is that the County Plan projection assumes, for reasons not explained, a declining rate of growth from 1990 to l9J5. The results of this assumption can be seen in the projection (Figure 4). A third method is based upon an estimate of 1975 population based on building permit statistics. The number of new homes built is known, the approximate population per household (3.28), and the increase is determined by multiplying one by the other. The projection is then a simple arithmetic or straight line method using the 1970-1975 growth rate as the base for projection. A fourth method is the same arithmetic projection using the growth rate from 1940-1970 as the base for estimation. This approach gives a qood feel of long term trends which can be expected to continue unless some drastic development occurs which changes the entire character of the area - such as a major new industry. A fifth method used is the geometric projection. This approach reflects the average rate of population change for ~he area over a period of time in the past (1950-1970/2.04', per year) and the extension of this rate into the future. The final method is si mply a graphic averaging between the highest and lowest projection to approximate a reasonable middle range projection. I I I These techniques are obviously more dependable for short-term projections of 5 to 10 years t han for longer projections. In addition, dramatic population shifts are difficult to predict and if they occur it will be necessary to revise projections made. The projections incorporated in this report reflect past trends, 111hich naturally may vary in the future. As such, they should be used with caution. �Table 2 reveals that the rate of growth in State population declined significantly in the 1960's. In the l940's and 1950's, State population growth was in excess of 20%, while in the past ten years, growth occurred at a rate of only 13%. In contrast, the growth rate in Newaygo County has increased recently. In the 1940's, growth occurred at a rate of 12%; in the 1950's, growth occurred at a rate of 12%; and, in the 1960's, growth occurred at a rate of 16%. Therefore, it is apparent that Sheridan Township is not attaining the State and County average growth rate, and in addition has actually seen a declining growth rate in the 1960's similar to that which occurred in Fremont at the same time. TABLE 2 POPULATION TRENDS 1940-1970 State of Michigan Newaygo County Sheridan Township Fremont City Source: • -I I I I 1940 5,256,106 19,286 1,379 2,520 1950 6,371,766 21 , 567 1,759 3.056 1960 7,823,194 24, 160 2,256 3,384 1970 8,875,083 27,992 2,477 3,465 1940-70 % Change +69 +45 +80 +38 U.S. Census, 1940-1970. Grov,th in Sheridan Township has dropped significantly in the past 10 years. It grew from 28S in the l940's _. to 287; in the l950's, and only 10% in the 1960's . Recognizing that growth h~s continued in the Fremont area, it is not unreasonable to expect that Sheridan will continue to attract a significant proportion of that growth. The slowing growth rate in Sheridan Township could change overnight. In fact, based upon building permits alone, it could be estimated that since 1970 the Township population has increased by about 266 persons, which is a ten-year groi,.ith rate of about 18%. This indicates a strong recovery is in the making. - 10- �II • •II 1. II • TABLE 3 SHERIDAN TOtvNSHIP POPULATION PROJECTIONS 1970-2000 1970 1975 1980 1985 1990 1995 2000 Ra ti a-Component (8.85 % Newaygo Co.*) 2,477 2,639 2,813 3,052 3,306 3,582 3,881 2. Newaygo County Plan 1973 (Interpolation) _;_,447 2,662 2,846 3,031 3,215 3,400 3,585 3. Building Statistics 1970-75/Straight Line 2,477 2,694 2,925 3,150 3,375 3,600 3,825 4. Arithmetic (1940-1970) 2,477 2,660 2,843 3,026 3,209 3,392 3,575 5. Geometric (1950-1970) 2,477 2,698 2,939 3,202 3,488 3,800 4,139 6. Analysis Method 2,477 2,707 2,937 3,167 3,397 3,627 3,857 Projection Method *Newaygo County population projections obtained from the Michigan Department of Commerce . • I I I I I -11- �• • • • • • -I -I I I I I I I 4200 I ' 4000 / • I I 3800 I I 3600 , / ,1' /f' 1/' ,, ,I If,,, 3400 ,,. , , , ,, , /#1/ ,' /,, / ,, ,, ,,' //,/,,,, .,, , , ,, ,, ~ ,,,,/ ,, ,, d1/ ,, 3200 1/', I /~ , / / / 'l .', ~ /,:', I / I , ,, ,, ,, / / / ,/ ,' ►1/ ,, , ,, 1/ P' _, ; .,.,. 3000 ,. ~ /~ ,, , 2800 /:,/,,' , ,y ,,,,,~' /,' , 1' ~,',," /41/.',, /!_,.',, , 2600 ,,,,-,,, , ,,, , , ,, , 2400 1970 1975 1980 1985 Ratio-Component County Plan (Arithmetic: 1940- 1970 Trend) Building Statistics 1990 1995 2000 Sheridan Township Population Projections 1970-2000 Geometric: 1950-1970 Trend Analysis -1 2- FIG. 4 �SELECTED STATISTICS Tab1es 4 - 14 which follow reveal the following facts concerning the residents of Sheridan Township: From 1965 to 1970: 69% have lived in the same house in Sheridan Township. 19% have lived in another house in Newaygo County and their present house in Sheridan Township. 8% have lived in Michigan and their present house in Sheridan Township. 4% have moved here from outside Michigan. 1% have moved from a previous residence of unknown location. 0% have returned from abroad since 1965. -I I I I I I Tenure 9% are life residents of Sheridan Township. 42% moved into Sheridan Township between 1965-1970. Education of Persons 25 Years and Over 19~ have an 8th grade education or less. 23% have a high school education of 1-3 years. 44% have had 4 years of high school education. 10% have had 1-3 years of college. 3% have had 4 years of college. 1% have hid 5 years or more college. Persons Enrolled 58°s were in 38~ were in 4% were in 80% were in 14~ were in 6% were in in School in 1970 (Ages 3-34) nursery or elementary school. high school. college. public schools. parochial schools. private schools. Employment - Occupation (Ages 14-0ver) 24~ Operatives and Laborers 2l t Professional and Managers 18% Sales and Clerical -13- �• '' 'II -II 12% 12% 9% 4% ~ II ~ ~ ~ - Craftsmen and Foremen Service Workers Farming Occupation Not Reported • Employment - Industry 24% Professional 20% Manufacturing, Non-Durable Goods 13% Wholesale/Retail Trades l 0% Agricultural 8% Manufacturing, Durable Goods 8% Transportation 5% Other & Not Reported Business and Personal Services 5 3u; Construction 3' Public Administration 1 Finance C Family Income S 9,360 Average Household Income $ 8,743 Median Family Income Race 99.6% are white, compared to 97.5% in Newaygo County. 0.2% are black, compared to 1. 9% in Newaygo County . Age 26.6 years is the median age. 4o.n are under age 18. 5.0°'.'. are over age 65. �•II SHERIDAN TOWNSHIP AGE- SEX COMPOSITION II II I I I I I I I I I I I - 1970 TOTALS TOTALS 85 93 143 148 120 123 128 138 135 163 58 67 118 241 186 123 66 I I 30 20 10 10 I I 20 I I 30 I AVERAGE NUMBER OF PERSONS PER YEAR FEMALE MALE SOURCE : U.S. CENSUS, FIG. 5 1970 - 15- �I I -I I I II -II ~ ~ TABLE 4 PERSONS 14 YEARS OLD AND OVER BY MARITAL STATUS AND SEX Male Female Never Married 164 236 591 562 Married, Spouse Present 4 Married, Spouse Absent 10 0 Separated 0 74 Widowed 10 12 26 Divorced Source: U.S. Census, 1970. TABLE 5 PERSONS 5 YEARS OLD AND OVER BY RESIDENCE IN 1965 Same House 1,546 Different House Same County 422 Different County Same State 168 Different State Northeast 0 North Central 72 South 7 West O Abroad, In Armed Forces in 1965 0 Abroad, flat in Armed Forces in 1965 0 1oved, Residence in 1965 Not Reported 22 Source: U.S. Census, 1970. TABLE 6 PERSONS BY THE YEAR PERSON MOVED INTO HOUSING UNIT 206 1969-1970 285 1968 203 1967 320 1965-1966 376 1960-1964 543 1950-1959 268 1949 or Earlier 222 Always Lived Here Source: U.S. Census, 1970. -16- �-II -II TABLE 7 PERSONS 3-34 YEARS OLD ENROLLED IN SCHOOL BY LEVEL AND TYPE OF SCHOOL Private Public Parochial Nursery School 20 0 0 13 Elementary School 380 138 18 High School 0 349 College 26 12 Source: U.S. Census, 1970. TABLE 8 PERSONS 25 YEARS OLD AND OVER BY YEARS OF SCHOOL COMPLETED AND SEX Male Female Total No School Years Completed, Includes Nursery and Kindergarten 4 0 4 Elementary 1-4 Years 5 11 6 5-6 Years 0 0 0 7 Years 33 16 49 8 Years 119 62 181 High School 1-3 Years 132 162 294 4 Years 244 315 559 Co 11 ege 1-3 Years 48 82 130 4 Years 24 15 39 5 Years or More 5 4 9 Source: U.S. Census, 1970. TABLE 9 PERSONS 16 YEARS OLD AND OVER BY LABOR FORCE STATUS, SELECTED CHARACTERISTICS, AND SEX Male In Armed Forces In Labor Force Employed Unemployed Not In Labor Force Under 65 Inmate Enrolled in School Other 65 and Over Inmate Enrolled in School Other Source: U.S. Census, 1970. -17- Female 0 0 538 38 308 0 37 54 42 355 0 0 68 9 0 0 0 88 �• •II II II - TABLE 10 EMPLOYED PERSONS 16 YEARS OLD AND OVER BY OCCUPATION Professional, Technical and Kindred Workers Engineers, Technical Physicians, Dentists and Related Practitioners Medical and Other Health Workers, except Practitioners Teachers, Elementary and Secondary Schools Technicians, except Health Other Professional Workers Managers and Administrators Except Farm Salaried Manufacturing Retail Trade Other Industries Self Employed Retail Trade Other Industries Sales Workers Manufacturing and Wholesale Trade Retail Trade Other Sales Workers Clerical and Kindred Workers Bookkeepers Secretaries, Stenographers and Typists Other Clerical Workers Craftsmen, Foremen and Kindred Workers Automobile Mechanics and Body Repairmen Mechanics and Repairmen, except Auto Machinists Metal Craftsmen, except Mechanics and Machinists Carpenters Construction Craftsmen, except Carpenters Other Craftsmen Operatives, Except Transport Durable Goods, Manufacturing Nondurable Goods, Manufacturing Nonmanufacturing Industries Transport Equipment Operatives Truck Ori vers Other Transport Equipment Operatives Laborers, Except Farm Construction Laborers Freight, Stock, and Material Handlers Other Laborers, Except Farm Farmers and Farm Managers Farm Laborers and Farm Foremen Farm Laborers, Unpaid Family Workers Farm Laborers, Except Unpaid, and Farm Foremen Service Workers, Except Private Household Cleaning Service Workers Food Service Workers Health Serv1ce Workers Personal Service Workers Protective Service Workers Other Service Workers, except Private Household Private Household Workers Source: U.S. Census, 1970. -18- 0 0 33 39 12 64 14 5 11 6 0 6 16 5 13 48 60 28 5 0 0 20 4 52 42 60 34 15 27 4 26 10 41 0 28 30 4 34 35 0 15 0 �II II II II II II "II II I -I I I I I I I I TABLE 11 EMPLOYED PERSONS 14 YEARS OLD AND OVER BY OCCUPATION AND SEX • Professional, Technical, and Kindred Workers Managers and Administrators, Except Farm Sales Workers Clerical and Kindred Workers Craftsmen, Foremen, and Kindred ~forkers Operatives, Except Transport Transport Equipment Operatives Laborers, Except Farm Farmers and Farm Managers Farm Laborers and Foremen Service Workers, Except Private Household Private Household Workers Occupation Not Reported Source: U.S. Census, 1970. Male Female 54 94 26 10 27 50 6 71 104 5 82 37 43 47 41 0 0 30 6 39 64 0 0 16 21 5 TABLE 12 EMPLOYED PERSONS 14 YEARS OLD AND OVER BY INDUSTRY AND SEX Tota 1 Agriculture, Forestry and Fisheries Mining Construction Manufacturing, Durable Goods Manufacturing, Nondurable Goods Transportation Wholesale and Retail Trade Finance, Insurance and Real Estate Business and Repair Services Personal Services Entertainment and Recreation Services Professional and Related Services Public Administration Industry Not Reported Source: U.S. Census, 1970. -19- 89 Ma 1e 83 0 28 68 176 71 115 9 14 21 6 208 0 28 68 110 62 98 4 14 5 0 44 27 16 46 21 �•II TABLE 13 FAMILIES BY FAMILY INCOME Under $1,000 $1,000 - $1,999 $2,0()0 - $2,Q99 $3,()00 - $3,999 $4,000 - $4,999 $5,()00 - $5,999 $6,00() - $6,999 $7,000 - $7,999 $8,()00 - $8,999 $9,000 - $9,999 $10,000 - $11,999 $12,000 - $14,999 $15,000 - $24,999 $25,000 - $49,999 $50,000 and over Aggregate Family Income Source: U.S. Census, 1970. II II II II -I I I I I I I I I I I I 5 37 15 30 45 24 67 41 74 56 110 68 56 11 0 $5,981,350 TABLE 14 SHERIDAN TOWNSHIP AND NEWAYGO COUNTY GENERAL POPULATION CHARACTERISTICS, 1970 Sheridan Township Newaygo County Total - Male 2,477 47.8% l , 184 27,992 48.9% 13,685 Source: U.S. Census, 1970. Median % Under % Over Age Age 18 Age 65 Female \>/hite Negro Other 52.2% 1,293 99.6% 0.2% 2,466 6 0.2% 5 26.6 40.7% 5.0% 51. 1% 97.5% ,. 9% 14,307 27,298 531 0.6% 163 27.8 38.8% 11.6% -2 () - �' '-I -I ~ I I I I -I HOUSING The type and number of dwelling uni ts within any community reveal much about the living preferences of local residents. The ability to project numbers and types of d1·1ell ing uni ts into the future vJill detel"flline land needs for housing. SELECTED HOUSING STATISTICS Table 15 presents information on housing existing in 1970 by type and occupancy. It reveals that in 1970 there were 797 year-round housing units, of which 710 were occupied. This is an overall vacancy rate of 11 %. Of the occupied units, 614 or 86% were owner-occupied and 96 or 14o/ were renter-occupied. Table 16 presents residential construction data for the past six years (19701975) derived from building permit applications. Unfortunately, the data available does not allow analysis by housing type. It is therefore included with the warning that it may not reflect a complete picture of construction trends. Table 17 indicates that in 1970 only about 4 percent of the housing units in Sheridan Township were connected to public sewer. These are homes along the north end of the lake. Plans exist to provide public sewer around Fremont Lake. This goal is highly desirable and will aid in the protection of the recreational potential of the lake. Table 18 reveals that 47 (7 ~) homeowners had no automobile in 1970. This is unusually high in a community of population so dispersed as Sheridan . Hopefully, these households are located close to the Fremont City limits and are not inconvenienced by this lack of transportation. In addition, the table shows that sa: of households had l automobile, 32% of households had 2 automobiles, and 4c• had three or more automobiles. Tables 19 and 20 contain the rental or value distribution of households in Sheridan Township. The greatest percentage of rental households paid $90-99 per month in 1970. Ho;•1ever, 27 .; paid no cas:1 rent. It can be seen that 3"~ of owner-occupied households were valued at less than $5,000 in 1970. Further, t he medi an value of 01ner-occupied households was $73,385 in 1970. -21- �II II II -II II ~ -I -I I I I Table 21 classifies housing by parcel use and reveals that 34% of housing units are on parcels of 10 acres or more, 5% of housing units are in commercial buildings: or have some sort of home occupation, and 61 % of housing units are on other parcels, most liKely conventional residential lots and parcels less than 10 acres in area. Single Family 2 Family 3-4 Family Mobile Home Tota 1 Units TABLE 15 HOUSING BY TYPE AND OCCUPANCY - 1970 Total Total Owner Total Occupied & Vacant Units Vacant Units Occupied Units 741 82 581 26 5 10 7 0 0 23 23 0 797* 87 614 Total Renter Occuei ed Units 78 11 7 a 96 * +25 vacant seasonal units Source: U.S. Census, 1970. TABLE 16 RESIDENTIAL CONSTRUCTION 1970-1975 ~ Single Family 2 Family 3-4 Family Mobile Home Total Source: 1970 N.A. N.A. N.A. N.A. 1971 20 N.A. N.A. N.A. 1974 7 N.A. N.A. N.A. 1975 13 N.A. N.A. N.A. N.A. 20 18 14 7 Sheridan Township Building Permits 13 1972 18 N.A. N.A. N.A. 1973 14 N.A. N.A. N.A. Total 1/ l/76 813 26 7 48 894 TABLE 17 COUNT OF OCCUPIED AND VACANT YEAR-ROUND HOUSING UNITS BY TE NURE BY TYPE OF SEWAGE DISPOSAL Total Occupied & Total Owner Vaca nt Year-Round Occueied Occueied Public Sewer 28 28 19 Septic Tank or Cesspool 758 672 578 Other Means 6 6 6 Source: U.S. Census, 1970. -22- Renter Occueied 9 94 a �• • -II -I I I I I I I I I -I None l Automobile 2 Automobiles 3 Automobiles or More Source: TABLE 18 COUNJ OF OCCUPIED UNITS BY TENURE BY NUMBER OF AUTOMOBILES AVAILABLE Owner Total Occupied Occupied 47 47 334 72 227 196 31 26 26 0 TABLE 19 COUNT OF RENTER-OCCUPIED UNITS FOR WHICH RENT IS TABULATED BY MONTHLY GROSS RENT -23- 0 406 U.S. Census, 1970. Less than 530 $30 - ~39 540 - $49 $50 - $59 $60 - $69 $70 - $79 $80 - $89 $90 - $99 $100 - $119 $120 - $149 $150 - $199 $200 - $249 $250 - $299 $300 or More Without Payment of Cash Rent Source: U.S Census, 1970. Renter Occupied 0 0 0 0 6 6 7 18 7 0 0 0 0 0 16 �-II I -II II -I I I I TABLE 20 COUNT OF OWNER-OCCUPIED UNITS BY VALUE Less than $5,000 $5,000 - $7,499 $7,500 - $9,999 $10,000 - $12,499 $12,500 - $14,999 $15,000 - $17,499 $17,500 - $19,999 $20,000 - $24,999 $25,000 - $34,999 $35,000 - $49,999 $50,000 or More Source: U.S. Census, 1970. TABLE 21 HOUSING BY PARCEL USE AND TENURE Total (Occupied & Vacant) Tota 1 (Occupied) Owner Occupied Renter Occupied 10 Acres or More 250 217 181 36 I I I -~ 10 40 50 68 48 34 36 41 24 14 5 -24- Commercial or Medical Estab. 39 35 30 5 All Others 452 407 370 37 �I I -~ ~ -I I I I I I I I I I -I • HOUSING PROJECTIONS Projecting housing demand is an extremely risky undertaking. Traditional preference patterns may changi overnight due to economic conditions or changes in preferred lifestyle. Very little can be done by local government to control such shifts beyond land use planning and zoning. Even if zoning controls discourage certain types of housing through complex restrictions, if such housing is popular in the marketplace there will be tremendous pressures upon local government to accommodate such demand. This may take the form of litigation or public protest by developers. In any case, a community which chooses to fight change rather than anticipate changes and adapt to them will not achieve · the best in planning. If population grows at the rate projected in the previous section to about 3,850 in the year 2000, the housing supply will naturally increase proportionally. Just what proportion it is impossible to say with any accuracy. There are two major factors which influence housing supply. One is the household size (this has been declining in recent years), and the other is the household preference. As has been noted, preference is determined largely by economic and lifestyle patterns. The projections contained here, therefore, will extend present conditions, present trends, and anticipated trends. Presently, 93% of Sheridan Township housing is single family, 3% is mobile homes, and 4% is 2-4 family multiple. As sewers become more readily available it can be expected that a higher proportion of multiple family living units will be constructed. In addition, it is possible that another mobile home park could develop. No breakdown of housing types erected is available for the past 5 years, therefore recent trends are not clear. For purposes of projection, a reasonable estimate of housing proportions is established as: 80 % single family, 15 % multiple family, and 5%mobile homes which will exist in 2000. We must also make an assumption concerning household size which shall be that the average size of all new households between 1975 and 2000 will be 3.0 persons. -25- �. II I -I I I I I I I I I I I I ~ Single Family Multiple Family Mobile Homes Total TABLE 22 SHERIOJI.H TOWNSHIP HOUSING PROJECTIONS 1970 - 2000 Year Totals 1990 1985 1980 1975 1970 1002 951 899 813 741 85 67 49 33 33 45 38 30 23 23 1995 1048 106 55 2000 1093 129 64 1132 1209 1286 - 797 869 979 1056 Table 22 reveals that in the next 25 years the number of housing units in Sheridan Township will likely increase from 797 in 1975 to 1286 in 2000, an increase of 489 units. Distribution of housing types will vary and the projection reflects a gradual attainment of the year 2000 proportions. -26- �-I I I -I -I I I I LAND USE One of the most important steps in the planning process is the collection and mapping of detailed inform 9tion on existing land use. The land use map illustrates graphically those developments which presently exist. It should not be confused with the land use plan which will indicate optimum arrangements of land uses in the future. Land use patterns develop according to geographic location, topographic, economic, social and cultural influences. The early location of a store, the routing of a street or highway, construction of sanitary sewer facilities, and many other factors have an important effect on the shape of existing and future land use patterns. Analysis of present conditions and trends can assist in predicting what will occur in the future. The positive and negative aspects of past land use decisions or developments must be recognized in order to avoid past mistakes and plan for desirable orderly growth in the future. The existing land use information was obtained by field survey of the entire Township by Planning Commission members during the spring of 1976. CLASSIFICATION For purposes of this study, all existing land uses within the township have been classified into one of seven categories. For clarity in understanding the categories, the follm-1ing brief descriptions of each category are provided. In preparing the information on land uses within the township, only land actually in use at the time of the survey was calculated. There remain other parcels planned or zoned for a specific use but which were still undeveloped. Residential: Any structure intended for occupancy by one family including all accessory buildings normally associated with the principal building. In rural areas where a house may be associated with a farm or is in a sparsely developed area, one acre was calculated for that land use, the balance is considered undeveloped or agricultural. Mobile homes are considered separately. Since only 7 multiple family and 26 duplex uni ts existed at the ti me of the survey, these have been included in the residential category. -27- - - - - -- ---- �I I I Mobile Home Residential: Any mobile home intended for occupancy and all land, accessory buildings, and streets contained within a mobile home park. -I Public: Any publicly owned buildings or property. Includes township hall, parks, libraries, fire stations, drainage ponds, cemeteries, etc., and any buildings or property owned and used bv a school district or educational institution. City owned land is desi~nated separately. I Semi-Public: Any building or property owned by a non-profit organization or generally open to public use. Includes golf courses, churches, clubs, camps, public utility buildings, etc. -I I I I I I I I I I I I Commercial: Land used by establishments providing commodities or services to the general public including retail and services, motels, commercial recreation, and all necessary accessory uses including parking. This category also includes offices. Transportation: Includes all road, highway, and railroad rights-of-way. Agricultural or Undeveloped: All lands used for active farming, woodlots, orchards, and all vacant, undeveloped land. -28- �I I I I I I I -I I I I I I I I I I LAND USE ANALYSIS Figure 6 depicts existing land use distribution within the Township. Table 23 lists the approximate atres of each land use type and its proportion of the total Township land. Sheridan Township is primarily a rural residential community. Development around Lake Fremont and within a mile of the City of Fremont can be described as suburban in character. South of 64th Street and west of Fitzgerald the Township is sparsely developed and rural; any development is primarily sinqlP family residential. There are almost no scattered mobile homes. However, there is one small park of about 20 trailers located adjacent to the City limits. Sheridan Township contains slightly less than 35 square miles of the original 36 square mile Township. The City of Fremont has occupied 740 acres or 1.16 square miles. Therefore, there are 22,300 square acres of land in the Township. Of the total, only 2,640 are developed with urban uses, or are owned by the City of Fremont. This leaves 19,660 acres in agricultural, woodlots, or vacant 1and. Only 11 % of Sheridan Township is developed. Of the developed land, 28% is used as residential, 27 ~ is used for public or semi-public purposes, 2% is used for commercial or industrial purposes, and 45% is used for transportation (streets, highways, railroad, airport). At this time, land uses are fairly well located. Scattered single family residential uses may create problems, but the location of commercial and the mobile home park near the City is good. Development remains quite sparse south of 42nd Street, which should allow the planned extension of M-82 to proceed with a minimum disruption to Township residents. The probable route is along 80th Street. The location of the City of Fremont has dictated growth patterns to a great extent, as has the transportation system. A large amount of residential development has occurred along M-82. In addition, the desirability of Fremont Lake has resulted in heavy development along its shoreline. Some of this development is serviced by public sewer; the entire lake perimeter is planned for sewer service. Development can be expected to continue to grow outward from the City and around the lake. -29- �-----------------••1 Sheet Title ...... . ·-·· :,: o.,,1t1 • • '.!__Iii!_! I 11 Le ge nd [:I Residential - ~ ............... ... . . . ·i, (J· . .. I . .""'-·· I... .. !W-"......J ~ .........11~ • Existing Land Use •• ·••- ~ •- _IJ";"~-•--• ~L"""" k -'1.Mobile Home ';':jl :1: :·•\ 1111 r "?' .I : 11111111:: ::, I ... ~I• ~ • '. E," y_JJ1 • •y .,.. ?1{ . IIIIIIIJ Public I -:,. .Ii,' ~I• CJ Commercial .,. \' It r;:j City Property • ·:1· • ...., •••• •1•• D "--,~r::" ·, It •• < --,~(.) ., ·>r')iiir-r~J, . • •. / · ~ LL?1 ........ 111:,· . " / } ~ . ; I _.... I _,,1~•- ~ Ag. & Undeveloped Sheridan Township .,"""1 _· · , ,<J, t. N ewaygo County, Michigan land planning study •..,-. ~ • 4) ~ ~ •Ii §§ ·.. ' .•·_.•:,.: '. _ . ,,, .· ~ I Semi - Public ~i. ti• G••p.nic: !i, c a l ■ li~"~lJlJl FIG. 6 -,north sheet no. �~ I I I I I I I -I • • - II TABLE 23 EXISTING LAND USE - SHERIDAN TOWNSHIP, 1976 Land Use Acres % Developed Acres % Total Acres Residential One and Two Family (Platted Areas) (Scattered) Mobile Homes Multiple Family 730 28% 3% 210 510 10 8% 19% 1% 1% 2% 0% Public/Semi-Public Public (Township) Public (City) Semi-Public 680 210 460 10 27% 8% 19% 0% 3% 1% 2% 0% 60 2% 0% Transportation Roads (90 miles) Railroads Airport 1 , 170 720 50 400 45% 28% 2% 15% 5% 3% 0% 2% TOTAL DEVELOPED LAND 2,640 100% 11 % Agriculture/Undeveloped Agricultural (cultivated) Woodlots/Orchards Vacant/Undeveloped Open \·Ja ter 4,060 4,980 9,590 1,030 18% 22% 44% 5% TOTAL UNDEVELOPED LAND 19,660 89% TOTAL ACRES 22,300 100% Commercial -31- �-, - I I I I I I I I I I I I I I I I I - ZONING Present and future zoning i£ of great importance in planning. Zoning is the legal tool with which the township may regulate growth and development in order to provide a desirable community environment. Through zoning the public seeks assurance of: l. Protection of property values. 2. Control of population density. 3. Control of hazardous areas such as flood plain. 4. Control of exposure to adverse environmental influences such as traffic noise, smoke, dirt, and lack of ventilation and sunlight. 5. Provision of convenient areas for commercial and other service facilities. 6. A more efficient environment, in terms of municipal service costs, private transportation costs, and costs of public utilities. 7. Maintenance of aesthetic harmony in land and building development. 8. Protection of the economic base and provision for its expansion, growth and development. Table 24 lists the total amount of land zoned by category of use and the amount currently in use. Category "R" Residential "C " Commercial "M" Manufacturing & Industri al TABLE 24 LAND USE & ZONING - SHERIDAN TOWNSHIP, 1976 Total Total Total Acres Used Non-Conforming Acres Zoned Acres Used 20,595 320 1,430 80 20 60 355 30 30 -32- �I I I I I I I I I I I I I I I I I I I ENVIRONMENT Land use planning is more than merely locating various new developments in compatibility with each other. If the plan is to be truly rational it should first recognize the physical capability of the land to accept development. The constraints placed upon development by the environment are real and can become a key for decision making and land use location judgements. The process is quite simple. It first assumes that any area of the Township could be developed if the willingness exists to make the economic and social trade-offs required. Secondly, it assumes that, at least on a general level, the tradeoffs or costs can be identified. Thirdly, it suggests that first priority for development be given to those lands which will necessitate the fewest number of social or economic trade-offs or costs. The environmental data collected in this section has been obtained from the U.S. Soil Conservation District maps, U.S. Geological Survey topographic maps and from aerial photography and infrared photography obtained from the N.A.S.A. Remote Sensing Project at Michigan State University. It is presumed that certain lands have higher social and economic costs if developed. To the extent that these can be mapped, those remaining lands available for development will become known. Areas to avoid include: 1. Lands with slopes in excess of 12%, which may suffer soil erosion problems if developed. 2. Wetlands and marshes, which aid in the recharge of ground waters thus preserving water supply, and which are often wildlife habitat areas. 3. Woodlands, which if developed should be carefully managed to preserve their aesthetic as well as drainage control features. 4. Lands with poorly drained soils, which are not conducive to development without public sewers; which may be costly to construct, yet without sewers the pollution of surface or sub-surface waters could occur. 5. Lands with high agricultural capability, which if located outside of the intensively urbanizing area may be preserved from development and reserved for agricultural use. -33- �,--- I -I I I I I I I I I I I I I I I I I SLOPE AND TOPOGRAPHY Figure 7 illustrates those lands in Sheridan Township having slopes in excess of 4%. Lands with slopes less than 5% are generally considered ideal for development, requiring minimal, if any, grading. Lands with slopes ranging from 5-12% can be developed with careful grading and soil conservation measures. Lands with slopes in excess of 12% should be avoided since grading is both costly and can potentially result in soil erosion problems. Slope was calculated using the U.S.G.S. topographic map covering Sheridan Township. Topograohic analysis indicates that the highest points are in the northeast corner of the Township (where the City of Fremont has developed) and in the northwest corner of the Township which remains agricultural. The lowest points lie along the branches of Rrooks Creek in the south central part of the Township. Therefore, when planning for sanitary sewers which generally function on the gravity flow principle, practically any area of the Township could be served. However, the present location of the treatment facility will limit development to areas north of it, unless lift stations are used . WETLANDS AND MARSHES Figure 8 illustrates lands in Sheridan Township covered by standing water year round or seasonally, in addition to showing swampy or marshy areas. vJetlands have potential for groundwater recharge, in some cases recreation, and as wildlife habitat. It is not too difficult to discourage development in these areas since filling and draining them can be quite expensive. However, such development must be discouraged as not in the best interests of the entire Township. WOODLANDS Figure 9 illustrates varying types of vegetation in Sheridan Township as derived from interpretation of aerial photographs available through the N.A.S.A. Remote Sensi ng Project at M.S.U. It shows forested woodlands areas, and open grasslands or developed areas. Obviously the majority of the area of the Tm·mship is under active agricultural use either as cropland, orchard, or pasture. A policy decision may be made to preserve the best agricultural land available if desired. This map, in con-34- �.................. .. -.. ..--.. .. -. -.. -.. . . -.. l Sheet Title Slope Analysis . •:-:-:-:-:-:-:-:-:-:•:•. ::ill: : : il!ili'. : Legend (?;:·:•·· ~ D 1 --.•. :. --\ ·~. .. ... ')" \I (/ ,:\:-; ,,, Less than 5% slope [{j 5-12% slope tm ~ Greater than 12% 1. .:::::::::-·:l--· •:•t.· ·\t/ : -·:::)ff} I Sheridan Township Newaygo County. Michigan . i•: · ·. Hitt I .------ . =: · :'.;~;;::;;. , -~ · :: ~•· ·.•~ ~ .::-· ,:~: ~ i'-~ ·)")··· l.~ :....._;:::· ❖;-•, :::!:••~:::•!: ·,>;•~······ .·,:~!.~·~•!:•:• ~::•· ... .)~-· land planning study ., .... filJ ,. '.' I d ,,L' ' ......,.,, -. ••··.•Morro G,•Pflic Sc:eJe i1~r0Jw FIG. 7 1-north sheet no. �.. .. .. .. .. - .. .. - - - - - - - - - - Sheet T i lle Wetlands ,1; {:/{/::-:-·- -~Leg end /(\/j ~::-:· .~•::::;:.;· ·.·\ . .-................. .-:•.···=·=·········~· •.. •:=:~ ~\ · •"•························• .. ,.:-:-:•:•:•:•:•:•:-:-:-:-:-:-:-:-:-:-:-. "- :I.. ·-:-: .., . ~ , 1 I . " r . ... y • - . :a.-· ~,◄ '6,•·······································1~ t••·····································•·-,,·..·.·. ,:!;::-:::::::::•~~;5;::::=:~::::::::::: •• ··:::: .. ~::::::!:!:-:-:::::::.:=:::::::::::::: :::: ::::::::::::::::::::::::.:::::::::: :.:.: ''" '" ~ I '•:·· J h' I I.:: Open Water .. . J,.====================~ ""t-ir:~:~===t :~~=i::::: .;:-:::::\ : -:-:-· ~ k::::J Marsh or Swamp : ) ? ., :h n -:.I .:, ~ 8 .· • .··1 . -:-;.· .J', I I •~ I I .,,,.,, t-,.. . L q, ) ,. ~--·.· ~&# s~ ( ·.·.:-:::•; ::::::::,.•. ·:: I ,,.r ·::::•·· Sheridan Township N ew aygo County, Michigan land planning study •I -' - "- ~:r~:; . - ~ .,j. . H ,,j , ~ -,,,,.,..,..- •... "'c,., , 'lt• ~1nnr7 n n UUU,, ILJI IU ! ru Gr iptuc 'Sc•I• FIG.8 -r- north sheet no. �--- -- ------- 1 1111 11111 11111 11111 11111 Ill Sheet Tille Vegetation __.:_, I: ~··' ❖ .~J;: :;:;:;:;::::: ..,. :::;:;:;:~:;::. .... ::: e: - ■•♦•♦•♦ ' -I '<,11\H ·==::::::::::~. ··••···•· ! .... ~=:::::. ~~::; ~;:::!:!! Legend ~ ~ Woodland ~~ _._ ;:~}· ~ .•.. D ~ ;~:::;~:::~:-.~!1 ~ :;~,m_:':~; '-,.) ;I.:.;;_.._.,._::~:•:.~ ,~ }; ·•-:, ·1 : -······=; •. •~;:~ .:::: "·' ~pen and Developed Land ,::-:, ♦:♦.•• ~• ··~' ~I ~:!- ··••:•.•· •. ,.~:=:::::::: -~•!•:-· •'· {:~-- ····· -,:::; ,;::ff:-' !!1 .. ~::~:~: : •;.;•, \:::::::::::: ·········•· ,·····=····· .... ···•· :::::::::;: l.••-~.,_•,.• ~-•·#\ .• ~ .-.. -·-- ~- /:=~-,-J-, 1'••::::.:❖!❖, -"'*"-:,:•!• -·•-·❖·••~-.-.---~ ;; -~,,,....., ., i:~. . ,:,\ ·*:$1"<:>=><-r-:"fl:,~. Jllt.%}_.:~ '¼t ,;,.-') .•. • ,:,:.:;:•:•.:::':~.• ' -*-:-~::,-, :-~· ••• • 0.,. "'" ' ..........,. ~~~;~;§~ • I • ••, •• .~ , t;•~-· ;, :::::::::::::::::$-:::•~·· '•··=·=·-·-··.···)!•:•,• ::::::::::::::::=~·::::: ···-~·;:~;-. ' "' • Sheridan Township Newaygo County, Michigan .,_. #¾a, ❖:❖:,,,, ••~:-·-·. land planning study - oo .. ••• --~•-❖:❖::,:-:•~-:-:, .-..-;•;••• •.•. . •. ·•;:;:;:;:;t•::::: •:=:•::::::,:•::::=!,::::~:❖:•:::::• ~-=~·=:::::-:•,:.-:-:;,:,:•::::;:::.<::,:-:,::::,:-:•:•,•·· .,............. . .• . ...... :•:•. '•:•.•···=···1··•:•.······ ,,:-:•.•· .......,...... ······ ········ ..... .... .. ... ..~.,.,., e,, '•"• •- •••l Guph,c Se.ti. ~&[1.J1Jl 1 FIG. 9 1-north sheet no. �... • • • • II junction with the agricultural soil capabilities map, will permit identification of those lands . The major concentration of woodlands in Sheridan Township is in the south central area along the branches of Brooks Creek. Woodlands areas absorb surface water runoff faster than any other land type. They may also function as windbreaks, and aesthetically pleasing elements of the community. Care should be taken in planning to preserve woodlands to utilize them for park and open space uses. SOILS Figure 10 depicts lands available for development without public sewers. It has been derived from the U.S.S.C.S. soil maps of Sheridan Township. Use capability has been determined based upon soil management group classifications developed by Mokma, \~hiteside, and Schneider of Michigan State University (Soil Management Units and Land Use Planning, Nov. 1974). Management groups vary depending upon the soil series and the slope of the land. Land is rated as having slight, moderate, and severe limitations to residential development without sewers. These ratings can be used to best locate future development in areas where sewers will not be available. Figure 11 depicts lands available for development with public sewers. It has also been derived from U.S.S.C.S. maps. As can be seen, if sewers are provided, a substantially greater proportion of the Township can be developed. Only the northern two-thirds has been mapped since this is considered to be the logical sewer service limit. Figure 12 depicts limitations for ngricultural use based upon soils and topography, using the same M.S.U. classification system. This map will aid in decision-making aiMed at preserving the best agricultural land from development should that be desired by the Township. -38- �~~~~~------------••1 Sheet Title Limitations to Residential Development• tr,., - ....... _Tl , j ~- = r-t ....... Legend ' J •., \ '11 ~ ~ Slight F, LJ~oderate ...,.01 ,:.,-,,,·· :/f~: r.,_ •• _,v' Osevere ....✓~ " :•. '\ t>f!")I ~f r *w i thout sewer Sheridan Township N ew aygo County, Michigan land planning study 00 " i~JflJUl H •,~._ •;; ~ \.,.-•· •:.,',' Gr•iituc- S~I• FIG.10 -,-. north she et no. �,. ............. ... ,.. .. 111 Ill 111 111 Ill Ill Ill I S/\eet Tille Limitations to Agricultural Use -w.•;m ... ·· ~t'~'❖·~ ..., r·.· .·. :-:'~~ ¾"'i!;:!f ·...1.."t~,,~~_.-;.r~ •.••.•-~•·J:7-~ --,;. _. {!&··~~·-·.·.·-r ···· .·.·.·.·.·. ~-~, :-!-:\.-:-·~:• ".~~ :.• / ~ -.f,. .. • •· r~ &c•:\.'1t ·.·.·.· .·.· .·. 5 :::::~~~;:;~.::~ l ·••:-:-:-:-:-:::-<~s :t'i§~,.:~~"-~. "f.r,r,:..,. ~!jj,'.p :,:,:-:-:-:-:-:,:,:,:-~i...~:.._'\.;..'"l.,.,..~•:<<;,::::.::::t:tZ'·~".it r.• •-, .t , . . •.•,-:•,•.•.• = ..i.J · • ·. -:~!:!:i;l!:1;;?;~: ::: ::::::::::::::· ..::::: · • · • · • - • • -••• • • "• • • • • • • • • • Legend ' f"'--;m ,;1-i1,l,.l l~l~I &light l}}j Moderate D ~ Severe Sheridan Township Newaygo County Michigan land planning study ~ ..:.:-:-::::~: : ,:::::: :: f.1•1•hlC ';r•I• · r:--: .... - FIG. 12 ~ north nn - _...___,,,,; : ~. .___.I: . ~"" shee t no. �.... -I I -I I I -~ II // ' 711 TRANSPORTATI OiJ All public roads in Sherid~n Township are maintained by the Newaygo County Road Commission, with the exception of M-82 and M-120, which are maintained by the State Department of Transportation. The long range plans of the State show M-82 extending westward through the Township in the vicinity of 80th Street. However, implementation of this plan is anticipated well into the l980's . The County Plan anticipates the relocation of M-120 through Fremont and south on vJarner Road. The roads system provides convenient access to all parts of the Township. State high\tJay M-82 is by far the heaviest traveled route in the Township. It serves "through" traffic as well as local traffic. The most heavily traveled local route is along 72nd Street, on Fitzgerald between 72nd and 80th, and on 80th west of Fitzgerald. This is obviously a popular shortcut around Fremont toward Twin Lake and Muskegon. A small airport owned by the City of Fremont is located in the Township, as are tracks of the C &O Railroad. Refer to Figure 13 Major Roads for traffic counts. ~ -42- �• • Sheet Title Major Roads 6 3800 6 6500 'r1·,..,., .. , . • "f Legend ·l, "'" t, I """ 8 I B ,.~";\ r.? 4900 C> _..··" _. <l ~ ADT-Traffic Counts ~,, C> <l 6 477 Sheridan Township ~~ '5 11 ~I I ,.. "• 293~ C> 6 168 '\., ""H> I . ., ~·"•, I" I County Primary Blocal ~ 279 495 State Trunkline . Newaygo County, Michigan •• { \ J !, - ~ land planning study t~ ,.. ,' .. .', ,· , •,. §§ •"", -· '.s~ ••, "' ""•: .. ';,, •' •.,•:.,,,.••»::,',~ Gr•~ Sc• I• 'n1JU1 FIG.13 1-north sheet no. �SANITARY SEWAGE DISPOSAL Figure 14 illustrates both• existing and proposed sanitary sewer service in Sheridan Township. As is indicated, the present service is mainly limited to the City of Fremont and the residential neighborhoods north of Lake Fremont. Proposed sewer lines will shortly provide wastewater disposal service to those lands abutting the Lake to the west and south, in the vicinity of Lake Drive - Green Avenue. -44- �• ·• Sheet T i tle Sanitary Sewer Plan %~ Legend a Existing Sewer r.:::, - c:.:.J Proposed Sewer r=7 Existing ~ Lift Station l IJ\ I r-;:-, l!!:.J Proposed Lift Station r.::m W:,;J Lagoon Irrigation Field Sheridan Township Newaygo County, Michigan land planning study ~§,, ,_.._ '"''"'"" ,,.,, ,, ''"'"""' "! ~J f·•fJI". 1.••t ll Graphic t,;,h .. L'-<, ..... ..,., .. ., ~H J Sc ■N ilM[UUl FIG.14 -,.. north sheet no. ��INTRODUCTION • An important step in the development of a comprehensive plan is the establishment of a policy plan or statement. In the formulation of such a plan, goals are arrived at in basically two ways. First, goals evolve from a desire to remedy an existing or projected problem situation. Secondly, goals may be based upon an ideal such as, What kind of community do we want Sheridan Township to be? Therefore, development of a policy plan requires close examination of perceived community needs and concerns. 11 11 POLICY DEFINED A policy may be defined as a statement of position. Sheridan Township, as a growing municipality, is undergoing change, creating significant challenges. By establishing concise policies, the Township can meet these challenges in a more definitive fashion. The policy planning process is based on the assumption that some kind of community-wide consensus of planning goals and development policies must be arrived at before realistic plans for future growth can be prepared. It further assumes that once growth goals have been agreed upon, a comprehensive plan for future growth will be more readily used by community leaders because it reflects previously accepted policies and goals. 11 11 Policy plans serve as instruments which guide the evolution of a particular community by bringing the social, physical, economic and political considerations into more meanirigful focus. BENEFIT OF POLICY STATEMENTS The process of establishing policy is an aid to clear thinking in arriving at day to day decisions. Clearly stated policy benefits Township government, business and the citizens at large. Local government, in particular, can perform more efficiently and consistently when policy is established. Many of the land use problems that government faces are recurring ones. The time necessary for considering and acting on these problems can be greatly reduced if policy guidelines have been established. Private enterprise a 1so benefits from established policy. Devel ope rs, 1andholders and real estate firms gain when specific policy statements are adopted, because they then have a clear understanding of the general rules governing future development and can make their own decisions accordingly. -47- �The public at large also benefits. By establishing policies and relating such policies to goals and solutions, public confidence in local government is enhanced. The public, too, must have a clear understanding of the rules which govern land use. Other advantages of policy statements as decision making guidelines are: l. Aid to Public Understanding and Participation: The straight-forward character of the policy statement aids public understanding of the planning process and how goals for the community are to be achieved. 2. Consistency: Clearly stated policies covering all concerns of comprehensive planning can do much to minimize the possibility of arbitrary planning decision-making. 3. Efficiency: When a growing community is frequently confronted with problems of a recurrent nature, clearly stated policies may reduce the amount of time spent on an individual project without lowering the quality of planning recommendations. 4. Coordination: The Policy Plan creates a single framework within which all aspects of government may act in concert on development proposals. 5. Stability: A Policy Plan is general by nature and thus provides an element of stability as specific proposals of the master plan are modified over time. 6. Guide to Decision-Making and Review: The Policy Plan is helpful as a guide in adopting land use controls, and to the courts in judging the fairness of specific controls in the context of an overall goal structure for community development. GENERAL POLICY STATEMENTS The following policy statements and explanations form the rationale and basis for the proposed Development Plan for Sheridan Township. Careful analysis of the physical characteristics of the Township and application of these development principles will result in an understandable and defensible land use plan. -48- �II II II II 1111 II I. SHERIDAN TOWNSHIP DEVELOPMENT PLAN Sheridan Township is in need of a land use plan for the which will serve as a guide for future development. If be effective, it must reflect the wishes and desires of the Township and be acceptable to the majority. Such a flexible and subject to continuing review. entire Township, such a plan is to the residents of plan must also be DEVELOPMENT PLAN GOAL: To provide a land use plan that is flexible, reasonable, and adequate to meet the needs and desires of Sheridan Township residents, while maintaining a consistent direction for growth which retains the rural-agricultural character of the community. DEVELOPMENT PLAN POLICIES: l. The Township will adopt a comprehensive development plan indicating areas into which specific land uses should be directed. The purpose of such a plan will be to guide development decisions of the Township Board and Planning Commission. 2. The Sheridan Township revised Zoning Ordinance will be based on the adopted Development Plan and will serve to enforce the land use policies of the Plan by means of local ordinance. 3. The Development Plan will include a streets and highways plan, establishing specific standards for setbacks from all roadways within Sheridan Township. 4. The Development Plan should acknowledge that an additional 340 households should be provided for in the twenty year time span from 1975 to 1995. This planning should recognize that a variety of housing types exist and can be properly located within the Township. • -49- �I I. LAND USE Sheridan Township is concerned about scattered, uncontrolled and disorganized growth. If such growth should occur within Sheridan Township, it would result in a massive waste of l~nd, severely affecting agricultural activity in the Township and incurring unnecessary costs for public services. A high priority has been placed on preservation of the existing acreage devoted to agricultural production. Any land use related activity causing or promoting a reduced output of food by the present ag-enterprise of Sheridan Township would be unfavorably received. A patchwork pattern of land use consisting of isolated commercial establishments or the permitting of commercial functions operating out of a residence or farm is developing throughout the Township. A means is needed to provide for such non-conforming limited uses, making them compatible with residential areas, or prohibiting the use. Sheridan Township will be experiencing certain demands and needs for residential development. It is the intent that such development be carefully considered and directed into the appropriate areas. Growth within the community is continuing at a significant rate. Consistent planning and growth policies are needed now. LAND USE GOAL: Sheridan Township desires a well-balanced land use pattern capable of meeting present and future community needs in an efficient, economical and aesthetically pleasing manner. LAND USE POLICIES: 1. To insure the continued health, safety and general welfare of the residents of Sheridan Township, both now and in the future. 2. A significant land area of Sheridan Township is particularly well suited for agricultural purposes. It shall be the policy of the Township to preserve those lands for agricultural use. 3. More economical ways of utilizing marginal farmland and wasteland should be sought, such as improved forest cover and recreation uses. 4. Maintenance of an environment that preserves and enhances existing and future residential areas and keeps Sheridan Township a safe and attractive place to live. -50- �5. Residential areas should be protected against activities which produce excessive noise, dirt and odors, or which generate heavy traffic. 6. Future single family residential construction should be directed into existing vacant pla•ts and discouraged from developing as 11 strip 11 residential areas along the roadways within Sheridan Township, or permitting the premature development of outlying areas. Such development is an inefficient use of land, and removes prime acreage from agricultural production. 7. Subdivision regulations should be adopted to guide the quality of new residential growth in the Township. In addition, it is the Township 1 s posture that all new single family development be platted in accordance with the appropriate regulations. 8. The Township encourages the development of low density multiple family units in carefully selected areas, that would be compatible in design and extent with single family residences. Such development would provide an alternate life-style for those residents of Sheridan Township so desiring one. 9. The Township will promote a healthy atmosphere for commercial development, maintaining substantial consolidated areas for commercial use, as opposed to "strip" commercial development. 10. The development of selected industry in carefully controlled locations will be encouraged. The "heavy industry" type of development, which may be incompatible with the rural residential character of the community, will be discouraged. 11. The indiscriminate mixing of land uses such as the spread of ''home occupation•• type commercial activities into residential or farming areas will be discouraged. 12. Encourage natural healthy growth in Sheridan Township providing for orderly planned development which separates residential from commercial from industrial uses. The smooth transition in intensively developed areas can be accomplished by appropriate transitional land uses or through physical buffering with open space or vegetation. -51- �III. ENVIRONMENT Sheridan Township contains a wide variety of land and natural resource features. Specifically, there exist an assortment of soil types suitable for development or agric~ltural purposes. There are substantial areas of wetlands with high water table, as well as desirable woodlands, located principally in the south-central sector of the Township. Perhaps the most dominant natural feature in the Township is that of Lake Fremont with its nearly six miles of shoreline, providing a wealth of recreation opportunities. Topography or severe slope is not of substantial concern over the majority of the Township. The major areas of gradient change occur in the stream valleys of the south-central area and the orchard lands in the northwest corner of Sheridan Township . • ENVIRONMENTAL GOAL: Sheridan Township wishes to promote the wisest use of her natural resources in preserving the environment for present and future generations. ENVIRONMENTAL POLICIES: • • l. The Township will make every effort to preserve and protect historical and scenic values and the natural beauty of the area . 2. The Township will prohibit the filling or intensive development of wetland areas, in order to minimize their disturbance, prevent loss of vegetation or wildlife and the destruction of natural habitat. 3. The Township will carefully regulate development in areas of marginal soils, high water table and near lakes in order to protect unwary land purchasers and the public from development which may cause surface or ground water pollution. 4. There are sensitive lands within the Township which should remain undeveloped, namely the stream valleys and woodlands in the southern one-third of the Township. The Township should discourage development in these areas and, if possible, establish incentives for its residents to hold such land as undeveloped. -52- ��11 II II II II II II II • • • • -~ ' THE PL~N The Comprehensive Development Plan for Sheridan Township has been developed through a process which included the collection of data describing in detail • the characteristics and constraints present in the community. This planning process also included the careful study of perceived community needs and problems, as well as the policies desired to provide direction for future Township growth. A final step in establishing the basis for a Plan is one of determining those minimum standards suitable to Sheridan Township's future development. PLANNING STANDARDS Planning Standards are not hard and fast rules for communities to follow, but rather as standards, reflect an average of what has occurred or found to work well in other communities. Such standards are furthermore indicative of the priorities or perhaps the unique circumstances of the community for which they apply. Therefore, while the standards experienced in other municipalities provide decision-making parameters, it is important that local standards be established which deal directly with the needs, preferences and unique characteristics of our community. The standards set forth in this Plan are considered appropriate to the needs of Sheridan Township . ENVIRONMENTAL STANDARDS In order to promote wise use of the land and to avoid future costs attributable to environmental damage, the following features should be preserved in their natural state. If development is to occur in one of these environmentally sensitive areas, then safeguards should be established within the Zoning Ordinance to minimize potential da~age: 1. Lands having slopes in excess of 12%, the development of which would promote soil erosion. 2. Wetlands, which aid in the recharge of ground waters thus preserving water supply, and which also provide wildlife habitat areas. 3. Woodlands, which if developed should be carefully managed to preserve their aesthetic as well as drainage control features. -54- �4. Prime agricultural lands, which are of particular importance to the local economy, and if developed would impact heavily on regional food/fiber production. RESIDENTIAL LAND USE STANDARDS Based upon the population and housing projections as formulated in the Background section of this document, it is possible to plan for the number of new residential living units which can be expected by the year 2000. As is indicated in Table 21, Sheridan Township can expect the construction of 489 residential units to house the anticipated increase in population. It is recommended that the following table be utilized as a guideline for directing this anticipated residential growth. -55- �• • • • • •II I II I II II TABLE 25 RESIDENTIAL STANDARDS Numbel' of Units 1975-1980 Required Acreage Number of Units 1980-2000 Required Acreage Single Family (40%) l/2 Acre per Unit 35 18 98 49 Single Family (40%) l Acre per Unit 35 35 98 98 Single Family (20%) 2 Acres per Unit 18 36 49 98 Multiple Family 6 Units per Acre 16 3 46 8 Mobile Home 7 Units per Acre 7 1 15 3 111 93 306 256 Housing Type Totals Location Standards Suggest that Residential Areas Should: 1. 2. 3. 4. Be convenient to work and leisure activities. Be protected from traffic and incompatible land uses. Be economi ca 1 to deve 1op. Avoid areas with environmental limitations to residential development. -56- �NON-RESIDENTIAL LAND USE STANDARDS Land use types other than residential should also be provided for in the Plan, including schools, commerc~al and retail development, industrial development and park land. Schools: As Sheridan Township grows in population, it can be anticipated that such growth will impact upon the Fremont School System. Based upon the assumption that each new household will generate .5 elementary students, .25 middle school students and .25 high school students, the following calculations can be made: - 489 new households, 1975-2000 . . 5 elementary pupils/HH = 244 additional students in 2000;@ 25/class 10 teaching stations needed;@ 20 teaching stations per elementary school = 1/2 new elementary school . = . 25 middle school pupils/HH = 122 additional students in 2000;@ 400500 pupils per middle school = 1/4 new middle school. - .25 high school pupils/HH = 122 additional students in 2000;@ 1,200 pupils per high school = 1/10 new high school. Commercial: Generally recognized standards for providing local retail commercial land suggests a need of 4 acres of commercial development per 5,000 population. The population as projected for the year 2000 indicates that some 3,800 individuals will reside in Sheridan Township. Furthermore, it must be recognized that the City of Fremont meets the bulk of the shopping needs of Sheridan Township residents, as well as those in the other surrounding townships. On this basis, it is unlikely that commercial development of a regional nature will occur within the Township. However, small businesses will continue to develop which serve various neighborhoods within the municipality as well as being oriented perhaps towards either agricultural production or the recreational aspects of Lake Fremont. At a minimum, the Township will need four acres of commercial land by the year 2000 to serve its residents. -57- �'-I I I I I I Location Standards Suggest that Commercial Centers Should: l. 2. Industrial: Recognized Standards for providing industrial land suggest a need for 2 acres of light industrial development per 1000 population. As with commercial development, it must be recognized that the population to be served must be considered in terms of accessibility to the employment center which means it would encompass an area greater than the boundaries of Sheridan Township. Conversely, it must also be acknowledged that competing employment centers in the region will attract portions of the total available labor market. Assuming that industrial development relates directly to Township population trends, the following standards can be utilized: Year 1976 1980 1990 2000 I I I Have sites of adequate size for shops, off-street parking, loading and landscaping. Recognize existing land use patterns to avoid incompatible situations. Total Acreage of Light Industrial 4 6 7 8 Location Standards Suggest that Industrial Areas Should: l. 2. 3. 4. Have convenient access to transportation systems, especially highways and railroads. Have adequate land with sufficient reserve for future expansion. Have adequate utilities; water, sanitary sewer, waste disposal, power. Be located so as to minimize any possible adverse effects of the industrial use in regard to adjacent non-industrial uses. _ Parks and Recreation Standards: Park size, type and location vary considerably depending upon the character and population density within a given community. As has already been established, Sheridan Township is a community rich in open space, agricultural lands and recreation resources, in particular Lake Fremont. Other items that warrant consideration when establishing standards for parks and recreation areas are: the availability of school facilities and the impact of either present or proposed open park lands or facilities within the City of Fremont. -58- �I I I -I -I I I I Standards generally recogni?ed for providing parkland suggest that 1.5 acres of playgrounds are needed per 1000 population, with a minimum playground size of two acres. Also 3.5 acres of community park area are needed per 1000 people with a desirable minimum site size of 40 acres. Relating these standards to Sheridan Township suggests that the acreage needs for p1ayground areas by the year 2000 will total approximately six acres. In addition, community park needs can be expected to total 13.5 acres also by 2000. Location Standards Suggest that Park and Recreation Areas Should: 1. Avoid physical barriers such as heavily traveled roads and railroads. 2. Use natural areas having certain aesthetic advantages where possible. 3. Be conveniently located, accessible, sufficiently large and properly developed. 4. Where possible, should be provided in combination with schools. STREETS AND HIGHWAY STANDARDS I I ' As development occurs, it will become increasingly necessary to require substantial building setbacks along Township roads and highways. This is essential primarily for safety reasons, however substantial savings may be experienced in right-of-way acquisition costs as the roadways are expanded. The following standards are applicable to the streets and highways plan contained within this report: -59- �I I I I -I I I I STREET SETBACK PLAN Classification Setback From R-0-H Setback From Centerline 66' 25' 58' 66' 40 1 73' Desired R-0-W Function , Subdivision (Plats Only) County Local Provides direct access to individual abutting properties County Primary Moves through traffic at moderate speeds and volumes to and from major arterials l 0() 1 so· 100' State Highways Moves through traffic at high speeds and high volumes between major traffic generators 15()' sn• 125 1 The standards as discussed within this section have been utilized in preparing the Comprehensive Development Plan indicated on Figure 15. I -60- �Sheet Tille Master Street and Highway Plan Legend ~ E3 Co~nty Local 140 setback I fiiii1 County Primary t:.:.:.:I l 50' setback! r;;;;1 t.=.J State Highway 150' setback! /1 ......... Sheridan Township Newaygo County, Michigan land planning study § §.,."·•• '«••o•"" ,. •.,,., -.o••OUHO ·••11 •◄ •I> ...., , . , ....... ,:, ...,, ........ G1•phie Sc.ale ~mIU1Jl FIG. 15 -,north sheet no. �•• Sheet Title Comprehensive Development Plan Legend □ Agricultural and Undeveloped Q Rural Residential f.»:1 ~ Single Family I low density I lfflffl Single Family Wtm I medium density) ~ Multiple Family § Mobile Home llfj Commercial m Industrial ~ l.iliifil Public,Semi-Public Recreatlonal l'\i::rn City of Fremont Sheridan Township Newaygo County, Michigan land planning study ~ ~4:f " ,-~:-~..!,,:,-,•;•;:,~!~"'.'!.:.::.:··~~:\\~ G1•phie Sc•I• ~ nnn ~ r;-1 -U UIJ. LJ LJ ~ 1north sheet no. ��IMPLEMENTATION This Plan will be a successful guide for the future development of Sheridan • Township only if it is continually used in the decision-making process of citizens, developers, and the Township. This plan should be officially adopted by the Township Planning Commission and recognized by the Township Board. The Board has the power to implement the plan through the passage of ordinances and the expenditure of public funds. There are basically five steps to take in implementing the Plan, which are generally: land use controls, financial aids, general government programs, intergovernmental cooperation, and citizen participation. The Plan should be implemented through the use of zoning and subdivision regulation. The continual updating and review of the Zoning Ordinance is essential. Without good zoning there is little protection for Township property owners from new development or little guidance to developers desiring to build within the Township. The Township, through its participation in federal or state grant programs and its expenditure of funds for public improvements, can encourage certain types of development in the desired areas of the community. For example, federal grant programs provide for development of park land in the Township. Thirdly, the Township can implement the Plan through its local programs, such as a Capital Improvements Program. The C.I.P. is a capital budget extending for, usually, 6 years ahead. Based upon the Development Plan, the Township Board can foresee the need for improvements in certain neighborhoods or can encourage development through the expenditure of public funds. Another important aspect of local government programs is the ongoing planning program. The Plan must be constantly used in making decisions, it must be re-evaluated often, and kept up-to-date from the most current information. The Township must recognize its role in the region and Newaygo County and with the City of Fremont, and continue to cooperate with other governments conducting programs affecting Township residents. To this end, these governments and agencies should be provided with copies of the Plan and consulted concerning implementation of the Plan. -64- �• • • - Finally, the Plan will only be successful if Township residents get behind it and support its goals and suggestions for improved community living conditions. Residents hav~ already helped through their willingness to contribute their talents on committees or their ideas at public meetings or hearings. Such involvement should be encouraged in the future. To involve Township residents in community decision-making will require a commitment of the Planning Commission and the Township Board to disseminate information to the people on a regular basis through the news media and various public forums, so that the public will have the necessary background information to make rational decisions about how they want their community to develop. -65- �~L _j~ I, .... . 7 ,, -:::/ - - T... COMM !: I _J ~ -~"' -... . ~ -.-~ , I I l. 2 .u . J i- --:. ' - -- , q- ~- ~ ~L I J ...-,t--'-~~- r ~ ':;( r, · - ,,, . ~ ' / ',.,, t '--~' ~ - ·r--"'""' ' I 11 p \5 , ~t .. < RR r RR .. _ _ s~o I dd - --I C - ' Tt-, 7 ~~IL~ □ I ';. • SF r 12 I D ·.-r ~ ( I tu • " ~I I . 1, •••• •il I \ 0 \ \ ~, ·.ul i1 ,r======:!~===;===,:::~-~ ~ . ::: -11 I , "/ / j\ 1/11_.~ ....SHERIDAN CHARTER ! ) 1------+-----'. \ -1 ·••n••TE• - 1AG , / 2 -1 f ... _ Tlu:,u u [Nl TOWNSHIP f--=? -~ - I" L- \I'' V" ;TIT;' 1,'Ti'"im\;;; f 06 ~ ~ir~j~~'.!J, -~ ~:=J I 1~-f_ll 1 Y 1f ( ,,,,- (!~T _--111 . , ,- .. REVl!:ION DATES DATI ao"AD Of APPEALS RR Agriculture Rural Residential SFLD SFMD MF Single Family( d~~":11y) Single Family( d~"s11y ) Multiple Family COMM IND p Mobile Home Commercial Industrial Public MH . Ci 1 AG ~ n r :1 1 4 - 28-19 I 1.--- '? ~~"~ i ~ ~ \t rr t~~11 I I I l NT {" . "-.I 7. I f r ,~, ~ :~ '·'\ . ,., • 0 rl -:1 --- ... OF 1~--+"1-~----< I '---lh--- · - ~. I ) { ) i l\ T -' I 18 ~ -•, I - 1 7 \ t' RR :11 g_----(,,~;r . -----t- C EN~ T ERV /' -' i:t ! ~Tr -·71I~"" l .M Id 1 ~, r~ - . l ,< M' ~~~~~ ~ ---, _ - J[ ~,. \ c T-j ----- .__ "-, .. ,, 2 + ~r. ) JAG r, ,--,1 ___JL_ 1 I·, ~- RR - 1 j I __Ji----+--__J i - - '_ ~bH,L I ip·- -~ I i i •. ~ MOORE & BRUGGINK CJJN5U.JNjENCi1'&15.IJV"1)~ JI\NoMIS GWN«) IN'IQS,W:, ""8CK,Qfr( MICJ«i,Y\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 Sheridan-Twp_Comprehensive-Plan-Materials_1976-1989 Creator An entity primarily responsible for making the resource Sheridan Township Planning Commission, Sheridan Township, Newaygo County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1976-12 Title A name given to the resource Comprehensive Development Plan Description An account of the resource The Comprehensive Development Plan for Sheridan Township was prepared by Planning Consultant Services Incorporated in December 1976. A Comprehensive Development Plan Map from April 26, 1989 from the Board of Appeals is included on the final page. Contributor An entity responsible for making contributions to the resource Planning Consultant Services, Inc. (consultant) Subject The topic of the resource Comprehensive plan publications Sheridan Township (Mich.) Newaygo 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/83b8205059bab86e8d7b19e321f6c3da.pdf 36f3e92d56f3e56a747c4188afbc4a4d PDF Text Text 11 "'I IJ..._'J~.7 I"\. 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' ' ' 0 6 ' ' cte0 "'b""1 ot p\ann'-"~ """ to< "-' ot e>W• ,,_l)itj \1' te<'° 6 ,,_,,,ties, to I' ,tionS· , ,. , , ~• -••' "'',. , ' ,. , , a•"•\o\)11'•" -~,ni co"''°'"" ,..,, • .,,.a ,s cl'\> a 'l'.n• -Pl"'~ ~w•• ,,,..... 9-i:O'l- • -p\.,,_ etob<"c es we cott\1'('!: :oil' ,es\oentS• -q.J\n.Oso-i: rto-wns \\j slJ.b,oitte~• 1\esl'"cli" . /} J...,,1;C £,,. P" -~ ~ p,o><""' cnai'""""co""'°'ss\on 1\ob•'t · , ~1.n.dso-i: '\' 0 snil' -p\ann'-"11 -wn •"'" , "•·';; r �COMPREHENSIVE DEVELOPMENT PLAN WINDSOR TOWNSHIP PLANNING, COMMISSION TOWNSHIP OF WINDSOR, EATON COUNTY, MICHIGAN SEP TE MBER, 196 7 ~ The preparation of this document was financially aided through a Federal Granl from the Department of Housing and Urban De\'elopment, under the l"rban Plnnning Asstst.1nce Program, authorized by Section jQl of the llousing Act of 1954 , as nmendcd, administered by the Michigan [)(!partmcnt of Commerce. ~ TRI-COUNTY REGIONAL PLANNING COMMISSION - - - - LA NSI NG - M ICHIGA N - - - - �TABLE OF CONTENTS PAGE NO. INTRODUCTION PLANNING PERSPECTIVE Purpose and Scope Objectives , , • ••• • Design Considerations ••••••••• , Major Factors Affecting Development 1 2 " ... 0 • (I 3 5 DIMENSIONS OF FUTURE CHANGE Assumptions Projected Needs and Expectations O o O e O C O • (I O O e O e O (I o O 6 O 7 FUTURE LAND USE PLAN 8 Residential Commercial Industrial ••• Agricultural 12 15 17 COMMUNITY FACILITIES PLAN Educational Land Use Considerations Parks and Recreational Land Use Considerations ••. Utilities ••••••o•••••oeoooo• Public Building Considerations .. . .. 19 21 22 24 MAJOR STREET PLAN Principles and Standards •• Future Needs •• • ••••••••• 27 30 CARRYING OUT THE PLAN Plan Implementation • •• • The Citizen's Role in Planning 32 34 �INTRODUCTION The Comprehensive Plan for Windsor Township has been prepared to aid decision makers in shaping the inevitable physical growth of the community. It is based on the assumption that changes will occur in the Township's development pattern as a result of increased urbanization and that such change can be channeled into an orderly, economical, aesthetic, and healthy environment, if given proper guidance. The Plan is based on the attainment of preestablished community goals which have originated in the thinking of various citizens and public officials concerned with the Township's future development and welfare. The Plan actually represents a graphic portrayal of community goals and the more definitive policies and standards which emanate therefrom. These, then, provide the developmental framework for integrating new developments into the existing land use pattern. The Plan represents the second of three phases in the Township's comprehensive planning program, which includes: (1) the inventory and analysis stage; (2) the planning stage; and (3) the plan implementation stage.* Each of these segments is of equal importance in providing present and future populations with an environment in which they can live and work with the assurance that their interests will be protected. Thus, the Comprehensive Development Plan is a schematic illustration which is based upon the latest available projections, the existing development pattern, and on the desires of Township residents. It is a document which has been created for the betterment of the community and one which will have to be implemented by the community if the developmental goals it portrays are to be achieved. *Background material on natural features, population characteristics, existing land use, economic factors, and public facilities and utilities is available in the Background For Planning Study at the Windsor Township offices. �PLANNING PERSPECTIVE ��...,.,. PURPOSE AND SCOPE constant and critical r eview and revi sion as new and more detai led knowledge becomes available. As conditions evolve which are not now foreseeable, it wi ll be nece ss ary to reevalu ate Plan propos als and make appropr i ate alterati ons. Thi s should not be taken to mean that the Plan should be indiscretely amended to conveniently accommodate all requests. It should retain a, degree of rigidity or its value as a development guide will diminish greatlyo To reap the maximum benefits of the Comprehensive Plan, it is imparative that it be utilized on a day to day basis to guide developmental decisions. If it is not used thusly, we can predict with certainty, the occurance of conditions which will result in serious problems in the future. The pur pose of the Comprehen sive Plan i s to pr ovi de for the social, economi c and physical better ment of Windsor Township. It is a means for coordinating development decisions so as to avert problems and anticipate needs before thfly arise. In essence , the reason for devising a Comprehensive Plan derjves from the admission that problems exist or are likely to develop and that action must be taken now, to create and maintain a healthy environment for living, working, and leisure time activities. The Comprehensive Plan for Windsor Township contains six major sections. The first of these is the Planning Perspective which includes a statement of goals and objectives and a brief summary of the Township's existing character. The second section, termed Dimensions of Future Change, includes assumptions and a summary of projections which define those elements to be planned for in the future. Survey Accumulation of facts • Popula1Jon • Transportation • Land Use The third section of the Comprehensive Plan is the Land Use Plan. It deals with the allocation of lands and follows a sequence in each case as follows: (1) Present Situation, (2) Future Land Requirements, (3) The Plan, (4) Policy Guides, and (5) Standards. The fourth and fifth sections assess the future needs for community facilities , utilities, and streets and provides necessary policies and standards to guide their development. A graphic plan is provided for community facilities and major streets. I ;r I . ~ Ill ~ ~ ~ _ ·1esis I Determination ~tJ I ~~ l~~- Effectuation Determination of priorities and programs Every effort has been made to devise a plan which is both general and flexible. Much of the value of the Comprehensive Plan can be realized only through 1 !'Ill I Analysis Study of trends and relationships \J\ V ....-- I of desired relationships J The Plan Graphic presentation of proposed development �present and future residential, commercial, industrial and public needs. OBJECTIVES Prior to the creation of a Comprehensive Development Plan, desired community objectives or values upon which the Plan is based, must be identified. These, in turn, form the basis for more specific developmental policies or approaches needed to reach the desired objectives and outline the basic reasons for the Plan. Development Pattern - Prevent the misuse and waste of land by establishing a pattern to guide future orderly growth and development. Urban sprawl should be contained and development guided into efficient service units. Residential Areas - Provide residential neighborhoods with a quiet, safe, convenient and attractive environment. Principle objectives upon which the Township Plan has been developed are : Commerce - Encourage and provide for commercial development in locations where they are economically feasible and to provide goods and services to the community in. clean, attractive, safe and convenient surroundings. Efficiency and Economy of Development - To assure maximum benefit to the public from public expenditures and private investments in the area through the economical employment of resources, prevention of duplication and waste, and the enhancement of property values. Industry - Provide for adequate, diverse and welllocated industrial sites with room for expansion, easy accessibility and protection from encroachment by other development. Economic Prosperity - To encourage growth and diversification of economic activities, encourage optimum use of economic resources and to take full advantage of physical and economic characteristics unique to this metropolitan area. Transportation - Encourage the development of an integrated transportation network, that provides rapid, safe and economical movement of people and goods through the area. Amenity and Convenience - To guide the area's physical growth and development to assure a pleasant, desirable and attractive community in which to live, work and play; to encourage attractiveness, pleasantness, variety, diversity and amenities in our urban environment. Education Facilities - Provide balanced, well-located educational facilities to meet the needs and requirements of the people. Recreation - Provide a variety of recreational areas and facilities to serve all areas and age groups. Health and Safety - To encourage stable physical development, good living and working conditions, and freedom from hazards in the urban environment. Public Facilities - Provide adequate, strategically located public facilities to meet the existing and future needs of the citizens in the Township area. Land Uses - Provide for the highest and best use of the land for immediate and long-range needs to accommodate both local and metropolitan area functions . The land use element should provide a well-balanced land use pattern capable of meeting Coordination - Provide coordination of Township plans with adjacent governmental units and overall plans for the Tri-County Region. 2 �summation of such findings as contained in the study report, Background for Planning. Location Windsor Township is located immediately south and west of the City of Lansing, very near the center of the Tri-County Region, and is bounded on the north and east respectively by rapidly urbanizing Delta and Delhi Townships. The Township is directly connected to Lansing by US-27 (M-78) and M-99. However, I-96 serves to link the Township to such major Michigan urban centers as Detroit, Grand Rapids, Muskegon and Flint. ·-·,·-; ~.. _,. ... I ..... w- \l lll.11 ' ·, 1-:·!._. .... \ . I Most activities; cultural, recreational, service, commercial, employment, and communications; are centered in the Lansing core area. However, Charlotte and Eaton Rapids, in Eaton County, serve as subsidiary focal points for such activities. ·-·+-- ' :I • .,• • , . . . . ."' ! ! 1· ''°''" OH ' ■-- ·-1 •. ...J---- Po2,ulation Although no particular decade stands out as being a period of significant growth, Windsor Township and the Village of Dimondale have grown consistently from a population of 1,334 in 1920 to approximately 3,600 in 1966. The present development pattern evidences a major concentration of population in the Village of Dimondale, with the remainder of the population being fairly well distributed throughout the Township. DESIGN CONSIDERATIONS Throughout the study phase of the planning program for Windsor Township, many important factors pertinent to a thorough understanding of the community's outstanding assets and liabilities were discovered which will have a major influence upon future community development. These factors must be given paramount consideration in the drafting of a Comprehensive Development Plan. The following is a brief 3 �Problems in the land use patte rn ar e, a s yet, not acute due to the area ' s sparce population. However, s ymptoms of several urban problems are becoming increasingly evident. The median number of school years completed by Township and Village residents was 11. 1 in 1960 , while the median income only slightly exceeded $5 , 700 . According to more recent estimates, by the Tri - County Regional Planning Commission staff, the medi--=~- family income had risen to nearly $7 , 400 in 1965. In 1966, Windsor Township and Dimondale contained some 1, 012 occupi ed dwelling units having an estimated 3. 53 persons per unit. Traffic and Maj or Streets Presently U. S. 27 is the major tr affic artery in Windsor Township , connecting the Township to Lansing, Charlotte and points south. Since a majority of the traffic utilizing thi s facility (averaging 11 , 000 vehicles per day) has no destination within the planning area, futur e volume reductions might be anticipated when the proposed new freeway facility is constructed tb bypass the Township to the west. Em-2!_QYmen t Total employment in the Tri-County Region increased at an average annual rate of 1 % over the period 1956 to 1965. Lansing City is the pr ime employment area in the Region with Windsor Township serving as one of the City's several outlying ''bedroom communities. " Approximately 53 % of the Township's employed labor force worked in the City in 1960 with the automobile industry being a major employment influence. Manufacturing, retail trade, and agriculture, were the three major employers of Township and Village residents in 1960. l i tilities and Facilities The planning area, as yet, has no public sewer or water facilities , The Village of Dimondale is presently in the process of planning for sewerage facilities under orders from the Michigan Water Resources Commission, although Federal assistance is somewhat doubtful. Construction is to begin not later than June 1 , 1968 . The sewage treatment facility presently being planned i s scheduled to have a capacity of 150, 000 gallons per day, to service an estimated 1, 500 per sons. Land Use Windsor Township and the Village of Dimondale encompass approximately 21 , 200 acres of land, 90 % of which is vacant or in agricultural use. Since 1960, nine plats have been recorded, six of which are located north of Dimondale, near or adjacent to the Grand _R iver. This platting evidences a northerly direction of growth toward the City of Lansing. The new Michigan State Secondary Complex is proposed for a 340 acre site just west of the U, S, 27 1-96 interchange. This facility will serve a subsidiary function to the downtown Lansing decision-making center. As many as 17 state functions have been mentioned for possible location in the Complex. 4 �that once developed, the Complex will have a marked influence upon sun: ounding land uses and traffic volumes, Problems within the Township and Village mclude a fragmentation of s chool districts , pollution of the Grand River , and less than adequate provision for solid waste di.sposa1. A further problem presently being encountered is the excessive expenses involved in providing sanitary facilities on a purely local basis, Water - The availability of an adequate ground water supply will play an important role in the development of the Township, At present the ground water supply appears adequate, but increased competition with other governmental units in the metropolitan area could change the current water picture, MAJOR FACTORS AFFECTING DEVELOPMENT Topograpgy - Areas along the Grand River are particular ly desirable locations for residential development due to their rolling scenic character. Sewerage - The sewage disposal situation is one which poses serious implications for the future. Adequate service at reasonable construction costs and service rates could g-reatly enhance development potential. The current problems must be solved, but caution toward embarking upon a short-term solution which may disregard long-range demands must be voiced at this time. Soils - Several areas are characterized by poorly drained and unstable soils, however, the Township's prime development areas are relatively free of such severe soil conditions. Flooding - Caution must be exercised in the development of areas immediately adjacent to the Grand River, Some such areas are subject to periodic innundation and are therefore not suitable for intensive uses which are subject to severe flood damage. State Secondary Complex - The exact influence which the new State Complex will exert upon other land use developments in the near future cannot as yet be measured, as at present it is not lmown just what State functions are proposed in total, nor has the construction scheduling been completed. It can be assuredly predicted, however, 5 �I I r· I 1·. I I I DIMENSIONS OF FUTURE CHANGE I ·- ��Schools : School district annexations will provide a more logical and equitable delineation of school district boundaries. ASSUMPTIONS In projecting population into the future and therefrom allocating land uses to accommodate such population, it becomes necessary to first presuppose those conditions and happenings likely to effect this future growth. The Plan projections are based upon the occurance of the e-vents embodied in the following assumptions : Annexation : The area north of I-96 will, in all pr obability, be annexed to the City of Lansing before the end of the present planning period. Thus, in planning for projected growth, land use allocations for Windsor Township and the Village of Dimondale will be i ncluded only for those areas south cf I - 96. The area assumed to be annexed, will be graphically shown as it is depicted in the Lansing City Master Plan for the purpose of accommodating the City's urban spill-over. Residential : There will be a general decrease in the number of persons per housing unit as the rate of family formation increases and birth rates decline. Thj s will result in a need for more r esidential units for a population of 6, 200 than would be needed for a similar population whose families are larger. State Secondary Complex: The presence of the new State Complex will result in the growth of complimentary uses near the subject site. Employment: The Township will continue to depend upon Lansing as its major source of employment. The planning area is likely to retain its role as a "bedroom community" to Lansing; deriving a large share of its nonagricultural economic livelihood from the City. I I I I r- Charter Township: Windsor Township will become a charter township before 1970. Transportation: The automobile will continue to serve as the principle mode of transportation throughout the duration of the planning period. PROJECTED NEEDS AND EXPECTATIONS Public Services : Dimondale and vicinity will be served by public water and sewerage services before 1970. The Grand River: The Grand River will increase in importance as a recreational asset and residential development will continue to locate along its shores. 4 mo 6 1970 1980 1190 j" �The following is a brief summation of changes which Windsor Township can anticipate by 1990, All but population and employment will receive further consideration in their respective plan subsections. Educational: School plant requirements within the Township proper, will consist of two elementary schools and possibly one junior high school. It is estimated that by 1990, there will be 685 elementary (K-6), 27 5 junior high (7-9) and 240 senior high (10-12) students in Windsor attending these schools or the senior high school in Delhi Township. Population: Based on the continuance of past trends, the rate of population growth -should approximate 26% for each ten year period resulting in respective populations of 3,850, 4,900 and 6,200 in 1970, 1980, and 1990. DIMENSIONS Employment: Since employment is even more difficult to project than population, a very general planning technique was utilized to predict the 1990 employment level for Windsor Township. The technique used is based on projections ·of both population and employment for the Tri-County Region. A ratio of employees to total population indicates that approximately 35% of the regional population was employed in 1965, and that this figure will decline to 31 % by 1990. This compares to 36% or 1,179 employed persons for Windsor Township in 1960. Assuming the ratio of employed to total population will decrease over the planning period, due to the larger number of individuals in the 18 to 24 age group pursuing higher educational levels, this ratio might reasonably be expected to approach 31 % by 1990. The Township can thus expect to have an employed labor force of approximately 1, 925 by 1990. (Based on an estimated population of 6, 200 persons, ) OF FUTURE CHANGE 1990 POPULATION 6,200 persons TOTAL STUDY AREA 21,200 acres -- 1,925 1,200 Students Employed 3 Schools Persons Land Requirements: By 1990, Windsor Township will require a minimum allocation of 1,000 acres of land for residential uses, 135 acres for industrial uses, and 54 acres for commercial uses. There are presently 640, 63, and 34 acres being used for these respective uses. Ill RESIDENTIAL 1000 7 aor .. I h COMMERCIAL 5-4 acres w... INDUSTRIAL 135 acre> �I r rr. [, r f~ I I II I I I ~Ir 1 ~ = I~'-'• FUTURE LAND USE ��rn RESIDENTIAL LAND USE CONSIDERATIONS m Present Situation ,n Residential land uses total approximately 640 acres of land in Windsor Township and the Village of Dimondale. This area is comprised primarily of single family residences with 982 or 97% of the 1,012 housing units being so categorized (includes farm and nonfarm units) in 1966. Recent trends, however, evidence a growing demand for two-family, multiple and trailer dwelling unitso Projected Housing Needs There are presently 1,012 housing units in the planning area accommodating a population of 3, 573 persons. Housing needs for 1990 are estimated at 1,880 units or approximately 870 additional housing units. LAND USE PROPOSALS AND RECOMMENDATIONS Future Residential Land Reguirements In the process of planning for future community growth, it becomes essential that a logical method of projection and allocation be evolved. The method chosen by your Planning Commission is one of present developmental analysis, projected population increase, assumptions of future desired densities, projected structural needs to accommodate (where appli'cable) the expected growth, future gross land requirements, and statements of predetermined policy guides and developmental standards employed to reach the projected land allocations. This process, with the resultant findings and recommendations, are presented for each of the major Township land use functions. Based on the above estimate of 870 additional housing units by 1990 and assuming that both the proposed density desires and population projections are correct, a minimum of 360 additional acres of residential land will be required in Windsor Township by 1990. Due to the dispersed character of present residential development, it is unrealistic to allocate only 360 additional acres of land for such usage. This would result in a plan which is much too restrictive in terms of residential location, thus making the plan very difficult to implement. The land designated for residential use is far in excess of the needs anticipated by 1990. However, 8 �the presented plan has been so developed as to satisfy the concentrated growth principle in addition to providing maximum flexibility, by the establishment of a residential growth pattern. Developmental Density Areas Recommended areas for urban residential development have been divided into three basic density classifications : low, medium and high. Areas of low density development will contain from one to three dwelling units with an average of some 5. 2 persons per gross acre. Proposed locations for this density parallel the Grand River, north of the Village of Dimondale and then run west, to complement the new State , Complex. These areas have good access via existing roads, to Dimondale and Lansing, contain relatively stable soils for septic development, and possess desirable topographic and aesthetic attributes for suburban residential usage . Medium density development areas will contain from three to eight dwelling units per gross acre with an average of 17. 5 persons. Areas designated for this more dense development are located in the Village of Dimondale and around the I-96 interchange. The Village presently consists of residential development of this type and character and the intent is to expand this area as a core of more intensive land use activity. Lands adjacent to the I-96 interchange, possessing favorable residential characteristics, have also been designated as medium density areas to complement the new State Complex. Both of the medium density cores are in excellent position to receive forthcoming sanitary sewerage facilities. High density developments will contain in excess of eight dwelling units per gross acre, with an average of some 27 persons. Although specific high density areas are not shown on the plan, due to the relatively small projected land requirements, such uses should be located near major thor oughfares , As mentioned, lands designated for residential usage are in excess of expected demands. This statement should not be misinterpreted, however, as two very important variables have shaped this planning method. The first variable concerns those lands located north of I-96, As it can reasonable be assumed that this area will be annexed to the City of Lansing before the end of the planning period, and that it -wi.Ir principally accommodate Lansing's urban spillover, projected Windsor land needs cannot and should not be allocated for this area. Yet, as the exact date and area of such action cannot be predicted at this time, the Township has included this area in its plan to guide the area's future development and to avoid future urban problems as much as possible. The second unmeasurable influence is the new State Secondary Complex. A proposar of this magnitude will have a very definite influence upon the development of Windsor Township and the Village of Dimondale. Yet, again , the problem of scheduling evolves, as neither an exact scheduling of construction nor a final determination of the uses to be included in the Complex have been pr esented. Therefore, the Planning Commission can again only estimate and allocate . a fair amount . of land in this vicinity for future complementary uses. 9 �,-, shopping facilities and employment centers for maximum uncongested access and convenience. Further, such areas of high density development should be placed only where sanitary sewer facilities are available. recreation areas, utilities, shopping centers and churches. Policy Guides and Standards for Residential Land Develo.2_ment 7" All types of residential development should be provided, ranging from large residential estates to high density apartments, to satisfy various housing desires. 6. Residential areas should be protected against activities which produce excessive noise, dirt and odors, or which generate heavy traffic, Policies are statements setting forth the means or approaches used to achieve the previously stated objectives. In this sense , they are considered to be a series of guides for both public and private decisions. Because they serve as guides for decisions, they are the basi c precepts or principles for the formation of a Comprehensive Development Plan. Formulated r esidential planning policies are as follows : 8. Sound and imaginative land development should be encouraged, which will allow increased density, while providing more usable open space and a more attractive residential environment. 9. Future residential growth should be maintained in compact neighborhoods where necessary community services, including police protection, fire protection, water , sewer and schools, can be most economically provided, The quality of existing residential neighborhoods should be preserved and enhanced. 1, 2. Premature subdivision of vacant land should be discouraged. Where a specific demand is evident~ land development policies should be flexible enough to be able to absorb such new development under proper provisions for public services. 10 . Residential neighborhoods should be ideally up to one square mile in area, bounded , but not penetrated by major streets, and should be served by an elementary school, playground, and small park in a central location. A small shopping center should be convenient to all homes, The peripheral major streets should be internally served by a network of collector and minor streets fitted to the terrain with careful consideration given to drainage , signt-distance, winter driving hazards, · maintenance economy, and emergency and service vehicle access. 3. All residential areas should be attractive , with well-designed and well-maintained structures, offstreet parking and attractive landscaping. 4. Local residential streets should carry only traffic having a local destination. Fast, through tr affic should be confined to major s treets and highways. lL Residential structures should not be located within flood plains of rivers and streams or in any other locations which present hazards to the safety or health of residents. 5. Each residential area should be adequately served by such facilities as schools, parks and 10 L �RESIDENTIAL LAND REQUIREMENTS - 1990 Density Types Dwelling Types & Lot Sizes Low Single Family Density 15,000 to 40,000 sq. ft. Medium Density Average DU's Per Gross Acre 1-2. 9 Assumed Pop. Dist. 60 % Population 3,600 (1.5) Av. Pop. Per Gross Ac. 3. 5 X 1. 5 Gross Ac. Per 1000 Pop. Gross Ac. Required Total Required (Inc. 20% Exp.) 192 691 830 57 120 145 5.2 One & Two Family 5,000 to 15,000 sq. ft. High Multiple Family Density 2,500 to 5,000 sq. ft. 3-7.9 35% 2,100 5 X 17.5 (5) 8+ 3. 5 300 5% 2. 7 X 27 (10) 11 10 37 11 rn �. C ~· l~L [_. No. Acres* Use Neighborhood & Community Service 3 Misc . & Highway 2. 5 Service Total 5. 5 *Number of Acres per 1000 population **Includes 20 % expansion factor COMMERCIAL LAND USE CONSIDERATIONS Present Situation Commercial land uses in Windsor Township presently occupy some -34 acres of land, nearly all of which is located either in Dimondale or along U, S, 27 (M-78) , As yet, the only concentration of predominately retail activity is that found in the Village of Dimondale as those commercial uses along U, S. 27 are primarily transit oriented, Total** 23 19 42 As shown , by 1990 Windsor Township can anticipate a need for some 42 acres of commercial land, excluding lands used for commercial recreation. This means that the 34 acres , presently classified as commercial, should be discounted to 20 acres to compensate for the existing 14 acre driving range on U. S, 27 . The Township will, therefore , require an additional minimum of 22 acres of land for various commercial uses over the duration of the planning period, :Future Commercial Land Re9!:!_irements Various land use studies throughout the Region and nation have indicated that a community presently uses approximately two acres of retail commercial land for each 1, 000 persons. However , due to ever increasing land requirements for parking, loading space and landscaping, an expanded ratio of three acres per 1,000 persons was developed as a guide to future retail land needs for Windsor Township. Other forms of commercial activity such as highway service facilities and other miscellaneous use s are also consumers of land and hence could not be overlooked. Further study evidenced that a land allocation ratio of 2. 5 acres per 1 , 000 persons should be sufficient to accommodate these additional service needs. To compensate for possible underestimation and to afford a greater choice of site, a 20 % expan.sion factor was then added to each category to arrive at the projected commercial needs figure . Commercial Plan Commercial activity areas have been divided into three different and distinct classifications in the Comprehensive Plan; ''Neighborhood Centers, " "Community Centers," and "Highway Service Centers. " Generally speaking, neighborhood centers are designed and located to serve a subcommunity within the larger Township community and function to meet day to day or week to week convenience goods and service needs. Such areas must be so located as to allow for maximum accessibility from all sectors of the Township without undue traffic infiltration into adjacent residential areas. 12 �Community centers, in addition to serving convenience and personal service needs , generally contain establishments specializing in the sale of more durable goods such as clothing, hardware , -furniture, and household appliances , to meet community-wide commercial needs which are purchased at longer time intervals, Such centers are generally larger in size than neighborhood and highway service centers and require maximum access from all areas of the Township by major arterial roadways, new developments must occur exactly where shown. These areas merely represent a projected need in a general area for commercial activity, Policy Guides and Standards for Commercial Land Develop_ment 1. Related and compatible businesses should be grouped together in suitable and properly located areas, Highway service centers function to meet the demands of passing traffic and hence should be located at strategic locations along major arterials to facilitate their observance by passing motorists. Such uses consist primarily of gasoline stations 9 restaurants , and motels , 2. Incompatible noncommer cial uses should be eliminated from commercial areas, 3. Improved accessibility and adequate parking for existing facilities should be developed in all commercial areas, Projected commercial demands as depicted on the Plan designates the Dimondale business district, the principle shopping facility in the planning area, as a community center, To take advantage of U. S, 27 , two highway service centers and one combined highway service and neighborhood shopping facility have been located along this major roadway, The designation of these areas was based upon projected population densities , convenience distances , proposed residential land allocations , and existing commercial developments, The neighborhood center,depicted north of I-96 , has been so located as to be in conformance with the City of Lansing's Master Plan for this area, It is recommended that new areas of commercial activity be Jocated in the general areas shown on the plan, as warranted by future residential growth, The areas depicted on the plan do not mean , however , that such 4 o An adequate number of shopping districts of sufficient size and scope to conveniently serve all neighborhoods of the community should be encouraged, So Commercial areas should be developed in such a manner that they do not harm adjacent residential areas. 60 The size and design of shopping centers should be determined by pedestrian and vehicular convenience, A shopper should be able to walk easily and ~af ely from the par king area to the center and from one part of the center to the other, 7 o Higher- density residential development should be encouraged around shopping centers so that more people may walk to shop, 13 �INDICATORS FOR SHOPPING CENTER SIZES AND LOCATIONS Neighborhood Center ""'I Community Center Highway Service Center Major Functions Sale of convenience goods and personal services. Convenience goods, personal services and shopping goods. Auto or traveler service facilities Leading Tenant Drug store or supermarket Variety store or junior department store. Gasoline station, motel, restaurant Usual Minimum Site Area 4 acres 10 acres 1 (+) acres Number of Stores 5-15 15-30 Undetermined Service Radius 1 to 1 1/2 miles 3-4 miles ----Passing traffic Minimum Service 3,000-5,000 15,000-40,000 ----Passing traffic Preferred Locations Intersections of collector streets Intersections of major streets Adjacent to major arterials Acres per 1,000 Persons 2.00 0.75 1 - 2. 5 ""' 14 �Future Industrial Land Reg_uirements 8. Merchant groups should be encouraged to initiate improvement programs to make their shopping centers more attractive and more efficient. Such programs could include landscaping, architectural and sign controls and the provision of off-street par king and loading. It is anticipated that the industrial land needs for the Township ' s projected population of 6, 2oo ·persons, should approach 135 acres by 1990. This acreage figure is based upon a ratio of 18 acres per 1, 000 population plus a 20 % expansion factor. 9. Strip commercial developments along major s treets should be di scour aged where inadequate depth is provided for turning movements , because of the conflicts that develop between through traffic and commercial traffic. This figure is in excess of a generally accepted planning standard which calls for appr oximately 12 acres per 1, 000 population. However , in the cas e of Windsor Township, whose economic role in the metropolitan area has yet to be defined, this figure could be low. Should more land be demanded for industrial purposes than has been allocated on the land use plan, it i s recommended that such added development be located in close proximity to the areas shown on the plan. The U. S. 27 - I-96 interchange is a prime locational determinant for industrial development, as is the southwest portion of Section 8 , which connects the Grand Trunk Western Railroad and U. S. 27 . Soils conditions in these areas are suitable for such development and residential structures are relatively nonexistent. Both of the proposed industrial areas also possess excellent access to the I-96 freeway, the proposed State Complex, and are in close proximity to areas presently being considered for sanitary sewer facilities. 10. Highway service ar eas should be located properly to serve motorists without creating traffic congestion or harming adjacent properties. 11. The location of commercial areas should be r elated to an adequate market radius, estimated customer potential, suitable location in the market radius and consideration for neighbor hood circulation patterns. INDUSTRIAL LAND USE CONSIDERATIONS Present Situation The major industrial land use activity in the Township, in terms of acre age, is that of sand and gravel exc avation which encompasses approximately 27 acre s. Based on acreage used, nonmanufacturing and the pr oduction of durable goods are of secondar y impor tance utilizi ng some 20 and 15 acr es of land respectively. Locational Re.9.uirements and Site Criteria Industry has emerged in recent years as a very desirable land use activity both from an economic and aesthetic standpoint, The re a son has been an increased 15 �2. The provision of adequate space for off-street parking and loading should be required. emphasis on good location, improved industrial practices, and more pleasing site design. Industry, itself, has had a great deal to do with modernizing their operations and it is the community's duty to compliment such practices by setting aside desirable sites to accommodate industrial uses, The following criteria was employed to locate proposed industrial areas and can also aid the Township is providing additional desirable sites for future industrial activity if needed: 3. Buffer areas, formed by some combination of off-street parking, general commercial uses or parks or parkways , should separate industrial areas from residential areas. 4. Industrial parks, with attractive site planning, landscaping and building setback and coverage controls, should be provided to attract high-quality industrial development. 1. Locations within easy congestion-free access of major highways or railroad lines. 5. Industrial nuisances such as smoke , dust, odors and noise , should be controlled by adequate zoning, 2. Large sites to provide sufficient space for potential expansion, for landscape amenities, and for on-site parking and loading. ~~n - 6. Industrial plants should be grouped together in specific areas or belts. Industrial land should not be scattered indiscriminately among other land uses because of greater public service costs and harmful effects on adjoining uses. 3. Service (or potential service) by water, sewer, fire and police protection, 4. Desirable soils in terms of stability and drainage capabilities. 7. Industrial needs should be determined in relation to overall metropolitan requirements and economic projections. 5, Protection from encroachment by other dissimilar land uses, 8, Residential land uses should not be allowed to develop within industrial districts. POLICY GUIDES TO INDUSTRIAL LAND DEVELOPMENT 1. Adequate utility services and access to needed transportation facilities should be provided in all industrial areas. 16 �Policy Guides to Agricultural Land Use AGRICULTURAL LAND USE CONSIDERATIONS L Adequate measures should be developed to protect prime agricultural land from urban encroachment. Agricultural zoning is a long-term device to maintain proper areas in agricultural production. Agriculture continues to play a significant, though diminishing, role in the use of land in Windsor Township. Some 14, 500 acres were being used for agricultural purposes in 1966. Windsor Township cannot reasonably expect all of its ar ea to develop by 1990. Therefore , several thousand acres have been depi cted on the plan for agricultural usage. As can readily be seen, some of the land set aside for this purpose is not now utilized for agriculture; nor is it likely to be so used in the future . However, due to soil conditions, lack of accessibility, and in some areas , the existing developmental character , it is recommended that these areas be retained in uses of very low intensity. 2 . Measures should be developed which would en courage the use of suitable rural land for private recreation. Areas designated for agriculture may be developed for residential uses having relatively large lots. Lots of 40,000 square feet or larger generally do not require public sewer and water service and therefore carr be located somewhat distant from service areas. This also offers the potential for estate type developments, thus expanding the range of choice among housing types within the Township. Since agriculture continues to play an important part in the use of land in the Township, those areas best suited to agricultural endeavors should be preserved as such. 17 �~ WINDSOR I p , ., I ~,, I LAND ) r,-----1=-~l,..-~-----'......,_ I USE PLAN RESIDENTIAL Medium Density I Low Density I I )""',>-, :I ,/1----7 '-,, • ¢ ):.-- :: ------------- - I I _ _ INDUSTRIAL ~~------7-- / ' )', I .~/• OlMO NDALE COMMERCIAL : - I I '~~m TOWNSHIP GOVERNMENTAL I I I I ----+------,-----1-1----" I I I I I I I I 6 .5 0 Scale in miles --·---.. . . •- ----=➔--- ~ -- TRI-COUNTY REGIONAL PLANNING COMMISSION 535 Clippert St. , Lansing, Michigan '"''!' 1 -~ Tha prap,1,•nUoo or ll,!,; wn" lln.inclnlly :,.J<Jod Un·oug:h :, 1•'<:clc,·nl grnnl fr1>m the Url>lm Renawnl Adinlnl&t>:nUon of the Ocpn1"lmont o[ Uouslng ond Urb.1n Dcvel\>j)rnenl, undu1• the Urban Plannlng A~~l5tance !'rug,-~.,, authorized hy Section 701 of tho Housing Act of l&.54, :u; amon<led, ndminlste,-ud t,y the ~Hcl1ii:m1 0cJ)nrtmcnl or Commo,·cc. �COMMUNITY FACILITIES PLAN 1 11 �I �Future School Construction Within the Townshi2_ 2 1 '~ - - - - - - -.lJ ·~<, ,..,, ~-.} E;..,-J. . ~~- ~ -· ,...,,, The Holt School District is presently the only district contemplating new school construction within the Township during the planning period, It is estimated that with school district annexations, there will be approximately 1,200 students (K-12) in Windsor Township to be accommodated by the Holt District by 1990. This enrollment will consist of approximately 685 elementary (K_-6), 275 junior high (7-9), and 240 senior high students (10-12) whose Windsor located school plant requirement will consist of one junior high school and two elementary schools. It is anticipated that all senior high students will continue to utilize the existing facilities in Holt. Elementory School 1 Junior High Schoo I - -I #"•» .~ I (A i...,.. 11 .., ' I - ~••Jill EDUCATIONAL LAND USE CONSIDERATIONS Present School Situation l I_~ _ rn 1-·· j_LI The two elementary schools, one existing and the other a proposed facility northeast of the Grand River, should have respective capacities of 450 and 300 students, The junior high facility should have a capacity of approximately 750 students and will draw from portions of Delhi Township as well as from Windsor Township and Dimondale. Windsor Township is presently being served by seven school districts with the Holt District playing the most significant role in terms of students accommodated and school facilities within the Township, There are, however, presently only two schools located within the planning area, Dimondale Elementary School, located in Dimondale and hence the Holt District, had an enrollment of 472 in 1966, It has 19 classrooms and an enrollment capacity of 590, based on an average classroom size of 31 students, West Windsor Elementary, the second facility, is a two room school with an enrollment capacity of some 60 students, This facility, although in use, is presently not being utilized by Windsor Township students, All students from the Township who reside in the Charlotte District are being bussed to schools in the City of Charlotte, There are two alternatives for the junior high school location. Alternative one is in Windsor Township approximately as shown on the land use plan, Alternative two is in Delhi Township near the Holt and Grovenburg Roads intersection, The ~hoice .of one or the other of these sites will depend on the expediency with which a site can be acquired, and the availability of public services. Both the new elementary and junior high schools should include sufficient space for related park facilities. 19 �4. Sites should be acquired or reserved well in advance of the development of an area. SPACE NEEDS T.Y.Q_e Elementary Park Elementary Junior High-Park** Site Size In Acres 15 13 45 No. Total Acreage* 1 1 1 Recommendation 15 13 It is strongly recommended that school district boundaries be redefined to more efficiently and economically serve the needs of the Township population, Of particular concern is that area north and east of Dimondale where a more logical delineation of boundaries i s in order, 45 73 *Includes recreation space and school site **In the general area of either alternative one or two The third elementary school shown on the Plan diagram has been so placed in accordance with the City of Lansing 's Master Plan which, a s previously mentioned , encompas ses that portion of the Township north of I-96. We st Windsor Elementary is not portrayed on the 1990 Plan, in that the present plans of the Charlotte School Distr ict are to eliminate all one and two room schools sometime after 1970 and bus all outlying students to schools within the City of Charlotte. SCHOO L STA ND AR DS Poli cy Guides and Standards for School Development L A school should be centrally located in relation to the population it will serve. Type Min . 2. Elementary schools should be located so that children can conveniently walk to school without crossing major tr affic ar terials. Junior and senior high schools should be conveniently accessible by automobile or mass transit facilities , 3, Development of combined or adjoining school, park and recreational facilities should be provided in or der that they may be given maximum and efficient use and land cost may be reduced. 20 Pupil Size Ideal Max. Site Size Acres Ser vice R adiu s E l ement ary 230 700 900 5 +l / 100 Pupils 0 . 5 Mi. Junior High 750 1,000 1,500 15 +1 / 100 Pupils 1. 0 Mi. Senior Ili gh 900 1, 500 2,500 25 +1/100 Pupils 2. 0 Mi . Elementary Park Combin ation 8 +l /100 Pupils 0. 5 Mi. Jr. High Park Combination 40 +1 / 100 Pupils 2. 0 Mi. Sr. High P ark Combination 40 +l/100 Pupi l s 2 . 0 Mi. �Windsor Township has a number of opportunity areas which offer the potential to be developed as community park facilities. Of particular impact is the barren pit north of the State Secondary Complex site and any of the several points along the Grand River, particularly Island Park,, the several backwater areas and the gravel pit along the northwest boundary of Dimondale. Furthermore,, the area depicted on the plan in the southwest portion of the Township and extending into Eaton Rapids Township,, 0ffers excellent recreational opportunity. An area of thh , size and character should be preserved in the event that a regional or metropolitan recreation authority is established during the planning per iod. PARKS AND RECREATION LAND USE CONSIDERATIONS Present Situation '-~ Windsor Township and the Village of Dimondale presently have but five acres of land both owned and used by the public for recreational purposes. The Dimondale School playground and the Village horseshoe courts comprise this land area. Future Recreational Land_R_~.9.uirements Local recreational needs should approach 5. 5 acres pe.r 1 ,, 000 population fot' a total of 35 acres by 1990 ,, according to generally acknowledged standards. This might be termed the minimum acreage requirements since community parks or those parks for communitywide patronage are not included. This figure also does not include lands for r P-gional parks , scenic roads, or privately owned and public..;.lly used facilities such as golf courses. The 35 acr e minimum does includ8 school oriented playground facilities,, ne1ghborhocd parks and playfields. . The Village of Dimondale also has quite a reputation to build upon regarding the pitching of hor seshoes. This activity is an important community asset and should be given a high pr jorHy in the provision of future recreational facilitiPs in order to make the Village of Dimondale the horsebhoe pitching center of :vnchigan. Flood plains,, as designated on the plan, are not necessarily proposed for parks and r ec;reati'On. These are open space area1 which should rmnain undeveloped by intensive uses to minimjz e potential flood damage ,, to maintain the hydrolic efficiency of the river , and to prepare for their potential development as recreation areas or scenic highway routes as future needs evolve. Approximately 30 acres of new facilities should be complementary to,, m: part of, the school- park system. In addition,, neighborhood parks and playfields can be provided by requiring that small land areas be dedicated to the Township o:r Village, by subdivider s 9 in the land subdivision process. In so doing,, areas can be set aside for both active and passive recreation to meet the needs of all residents,, whether young or old, 21 �UTILITIES Policy Guides and Standards for Recreational Land Use Develo2ment Present Situation A balanced system of recreation facilities should be developed and properly distributed to serve the entire community. 1. Currently, the planning area is without public water and sewer service. Dimondale is under order by the Michigan Water Resources Commission to provide such service within the next two years in order to curb further pollution of the Grand River and also to insure the availability of a safe water supply. · The Village has made application for a Federal grant to aid in satisfying these needs , but a low priority nearly eliminates this as a financial source. 2. Community active and passive recreational needs should be satisfied and provided for all age groups. 3. Neighborhood parks , in conjunction with public schools , should be developed wherever possible. 4. Sites should be acquired or reserved well in advance of tixpected development. Future Sewage Disposal Needs 5. "Open space" policies should be developed which would preserve s cenic or historic sites, reserve land for future urban use , protect irreplaceable natural resources , and maintain prime agricultural land. Two alter n atives are available to the Village to solve the sewage disposal problem. The first entails the construction of a proposed 150 , 000 gallon per day secondary treatment facility to serve a future population of 1 , 500 persons. The estimated cost of this alternative would be in the vicinity of $500 , 000 . 6. Policies should be promoted which would encourage the development of woodlots and other scenic areas as private recreation facilities . The second alternative involves the utilization of the 1,000,000 gallon per day Delta Charter Township sewage treatment plant located on the Grand River west of Lansing. No cost estimates have yet been determined for this alter native, STANDARDS FOR PARK AND RECREATION AREAS Type Ac/1000 of Area Pop. Playgrounds 1.5 Neighborhood Parks 2.0 Playfields 2.0 Community Parks 3. 0 Size Ideal Min. 4 2 Service Radius 0. 5 Mi. 10 5 15 10 o. 5 1.5 50 30 5. 0 It is strongly recommended that the second of these alternatives be pursued. The following reasons are presented to substantiate this recommendation. 22 �The proposed treatment facility is designed to serve a population of 1,500. Initially, the plant would serve the Village population of 900 persons to which another 900 will be added by 1975 accordint to plan proposals which call for a concentration of growth in the vicinity of Dimondale. This means that the plant would be operating over capacity by 1975 and that another sizable expenditure would be necessary by Township and Village residents within a relatively few years to provide an expanded facility. Such considerations should be weighed carefully in the cost comparison process. 1. Tertiary treatment is tremendously expensive and it will not be economically feasible to provide such treatment at several locations. Should Lansing elect to more perfectly treat its sewage effluent while upstream communities do not, little will be gained in maintaining a high level of water quality. Efforts should be coordinated now to prepare for a single area-wide facility where more complete sewage treatment can be economically provided in the future . As the above indicates, sewage disposal is an area-wide and not simply a local problem. Steps should be taken now to arrive at an equitable area-wide solution before the problem becomes further complicated by only immediate and temporary solutions. The expenditure of local funds to satisfy temporary need increases the overall long-term cost of providing sewer service. In some cases only the temporary solution is open to the community, demanding that it be persued. In this case , a more permanent alternative is available and it has the potential to benefit not juBt the residents of the planning area but also those of the larger metr opolitan community, It is hereby recommended that a cost comparison be made of the two alternatives , considering present, as well as future costs. It is believed that the over all cost of consolidating service would provide a much more economical solution. It is further recommended that negotiations be started to organize a sewer district consisting of Windsor Township , Dimondale, and Delta Township. This is an opportune time to begin solving the metropolitan sewage disposal problem and might pave the way for a totally unified 2. The State is contemplating purchasing sewerage service from Delta Charter Township to sel'vice the new State Complex to be located in Windsor Township. Preliminary plans have already been prepared by Delta Township to serve the Complex and to provide, in addition, a surplus capacity of three to three and one half million gallons per day at the site. This is enough to serve a population of approximately 30 , 000 persons, well m excess of that anticipated for the planning area by 1990. 3. An additional sewage treatment plan discharging into the Grand River is contrary to the long-range objectives established by the Michigan Wate:r Resources Commission to upgrade the water quality of the river. Safo total body contact is the objectiv~ and an additional sewage discharge, whether secondarily treated or not, would not aid in fulfilling this objective, 4. As the metropolitan area continues to grow, a more complete method of sewage treatment will be necessary to maintain water quality standards. 1111 23 I 'Ill �\ " WINDSOR PUBLIC TOWNSHIP FACILITIES PLAN , {) FACILITIES I I : )''·,• -, /I '· I I -~·+-- -----j'L-----+------------• e EXISTING I ' • 0 PROPOSED I I / /) : •ob<IL . SCHOOL I RECREATION and OPEN SPACE I I I I I i GOVT. CE ----+---- -..----+1---1 I I I I I I 30 ,. 6 0 ,5 ~~m~~ t - - - - - 133 TRI-COUNTY REGIONAL PLANNING COMMISSION 535 Cllppert St. , Lansmg, Michigan TM pmparat.1011 o( this map wu ftnanclally alood 11,...,..p I l'\Kllral p-ant from Iha Urhlln ftcr,cwal Adnlit1LaU-11ion of 1116 Dc!11nrtm,,nt or llou1ln1 and Urban Dewlopment, under Iha Urt.n PlaMblg AulatlLDOII Proe:nm authorized b) SHUoa 701 of Iha llwalna Act of 1964, u 1.ir,ondlod, lldmlnla\Cred by the Mkl,(pn Oi!partmNI oJ Conu,..,..,.. •9 �: MAJOR uses at STREET PLAN =- a -• • ---- l �"' PUBLIC BUILDING CONSIDERATIONS metropolitan sewage disposal district consisting also of La.n:3ing, East Lansing, and Delhi Township. Present Situation Future Water Needs There are presently two centers of government within the planning area. The first being the Dimondale Village Hall, located next to the fire station and the second the Township Hall at the corner of Jefferson and Bridge Streets. The Township Hall is a very old structure which will require renovation or replacement by 1990 ,, and the Village Hall is less than adequate in size. At present, the water situation in the metropolitan area is one which evidences a gradual lowering of water levels. Increased competition between the various metropolitan subunits. will not improve this situation. Every effort should be expended to insure that a continuous water supply is available and policies should be adopted on a metropolitan or regional scale to fulfill this objective. Water and l?ewage disposal service are metropolitan (or regional) problems which cannot be solved equitably at the local level. Recommendations It is highly probable that if Windsor Township is to maintain a public building for a governmental center, a new structure will have to be constructed. It is recommended that the Village and Township jointly provide such a facility in the vicinity of the present Township Hall, to be utilized as a combined TownshipVillage Governmental Complex. This would combine an excellent centr alized location with economy in the pr ovisi on of such a facility. Provi sion might also be made to accommodate the fire station and libr ary facilities in thi s complex to minimize the number of sites and buildings requi r ed to satisfy public facility needs. This Complex might r easonably be expected to occupy fr om one to thr ee acr es to adequately provide for landscape amenities and off- street parking. Such action would require that additional land be purchased adjacent to the present Township Hall site. Solid Waste Dis2osal Needs Windsor Township operates a modified sanitary land fill which is generally less than adequately maintained and is characterized by incomplete cover , ground water problems and a lack of sufficient space. The ' Village of Dimondale utilize s an open dump, a facility whi ch must be converted to a proper ly managed sanitary landfill by 1968. Both facilities are potentially ' hazardous to the public health and safety. It is anticipated that the Township and Village will require about 0. 2 acr es of land per year for each 2 , 000 persons, with refuse compacted to an eight foot depth. This means that the area will require a minimum of 10 acres for landfill between now and 1990. It is recommended that the Township and Village cfosely comply with Phase I of the Tri-County "Solid Waste Disposal Study 11 to insur e that future needs will I be met. 24 ��~ A community's transportation network has many parts and functions, all of which must be so related as to provide for the most efficient, economical and safe movement of people and goods between various land use activities. Properly planned and coordinated, this component can make the environment more attractive, strengthen commercial and indus- trial developments and assist in implementing and stabilizing land use patterns. This section of the Comprehensive Development Plan has been developed as a guide for the future location, function, and design of major streets and highways within Windsor Township and the Village of Dimondale. 26 �point out the criteria by which each facility is so categorized. In addition, cross-sectional standards have been developed as a guide for new roadway construction and for proposed improvements to existing roadways. The presented standards were designed and approved by the Tri-County Regional Planning Commission Technical Coordinating Committee in mid 1966. Present Situation Generally speaking, there are but three major trahsportatioil facilities in Windsor Township; I-96 , US-27 and M-99. In terms of traffic volumes, U.S. 27 is the single most heavily traveled highway in the planning area, carrying an average of 11 , 000 vehicles per 24 hour period. Princi2_les and Standards The direction, rate and type of anticipated growth is in many ways dependent upon the adequacy of the transportation system. Streets and highways must be organized into a well-defined hierarchy according to the uses they presently accommodate and the functions they are expected to assume. For this reason, a functional classification of streets and highways is presented to FUNCTION A L TYPE Local Street Collector Street P RINCIPAL SERVICE CH ARACTER I STICS• DESIGN SPEED (MP !!l DESIGN VOLUME / LANE / HOUR ACCESS CONTROL Provides direct access to individual abutting properties 30 100 None Collects and distributes low speed, medium volume local street traffi c and moves it to 30 250 None and from arterials; also pro- vides direct access to individual ab.ttting properlies Minor Arterial Moves through traffic at moder ate speeds and volu mes to and from major arterials, expressways, and other tr affic generators; also provides dir ect access to Major Arterial E xpressway Freeway ~ 35 500-600 Rur al Rur al ,, None 50 400-600 Urban 30-40 Rural 50 Urban l , 000 Rural 900-1000 Limited control of access ; some cr ossi ngs at grade, some direct private driveway connecti ons Urban 50 Urban 700-800 Rur al 60 Rural 600-800 Partial control; some direct private driveway connecti ons Moves through traffic at high speeds and volumes to and from freeways, and other major traffic generators Urban 60-70 Urban 1, 000 Rural 70 Rural 900 - 1000 Moves through traffic at high speeds and volumes between major traffi c generator s ~ 60-70 Urban 1,500 ~ 80 ~ 100-1200 abutting properties Scenic Road Urban Moves noncommer cial, pleasureoriented traffic at m oderate speeds between and/or through scenic areas and parks Moves through traffic at moderate speeds and high volumes to and from expressways, freeways, and other major traffic generators Full or partial control; interchanges at major intersections; some cr ossings at grade ; no di r ect private driveway connections Full control; access connections with selected public roads only; no cr ossings at grade ; no di r ect pr ivate driveway connections *Developed by Tri-County Regional Planning Commission as part of the Land Use - Natural Resource - Tr ansportation Study, as designed and approved by the Tri-County Regional P l anning Commission Technical Coor dinating Commi ttee , 1966. 27 �CROSS SECTIONAL CHARACTERISTICS* T~ Right-Of-Way Width Pavement Width Number & Width of.Travel Lanes Local Street Low Density Medium Density High Density 66' 66' 66' 22' - 24' 30' - 36' 36' Collector Residential 90' 44' 2@ 12' 90' 48' 2@ 12' 48' 60' 24' - 48' 4@ 12' 4@ 12' 2 - 4@ 12' 2@ 24 1 4@ 12' Commercial & Industrial Minor Arterial Urban Urban Rural 120' 120' 120' Parking Lane Width --- ------- ----- 2@ 10' or None 2@ 12' or None None None None I Median StriQ Shoulder Width Border None None None Variable None None 21'-22' 15' - 18' 15' - 18' None None 22' None None Dependent on R/W None None 10' - 12' Dependent on R/W Dependent on R/W Dependent on R/W None 12' turning lane None I Scenic Road M11,JQI Ai:t!li:iill Urban Variable None Variable If provided, 10' - 12' Dependent on R/W None Dependent on R/W None None 10'-12' Dependent c,n R/W Dependent on R/W Dependent on R/W 120' - 175' 60' 4@ 12' None 120' - 175' 120 1 -175' 150' 2@24' 2@ 24' 2@24' 4@ 12' 4@ 12' 4@ 12' None None None 16-70 median or 12' turning lane 16' minimum 70' minimum 70' minimum EXl)ressway Urban Rural 200'-300' 200'-300 1 2@ 24' - 48 1 2@ 24 1 - 36' 4 - 8@ 12' 4 - 6@ 12' None None 70' minimum 70' minimum 10' - 12' 10' - 12' Dependent on R/W Dependent on R/W Freeway Urban Rural 300' & over 300' & over 2@ 24' - 36' 2@ 24' - 36' 4 - 6@ 12' 4 - 6@ 12' None None 26' minimum 70' minimum 10' - 12' 10' - 12' Dependent on R/W Dependent on R/W Urban Urban Rural *Developed by the Tri-County Regional Planning Commission as part of the Land Use - Natural Resource - Transportation Study, as designed and approved by the Tri-County Regional Planning Commission Technical Coordinating Committee, 1966. �CROSS SECTIONAL CHARACTERISTICS NOTE : Var iat ions 300 in Cron - Sect io nal Standards Ref lect Oifferen<e Between Urban and Rural Street Functions ~ ~ MIN . 79' 1 ...1.. . ,..,, 24'- 36 1 . G,r:::::-J PLUS ~ ''~'""'"" 7 2s•-'•~o' 4 · 8 MOVING LANES FREEWAY I AND Si a., I>£ NO PARKING DIVIDED I J,11: LANES PAVEMENT -200'-300 i 1 r 24 -48 1 4 -8 1 ....... .,io ,. . MOVING LANES AND NO I 24' MOVING o 11 ' lurrunQ lane ,111111, PAR KI NG PAVEMENT NO PA RKI NG 1-.. . .i..Y1 ;4•- 6~r~~~. .,. . . . . for 2- 4 MOVI~ LANES AND NO PARKING MINOR ARTERIAL ARTERIAL* 90 1 ~120' 24' A ND could be 1ub1hlul ed I(,, •• 'i 1 24 -48 1 ., l,s•-10' LANE S MAJOR • DIVIDED r ~ ~ ~~ ~~-~-5• 4 "'''ti'.,"•{\,, 26'~··70' EXPRESSWAY, ~ ,,,.i, The med10n 1trip /'"~I a ,,.,~- ~~~4•-48~::ff 2 - 4 MOVING LANES AND 0-2 COLLECTOR PARKING STREETS LANES 2 MOVING LOCAL LANES STREETS LANES �ers comply with and, where applicable, construct such facilities during subdivision development. This method of providing new facilities, though offering a somewhat fragmented approach, can be accomplished at minimal expense to the taxpayer through proper land subdivision regulations. Future Needs In Windsor Township and Dimondale, all of the existing road and street network will serve as the skeletal framework for future development. Of course, the ' functions of some of the existing network will change , due to the proposed allocation of land uses, which will cause greater use to be made of previously little used facilities . In addition, some new facilities should be constructed to fulfill plan requirements. These are: - 1. The extension of Jolly Road in Section 2, west to Crietz Road and the I 96 intersection. - 2. The extension of Crietz Road from Dimondale Highway to Holt Road to reduce unnecessary traffic flows through Dimondale. Policy Guides for the Transportation Plan 1. The circulation system should be coordinated with those of adjacent communities to insure an economical and functional system. 2. Major thoroughfares should have the minimum number of intersections needed for safety and efficiency. 3. Insofar as possible, provision should be made for the separation of vehicles from pedestrians, through from local traffic, fast from slow traffic and commercial from recreational traffic. 3. A new loop collector facility in Section 10 to serve Trial's End Subdivision, Hill'n Hollow Subdivision and probable new development in the area. The use of local streets for through traffic should be discouraged. 4. Street design and parking and loading facilities should be adjusted to fit the movement, volume and character of traffic and the adjoining uses of land, both present and future. I 4. The improvement of the Canal Road - U.S. 27 intersection to complement the relocation of Canal Road through the proposed State Secondary Complex. 5. Major streets and freeways should .be so located as to bound, rather than cut through residential neighborhoods. Residential streets should be reserved for local residential traffic. The Planning Commission realizes that each of the proposed new facilities would demand large expenditures for land acquisition and construction. Therefore, it is recommended that detailed surveys be initiated to determine exact new street location. Once such locational determinations have been made, the Township should reserve such lands to insure that develop- 6. Frontage roads should be used whenever possible in commercial areas which abutt major trafficways. 7. Where appropriate, thoroughfares of scenic attraction should be provided along with landscaping and stopping places at points of interest. 30 �TOWNSHIP MAJOR STREET PLAN* EXISTING - Freeway Major Arterial Minor Arterial Collector Scenic Road *Proposed scenic route and new streets in blue D 0 .s Scale In miles TRI-COUNTY REGIONAL PLANNING COMMISSION 535 Cllppert St. , Lansing, Michigan Tllo pNpa.rallon ol I.his ll\QP wu !lnanciallJ :tfilutl Ui....,p ~ Fedcrnl grnnt from 0.... Urbnn Reoow:il Admlnlltl'atlon or tho Dcp.,rlmllnl 111 !ltlllafnl,:'.nnd Urban De,,.,loptn0nt, 111\do.rtlM!Urbon Pl111111\ngAula1Moo J>rogn,m awthorliltdbySUcUon 701 oflheHou•hlll Act or llN'I, u amondod, tdmtn111en>d liy Iha Mld:ilpn O,,p:u·unent or Commoroe. �,., . . "" ■ CARRYING OUT THE PLAN ��constitute a direct investment of local tax moneys for plan implementation. Ado2_tion of the Plan State law grants planning commissions the power to draft and adopt comprehensive development plans. The Windsor Township Planning Commission has so acted. Now, what remains is for the Planning Commission to submit its plan, for review and comment, to the Township Board and the public, to receive suggestions for final modification. Final adoption, thereafter, by the Planning Commission will incorporate the Comprehensive Development Plan as a document of formal governmental policy. PLAN IMPLEMENTATION Zoning The Comprehensive Development Plan is a graphic statement of policy objectives concerning the future physical development of the community. Positive actions are required on the part of both public and private interests, acting in concert, so that the plan proposals can be realized. Private actions take the form of investments in homes, stores, factories, and farms pursuant to regulatory controls established by government. Public action in implementing the plan generally follows five courses: Adoption by the Township Planning Commission to give the plan official recognition as the document for future developmental guidance ; the adoption of zoning regulations ; i;,ubdivision regulations; the development of a public improvements program; and citizen support and participation. Of the four, only public improvements (streets, schools, parks, sanitation facilities and protective services) The Zoning Ordinance is the major tool available to local government to structure the land use element of the Comprehensive Plan. The Plan indicates population densities for the residential areas and general locations for major commercial and industrial areas of the community. These policies are translated into precise, although short-range, land use patterns through the application of the zoning regulations. The purpose of zoning is to regulate the use of land and byildings to protect areas of uniform development from the adverse effects of disruptive land uses of any type which would tend to lower the economic value , efficient operation, and the physical and social amenities of the surrounding properties. This applies equally to residential, commercial, industrial, and agricultural land uses. 32 �The C.Omprehensive Plan and zoning should not be thought of as. one, for they are distinct legal entities with markediy separate functions. The Plan is an objective, a guide and frame of reference for future land use·, while zoning applies a specific district in the Zoning Ordinance to a specific property. The zoning of a property may or may not reflect the existing use. The .Plan should act as a guide to the actions of the Planning Commission and the Board of Trustees in reviewing and acting on zoning changes. The elements of the comprehensive plan will be thrown out· of balance if they are not coordinated in their implementation. Schools, major streets and highways, and community facilities will not be in proper relation to each other if the land associated with these features is not zoned appropriately when the time is ripe for development. The Plan is comprehensive in a way no zoning map can be in relating all the elements of urban development in ways that will allow for well-planned communities. value over the years allowing for greater economic benefits for the owners and lower maintenance costs for the community. The character of an area is set for years to come by the initial design and quality of a subdivision. Zoning works in conjunction with subdivision laws to protect the development from harmful land use encroachments adjacent to and within the subdivision which would lessen its desirability as a place to live, shop, or work. The Capital Improvement Program Public improvements are investments made by the community in facilities which will benefit all citizens. These include schools, libraries, parks, fire and police stations, sanitation facilities, streets and highways, and all of the many physical components which go into a balanced community. It is for the Comprehensive Development Plan to relate these properly to each other in their location and distribution to the other components of the Township environment. Subdivision Re_gt!lations The Capital Improvements Program establishes a short-range priority schedule of needed public improvements in accordance with bugetary capabilities. This tool should be very comprehensive in scope by assessing future needs and programming improvements for streets, storm and sanitary sewers, water service, recreational space, fire protection, and other community facility needs. It is actually a short-range plan which is utilized to effectuate the Comprehensive Plan in increments of five to six years. It outlines improvements which will be required and establishes the most desirable economical A second tool which is used to effectuate both the land use and circulation elements is the Subdivision Ordinance. This regulatory devise sets minimum standards for the division of land into parcels for homes and other uses. It is designed to insure that the economic value of sites is not impaired because of unwise land division, design and construction of substandard streets and utilities which the community will be required to maintain later at the taxpayer's expense. Well-planned subdivisions with adequate lot sizes, street widths, and utilities will increase in 33 �3. Soliciting and encouraging broad citizen interest in the planning process. sequence required to fulfill plan objectives. The Capital Improvements Program also proceeds one step further by assessing the Township's ability to pay, therefore, guiding public improvements within the bugetary constraint. It is, in accordance with State law, the responsibility of the Township Planning Commission to formulate such a program for the elected Township officials. 4. Participating in the hearings on the plan to insure that it reflects community-wide rather than special interests. 5. Supporting the plan after adoption to insure that the community interest is being served. 6. Cooperating with the governing body in plan enforcement. 7. Protecting the plan from indiscrete or piecemeal change which will cause the disintegration and subsequent ineffectiveness of the document. THE CITIZEN'S ROLE IN PLANNING The development of a comprehensive plan is a major concern to the Windsor Township Board of Trustees and the Planning Commission. These, however , should not be the only interested parties involved in planning for the community. The Township consists of over 3,500 citizens for whom the plan is being formulated and upon whom it depends for success. Citizen interest and participation are of utmost importance to public understanding, acceptance and support of the planning proposals set forth in the plan document. 8. Backing financial support for plan effectuation, when needed. Planning for the community does not terminate when the plan is completed, Planning is a continuing process Periodically, new data must be collected, analyzed, and integrated into a revised plan to assure that it will not perish due to obsolescence. Citizen interest and participation should also be a continuing process. The Township belongs to the citizen and his interest in his community is vital to its proper development, There are many areas in which citizens can aid in guiding desirable growth in the future and make other very valuable contributions to the planning process: 1. Forming citizens committees to aid and cooperate with local officials in the decisionmaking process. 2. Helping to formulate community goals and objectives. 34 ��a I a a a s .. • a » -=---=--· a c a -, C . >- W I 1 ◄ L..--""7 "1..I I ----- ------- __ ·__ _ TRI-COUNTY REGIONAL PLANNING COMMISSION CLINTON COUNTY Alan R. Dean Reginald E. Nelson Mrs. Jane L. Smith, Treasurer Ernest Carter, Ex-Officio WINDSOR TOWNSHIP BOARD EATON COUNTY Garry Marsh, Supervisor Albert C. Boyd, Chairman Dorothy Hull, Clerk Elizabeth Holliday, Treasurer Lloyd J. Eaton Kenneth E. Fry Edward Jackson, Trustee Lawrence Van Geison, Ex-Officio Eugene Nemeth, Trustee TRI-COUNTY REGIONAL PLANNING COMMISSION REGULAR STAFF INGHAM COUNTY Myles G. Boylan, Vice-Chairman Joseph P. Kiersey Mrs. Mary 0. Black WINDSOR TOWNSHIP PLANNING COMMISSION Robert R . Robinson, Ex-Officio Wm. C. Roman, Executive Director Bill G, Rowden, Assistant Director Herbert D. Maier, Assistant Director Robert L. Kuelme, Chief Planner Karl R. Hosford, Senior Planner James R. Verougstraete, Associate Planner Robert Adams, Chairman Ronald J, Swan, Vice-Chairman Dorothy Hull, Secretary Mac Lockwood Lloyd M. Eddy Leo Fulton Jean Fay Larry E. Folks, Associate Planner J. Martin Frissel, Associate Planner *Fred L. Hoisington, Assistant Planner *Timothy M. Price, Planning Aid *Arthur N. Glick, Planning Aid *Joseph Albanza, Planning Aid Keith F. Pier, Planning A id Mary M. Lerg, Planning Aid *Phillip L. Schmidt, Planning Aid Ted R. Coulter, Printer Anthony J. Schifano, Delineator RobertE Lawrence, Account Clerk Carol Ann Keenoy, Administrative Assistant Barbara Connell, Clerk Typist Leona Barks, Clerk Typist *Part-time .a. �.Iii Cn-ntp11,e,ke1tA ive Devetn-pme,11,t Pf 0, 1t PLANNING IS FOR PEOPLE Planntng I■ comprebouhely tblnklDI ahead. It t■ glvlDC forelhoupt and pldance the need■, de ■ tre■ and oervice■ which will be demanded by a p-owtng populauon. For example II you are : lo A Home Buyer, you will be able to vtaualize which areaa are de■ tsna11Bd for reoldentlal u■ap and be auured of oound protecUve menu.re ■ for you.r lnveatment. A IIWltpeHmap. you will be able lo obtain an ln■ lpt u lo populaUon and Income proJecUon■ and trend■ within your ■ ale■ area. You will have more detailed knowledp of whore future needa for retall outleta are moat likely to occur and thereby be better able lo loca11B future e ■ tabllahment■• An lnduatrlallat, you will know more about the future obJecUveo of your community, It■ piano for hlghwayo, uUUty and laclllty eervlcea, and the characterllltlce of tta labor rorce. A Developer, you will be better able lo predict whore future bou■ lng type■ and demand■ will form . You will be able lo make uae of a central eouroe of Information 011 populaUon and houolng trend■, land charac11Brt■ tlc ■ and Income dt■ trll:utlon lD addition to accompanying protective ordinance ■ • An lntere ■ ted Citizen, you wUl know more about your community, lta potential and need■ and Ju■t what t■ planned for the future. The plan provide■ an underatandlng of bow the community will develop and u■w·eo the average citizen that their property value ■ and general welfare are the foremo■ t concern of the Townahtp' ■ governing body. � 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 Windsor-Twp_Comprehensive-Development-Plan_1967 Creator An entity primarily responsible for making the resource Tri-County Regional Planning Commission Date A point or period of time associated with an event in the lifecycle of the resource 1967-09 Title A name given to the resource Comprehensive Development Plan Description An account of the resource The Comprehensive Development Plan for Windsor Township was prepared by the Tri-County Regional Planning Commission in September 1967. Subject The topic of the resource Comprehensive plan publications Windsor Township (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/548a9af6b5349de4f619b4e8130ba556.pdf a4db548946089f32252508e7deb1a065 PDF Text Text ll@W lLOW~~@~lJ@~ ©@OJJ i~©llil �I LIST OF OFFICIALS Township Board Supervisor Clerk Treasurer Trustee Trustee Kenneth I. Masak Mona M. Wenze I Isabel M. Vitale Louis Driver Leonard Farmer Planning Commission Chairman Vice Chairman Secretary Philip Gage Louis Driver Mark McMacken George Belyea* Horry Grow Richard Kowalski Stu art Leach Dr. Robert Vanderluis Elmer Warner • • • • • • Planning Consultant Parkins, Rogers & Associates, Inc. Detroit, Michigan 48226 * Participated in study until June, 1971. Maurice F. Parkins, AIP, ASLA, PCP Brandon M. Rogers, AIP, PCP • �• • • • • • • • • • • • • 1)1, Parkins/Rogers and Associates/incorporated PLANNING AND URBAN RENEWAL CONSULTANTS (][) <>~\ll7p◊ 925 Book Building Detroit, Michigan 48226 (313) 961-9400 MAURICE F. PARKINS, AIP, ASLA, PCP, PRESIDENT BRANDON M. ROGERS, AIP, PCP, EXECUTIVE VICE PRESIDENT December 15, 1971 Mr. Kenneth Masak, Supervisor Green Oak Township Green Oak Township Board Green Oak Township Planning Commission Gentlemen: We are pleased to submit the Comprehensive Development Plan for the Township of Green Oak. The Plan represents one year of study and analysis of the characteristics and planning problems of the Township. The Plan is designed to serve as a guide upon which Township development can be based during the next 20 years • Essentially, the Comprehensive Development Plan, as opposed to single-purpose, piecemeal decisions, provides long-range and collective judgement on the best means to attract new growth, preserve property values, and better the living environment in the Township of Green Oak. The cha I lenge of its effectuation remains in the hands of Township citizens, businessmen, civic leaders, and elected officials • We wish to express our appreciation to the many officials and citizens of the Township of Green Oak who assisted in the planning program. In particular, we recognize the encouragement and assistance provided by the members of the Township Planning Commission • Respectfully submitted, PARKINS, ROGERS & ASSOCIATES, INC. ·7t l ~ J/ttt?i?~,{ ~ I fit,i #ttJ Maurice F. Parkins, AIP, PCP, ASLA President ~~ Jr\ I a,~~ers, ;,P, Executive Vice President MFP /BMR/s t . �Mark A Wycf(off 400 Everett Dr Lansing, Mich. 48915 GREEN OAK TOWNSHIP Livingston County, Michigan COMPREHENSIVE DEVELOPMENT PLAN 1990 PARKINS, ROGERS & ASSOCIATES, INC. Planning and Urban Renewal Consultants 925 Book Bui Id ing Detroit, Michigan 48226 �• • TABLE OF CONTENTS Page Item Letter of Transmittal Title Page V Tab le of Contents VII I List of Tables pst of Maps IX Elements of Community Planning xi Existing Land Use and Natural Resources Inventory of Existing Land Uses Analysis of Land Use Pattern 3 Inventory of Natural Resources 9 17 Analysis of Physiographic Conditions 21 Population and Economy 21 Population Characteristics and Trends Population Composition 24 Popu lotion Projection 28 33 Economic Characteristics and Trends Employment 33 Income Distribution 36 Tax Base 38 Economic Potential and Land Use Needs Ill II II II Ill 40 Residential 40 Commercial 44 Industrial 44 Regional Parkland 45 Agriculture 45 - V - �I I TABLE OF CONTENTS (Continued) Item Page Goa Is and Objectives 47 Basic Issues and Community Attitudes 47 Residential 50 Commercial 51 Industrial 52 Community Facilities 53 Recreation and Open Space 53 Transportation 54 57 Land Use Plan Residential 60 Commercial 64 Office 67 Civic Center 67 Industrial 68 Extractive 70 Regional Parkland 71 Trafficway Plan 73 Highway Inventory and Circulation Analysis 73 Highway Characteristics 80 Roi I and Air Foci Iities 88 Transportation Plan 89 Community Facilities Plan 99 Existing Schools 99 Existing Recreation 104 Existing Fire Protection 108 Existing Police Protection 112 - vi - I I I I I I I I I I I I I I I I �_, TABLE OF CONTENTS (Continued) Page Item Existing Library Facilities 114 Existing Local Administration 115 Existing Uti Ii ties 116 Community Facilities Pla_n 119 School 121 Recreation 127 Fire Protection 128 Police Protection 131 Library 131 Local Administration 132 Uti Iities 133 Comprehensiye Development Plan 135 Appendix Questionnaire Letter Questionnaire 2 Summary of Socio-Economic Dato 3 - VI I - �LIST OF TABLES No. Page Major Lakes 14 2 Past Population Growth Trends 22 3 Age Composition ( Planning Area 700) 27 4 Popu la ti on Projections, 1980 and 1990 29 5 Employment by Industry Group ( Planning Area 700) 36 6 Household Incomes (Planning Area 700) 37 7 Assessment Roi I by Land Use 39 8 Residential Construction Trends, 1966 - 1969 41 9 Multiple Housing Unit Construction Trends, 1965 - 1969 42 10 Community Attitude Information, 1970 48 ll County Primary Roads, 1970 76 12 County Local Roads, l 970 78 13 County Road Surface Sufficiency Ratings, 1970 81 14 State Highway Traffic Flow, 1969 83 15 Major County Road Traffic Flow, 1969 84 16 State Highway and County Road Accidents, 1968 - 1970 86 17 Inadequate County Road Bridges, 1970 87 18 Recommended Road Cross Section Standards 91 19 Desirable School Standards 100 20 Public School Facilities 101 21 Desirable Recreation Standards 106 22 Fire Company Distribution Standards 109 - VIII - I I I I I I I I I I I I I I I I I I �• • • • • • • • • •II II II II II II II II II LIST OF MAPS Fol lowing Page No . Existing Land Use 4 2 Physic-Economic Limitations for Concentrated Urban Development 18 3 Community Facilities Plan - 1990 120 4 Comprehensive Development Plan 135 - ix - �I I I I • • • • • • • • • • • • • • ELEMENTS OF COMMUNITY PLANNING What is Community Planning? 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 its elected officials . In putting into effect the recommendations of community planning, the governing body is 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 basic legal administrative framework of community planning. 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 important, 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 the community towards the future. Each community must be viewed as a unique area because of the variety of factors that influence its growth. The Comprehensive Development Plan seeks to express an ideal, yet achievable community in terms of existing conditions, growth potential and accepted planning concepts and standards. At the same time, the Plan is flexible enough so that changing future conditions in such areas as technology and demands for services can be met by the community. To be most effective, the Comprehensive Development Plan must obtain the joint participation of citizens and public officials in the orderly development of the community . - xi - �EXISTING LAND USE AND NATURAL RESOURCES �EXISTING LAND USE AND NATURAL RESOURCES Introduction A community's development pattern can be related to a number of determinants, including: natural conditions, technological and economic changes, citizen demands, and political activities. In essence, land use patt.erns are the result of the actions of people modified somewhat by the natural landscape. This study analyzes the present land use of Green Oak Township and identifies natural resource limitations. Th~ existing patterns of land use and the natural resource Iimitations provide the base from which the CompreJ-iensive Development Plan will be pr~pared for the proposed future use of Township land. The land use and natural resource survey and analysis offer the essential information pertaining to the types and intensity of land utilization, patterns of development growth pressures, and land capability. The composition and analysis of this information is basic to an understanding of the Township environment and its potential for accommodating urban processes. Inventory of Existing Land Uses In the summer of 1969, the Township Planning Commission surveyed the Township to obtain information on current land usage. The specific ownership or use of each parcel of land were indicated on a property line map. In the fall of 1970, the Planning Consultant conducted an existing land use survey based primarily on land coverage, Aerial photos of the Township were utilized as field sheets. A windshield survey identified and classified all existing land uses. The survey information was then recorded and generalized in a large base map especially prepared for this purpose at the scale of one inch equals 900 feet. - l - �A classification of land uses is necessary to provide a common understanding of the material presented. Land uses can generally be grouped into major categories, such as residential, commercial, industrial and agricultural. Since these categories were not conclusive enough for Green Oak Township, a further breakdown was necessary. The fol lowing is a description of the various land use classifications used in this study. Single Family and Farm Lot Residential.-- This is an area, platted or unplatted, in which single family, detached dwellings and their accessory buildings are located. This category also includes farm and rural non-farm dwelling units. Multiple Family Residential.-- This is an area in which two or more dwellings per residential structure are located. This primarily includes apartments and townhouses. Mobile Home.-- This is an area in which mobile homes are clustered in settlements known as mobile home parks or on individual lots. Commercial.-- This classification is composed of all areas used for commercial purposes including the retail ·sale of goods (e.g., grocery stores and gas stations), businesses providing services (e.g., restaurants and real estate offices) and commercial transit lodgings (e.g., hotels and motels). Industrial (including Warehousing and Storage).-- This category includes land areas with or without buildings where raw or semi-finished material is processed, fabricated and/ or manufactured. Warehousing and storage applies to land areas which are used for the storage of materials, whether enclosed in a building or not. Open storage for junk cars or waste materials are considered industrial uses because of the possible nuisance factors associated with them. - 2 - I I I I • • • • • • �Extractive.-- Areas in which sand, gravel, clay, peat or rock are mined have been placed in the extractive category. Public, Quasi-Public and Recreation.-- Land areas and facilities such as schools and government buildings, which are available to or used by all the people within a particular service area, are considered pub I ic uses. Also included in this classification are areas and buildings that are used by a limited number of persons with particular interests and who do not have profit as their main motive (Quasi-Public and Recreation). This category includes churches, camps, and public and private recreation lands and facilities. Agricultural and Vacant. -- This classification is applied principally to areas for crop land, permanent pasture land and land lying fallow, but which indicates cultivation at an earlier date. Vacant land not used for any purpose listed in "built-up" areas and undeveloped portions of the Township are also included in this category. Areas occupied by streams, lakes and other bodies of water are assigned in this broad classification. Analysis of Land Use Pattern Map 11 entitled Existing Land Use, shows the major land use categories previously described. For the sake of graphic presentation, the patterns have been generalized. The Township covers an area of 36.8 square miles or 23,552 acres. This is approximately 512 acres more than a "normal" township due to original government survey adjustments. The extreme western sections of the Township were expanded to satisfy these survey needs. Single Family and Fqrm Lot Residential The existing sing Ie family and farm lot residential uses amount to about l, 768 dwelling units. Of these, about l, 133 or 64. l per cent occupy individual lots generally - 3 - �under one acre. These homes were found to exist in several subdivisions and around the "builtup" lakes. Approximately 505 homes or 28.6 per cent gradually occupy lots over one acre of land and were considered rural non-farm residences. These homes either showed previous a~ricultural practices or were of the estate type development. About 130 dwelling units or 7 .3 per cent were considered farm residences. These uni ts norma II y occupied over five acres of land and evidenced active agricultural practices. The pattern of intensive residentia I development is apparent on tv\ap 1. The Wi llmorSaxony Subdivision in the northwest quarter of Section 5 is by far the largest "non-lake subdivision in the Township. Other "non-lake" subdivisions are scattered throughout the Township. The residential development surrounding many of the lakes is generally characterized by small lot sizes. The majority of this type of development occurs around Fonda Island and Briggs Lake in the northern part of the Township, Silver Lake in the center of the Township and Whitmore Lake in the southern portion of the T-ownship. While the original purpose of the majority of these dwelling units was for seasonal use, there has been a trend in recent years to convert them to year-round homes. This trend has created pollution problems around some of the lakes in the Township. Cabins used by campers form concentrations, generally located near lakes, but were not counted as dwelling units. The use of very smal I lake frontage lots without adequate utilities has increased health and sanitation ·problems. Overcrowding of the lakes should be avoided or the optimum use of lakes for recreation purposes is jeopardized. As a result of early settlement patterns and fairly good farmland, farm lots are generally evenly distributed throughout the Township along section line roads and major connecting roads. Lot size is not as significant with residentia I farm lots because of the -4- I I I I • • • • • • • • • • • • • •~ �MALTBY ~] 7 a @ i 1 " t ~J 1 ,, ~ ~ : ~ . , !I . -- ··- i:'":.~1:;: ., "'~~·'.l:t t1},f liffJ~r~~3;r·c~•;/-_:·~: ;: · :~~ ;cf/jjft ·,-.,if,,;_,< :.,,,c1-1'"."?v f':~ 12 >f-- z :::J 0 u RD. MILE 0 z c:i <( ct:: _j ~ <( 0 24 ct:: i.,_, ~ ;-i':tif '1}).,kER MILE ~ BO, "' 30 33 ~ 34 35 WH~~~~RE ~ RD. EIGH T 2 LIVINGSTON I 91 CQ!)NTY WAS HT E NAW CO UNT Y cti V) ~W-- . ....: 1 EIGHT N~~ THF ~ - = I MILE N~ ~ RD -- • ~ , C) • :i:: ------ -, L- -- 36 I I I I ),; . ;~t I - - - - :v:;;:;-----~ - -•------.. EXISTING LAND USE 2700 SINGLE EEZJ -- MULTIPLE 152] MOBILE D AGRICULTURAL AND VACANT a ~ 1800 D m ~600 8 A SE M JJ.P SOURCE ROCKFORO MA PS , 1961 , AERIAL PfiOTOGRAPHS , 196~ Ell 1970 FAMILY AND FARM LOT RESIDENTIAL FAMILY HOME COMMERCIAL INDUSTRIAL (including warehousing and storage) EXTRACTIVE PUBLIC, QUASI- PUBLIC, AND RECREATION ~ planning & urban renewal 1 SE'PTEMBER , 1970 PARKINS/ROGERS & ASSOCIATES/INC. OJ RESIDENTIAL consultants DETROIT GREEN OAK LIVINGSTON TOWNSHIP COUNTY, MICHIGAN �I I I I I I I I I I I I I I I I I I - land surrounding the residents usually belongs to the owner of the house. When problems of water supply or sewage disposal arise, the farm residence owner is not faced with as great a dilemma since he is in a position to redrill a new well or construct a new drain field or absorption area in the surrounding land. As imp I ied in the above statements regarding residential lot sizes , where no public water or sewage disposal facilities exist, the minimum desirable lot size requirement is dictated to some degree by soil conditions and slope. These physical determinants of lot size wi 11 be analyzed in the natural resource section of this study. Multiple Family Residential Only two apartment complexes exist within the Township. One apartment is ·located near Whitmore Lake. The other consists of three buildings located on Grand River Road near Briggs Lake. Although this housing type is not prevalent within the Township at present, it is anti c ipated that its demand wil I increase. The present tight money market is encouraging higher density developments. The future provisions of public water and sewers within portions of the Township will also make multiple family residential developments more feasible . Mob i Ie Homes At the time of the survey, 141 mobile homes were located within the Township. Approximately 132 or 93.6 per cent of the mobile homes were found in four mobile home parks. The remaining nine mobile homes were scattered throughout the Township. One mobile home park is located on Bishop Road and consists of 47 units. Two parks are located near Whitmore Lake and consist of 47 and 20 units, respectively. - 5- The fourth �mobile home park is located on Silver Lake and consists of 21 units. All the mobile home parks, with the exception of the park on Si Iver Lake, are located near the U.S. 23 Freeway. Commercial Approximately 25 commercial establishments are located within the Township . These consist of local convenience business, such as food stores and general highway oriented commercial uses such as gas stations. Only one concentration of commercial uses is found within the Township. This concentration exists at Academy Drive and Grand River Road in the northern part of the Township and amounts to about one-third of the Township's commercia I enterprises. The majority of commercial uses are scattered throughout the Township. The Township's commercial uses can be considered to be developed no further at this time than necessary to support the existing demand. Generally, the proximity of commercial centers in the City of Brighton and South Lyon have provided too much competition for comparison shopping concerns to survive in the Township. It is highly probable that the emphasis of the future commercial establishment will continue to be on local convenience goods. Industrial Approximately 18 industrial uses are located within the Township. areas of manufacturing, warehousing, and storage. These include The largest concentration of industrial uses is located on Grand River Road and east of Pleasant Va I ley Road. This area is known as the Green Oak Industrial Park and was platted in 1966. Two other areas of significant industrial uses exist adjacent the U.S. 23 Freeway. Additional minor industrial areas are found at various locations in the Township - 6 - �There are several basic criteria for industrial location. These include adequate areas of relatively flat, wel I drained land, good transportation access, large labor force, adequate utilities and accessible markets. Although Green Oak Township meets some of these criteria, especially good transportation access, there stil I exists large tracts of suitable industrial land closer to major markets. It would seem that intensified manufacturing activity wil I increase at a slow rate based on general market considerations. Extractive Extractive activities are a large land use as can be seen on Map l. The Township's geologic post has produced areas of sand and gravel significant enough to support a modern large volume aggregate industry. Actually, considerably more land is being held for future extractive use than is shown on Map l . . However, for purposes of this study, only land which is actively being worked was considered to be in the Extractive classification. A I imited amount of sand and gravel is presently being extracted south of Spicer Road in Section 30. However, this area is actively being reclaimed by refuse disposal. The Township leases the area for its disposal purposes 1 from a private concern who pro- vides refuse pick-up for residents in the Whitmore Lake Area. This area has been omitted from Mpp l since it is actively being reclaimed and will someday revert to another land use. Pub Ii c, Quasi-Pub Ii c and Recreation A great amount of land is included in the Public, Quasi-Public and Recreation category. Two large public rycreation areas constitute the majority of the land. These are the Island Lake Recreation Area and the Huron-Clinton Metropolitan Authority property. The Island Lake Recreation Area is owned by the State of Michigan and is wel I developed - 7 - �with recreation facilities. The Huron-Clinton Metropolitan Authority property is presently undeveloped but plans have been made for intensive improvements. A couple of private camps and parks located on lakes within the Township also provide recreation for a certain segment of the population. Two large institutional land uses exist within the Township. These are the W .J. Maxey Training School and St. Benedi ct 1s Seminary ( no longer used for seminary purposes). The remainder of uses in the category include two public schools, the Township Hall, the Township fire station and several churches and cemeteries. Greater detail in analyzing and projecting Green Oak Township 1s needs in public facilities and service areas will be forthcoming in the Community Facilities Plan. Agricultural and Vacant The greatest use of land in Green Oak Township is in the Agricultural and Vacant category. This is to be expected since urbanization up to this time has not been rapid in the Township. Lakes, rivers and creeks, also included in this category, occupy a considerable amount of area. Conclusions The existing land use study points to the fact that Green Oak Township is relatively undeveloped. It has, of course, some intensively developed areas around its lakes, but in considering the total Township, there is sufficient land available to accommodate considerable future growth. However, the great amount of land in surface water, recreation open space, and landscape limitations ( discussed in the following section of this report) wi II prove to be constraints on the Township 1s total population potential. Nonetheless, the needs of a growing Township population will place additional demands upon local government for services and - 8- �I create new markets for private enterprise. The fulfillment of these needs will reduce the Township's present vacant areas as various land uses expand. This, of course, presumes intel I igent planning and adequate land use controls in order to coordinate this future growth. With properly implemented plans, Green Oak Township can assume a more defined and positive role within the region. Inventory of Natural Resources The natural resources of a community play a major role in shaping development. Existing natural conditions must be analyzed before future plans can be developed and implemented. A general understanding of the various physical features and natural resources perm its an estimate of the potential of the land for various types of development, avoids conflict in land use and promotes optimum use of the land. Bedrock Geology Bedrock, which dates back about 345 million years ago, underlies Green Oak Township. This bedrock is now deeply buried by glacial formation and is not visible today. The Township's bedrock consists of Coldwater and Antrim Shale and Berea Sandstone. 1 This bed- rock was formed during the M ississippian Period of geologic time. An important natural factor which could affect land uses in the Township is the depth to bedrock. Bedrock depth in the Township averages about 300 feet. 2 Therefore, bedrock depth poses no problem for building foundations or trenches for utilities. Septic Department of Conservation, Geological Survey Division, Geological Map of the ~outhern Peninsula of Michigan (Lansing, Michigan, 1936). 2 Interview with Geologist, American Aggregates Corporation, Southfield, Michigan, 0 ctober, 1970. - 9 - �tank effluent would also not be hindered by the depth to bedrock. bedrock material itself as a resource is hindered by depth. However, the use of For example, Mississippian shales such as are found underlying the Township have excellent potential as materials used for building brick, paving brick, building block and drain tile. However, the great depth at which these shales are found do not permit economical extraction. For purposes of this study, bedrock depth presents no problems for planning considerations. Therefore, a graphic presentation of generalized bedrock formations would also be of little value to th is study. Glacial Geology The movement of glaciers have played a prominent role in shaping Green Oak Township's present surface formations. Much glacial deposition has occurred in the Township as evidenced by the existing hilly topography, thick deposits of glacial ti 11, poorly drained areas and the presence of numerous lakes. Two distinct glacial formations have developed in the Township as a result of glacial actions. 3 Ridges of unsorted mixtures of clay, gravel and boulders, known as moraines, are found at several locations at the edges of the Township. The dominant formation is glacial outwash. Outwash was formed by streams originating from the melting glacier which carried away some of the material of the 1')1oraines and deposited it over a considerable area in layers. The outwash layers, basically, consist of well sorted sand and gravel. The extensive nature of glacial outwash in Green Oak Township has lent itself to modern large volume aggregate extraction and is, therefore, of special economic importance to the Township. 3 Department of Conservation, Geological Survey Division, Map of the Surface Formations of the Southern Peninsula of Michigan (Lansing, Michigan, 1955). - 10 - �Ground water is another economic consideration that is related to the deposition of glacial materials. The majority of the ground water in the Township is obtained from glacial deposits. Ground water resources are discussed in greater detail in a following section of this study. A study of the glacial deposits in the Township has shown relatively good drainage and foundation characteristics. However, it must be remembered that almost al I glaciated areas have some internal drainage problems, and poorly drained areas do exist with in the Township. Topography The topography of Green Oak Township is gently rolling to hilly with sandy uplands and ridges, sandy plains and numerous wet flat plains. Land elevations range from about 860 feet above sea level found in the flood plain of the Huron River to about 1,035 feet above sea level, the high point of a moraine north of Winans Lake Road near the western border of the Township. 4 This "rugged" type of topography presents many possibilities to develope rs with ingenuity although development costs are severely increased. The Township's topography h<;:1s been and will continue to be a principal attraction to residential development. Topography has played a major role in determining locations of highways, railroads, industry and other land uses. For example, roads in the Township have generally bypassed steep hills and swamp areas since the cost of cutting hills or filling swamps is generally too prohibitive to allow straight line route construction. The numerous lakes in the Township have also prevented a rigid straight I ine road network. 4 United States Geological Survey Maps. - 11 - Industry gen- �erally seeks sites that are relatively level and well-drained because of building construction and access considerations. Existing industry in the Township has basically observed physical I imitations of the landscape. It is apparent that the general topography of the Township is not conducive to extensive urban development. This point will be further discussed in the following major section of this study. Soils Soil characteristics influence land use development in numerous ways. The two most important soil considerations for Green Oak Township are its suitability for the disposal of sewage and its ability to support building development. Presently, most of the sewage disposal in Green Oak Township is foci Iitated through septic tank operation. This type of sewage disposal requires a highly permeable soil so that the effluent will quickly filter down into the ground rather than remain on or near the surface and become a health hazard. Unfortunately, the predominant soil types found in the Town- ship such as those of the Miami, Fox, and Bellefontaine series, 5 have porous top soils of sandy loam but with underlying non-porous clay loams. These clay mixtures are generally found throughout the Township and do not readily permit absorption. However, septic tank fields may be installed if the length of drain tile is enough to assure absorption of the effluent waste at a rate compatible with existing sanitation codes. The Township also contains large areas of organic soils, particularly Carlisle muck. 6 Septic tank disposal fields in these areas experience severe operational difficulties due to the unstable organic material and a high water table. 5 6 Filter fields are normally critically saturated during yearly wet periods. United States Department of Agriculture, Soil Conservation Service, Livingston County, Michigan Soil Survey. Ibid. - 12 - �I I I I I I I I I I I I I I I I I - Because of the numerous problems regarding sewage disposal in the County, as well as the Township, public sewage systems have been proposed. 7 Three planned sewage systems would serve specific areas in Green Oak Township. With such systems, existing sewage disposal problems, especially around several lakes, would diminish. Also, many of the areas currently unable to support development in the Township would become usable. It is also possible that sewage systems could be extended from Oakland County into the Township. These public sewer systems will have a definite impact on future land uses within Green Oak Township. Soils are also a prime consideration in agriculture. However, farming in Green Oak Township is rapidly diminishing, and will continue to do so because of urbanizing pressures. Nevertheless, the Consultant mapped Class I agricultural lands in the Township in order to ascertain their extent and distribution. Class I agricultural land has the highest value for growing general farm crops. Miami loam is the predominant soi I type in the Township classified as Class I land. Significant concentrations of Class I land were found in the east central portion of the Township, and throughout the southern tier of sections. As mentioned previously, the Township contains extensive areas of muck soils. Muck soils which can be properly drained lend themselves well to sod farming, an industry which is in severe demand in the rapidly growing southeast Michigan area. However, the high water table in the Township's muck areas has discouraged this type of farming. 7 Commonwealth Associates, Inc., Comprehensive Area Wide Water and Sewer Plan, Livingston County, Michigan (Jackson, Michigan, 1969). - 13 - �Water Water, from both surface and underground sources, is a very important natural resource. Surface water resources are necessary to sustain certain forms of wildlife and to store excess flood waters. It may also be a source to satisfy domestic and industrial water needs and is a definite asset to recreational development. Underground water is essential to the maintenance of vegetative cover and, particularly in Green Oak Township, as a major source of domestic and industrial water supply. Surface Water Resources.-- Surface water is abundant in Green Oak Township as can be seen on Map 1. The Township is part of the Huron River Watershed and contains the main branch of the Huron River. Most of the land adjoining the Huron River in the Township is in public ownership for the purpose of recreation. Many streams ore also in existence within the Township. Glacial lakes are a predominant feature of the Green Oak Township landscape. Table 1 indicates the location and size of the Township's major lakes. TABLE 1 MAJOR LAKES GREEN OAK TOWNSHIP, MICHIGAN* Location (Section) Name of Lake Whitmore Silvera Island a lnchwogh ~~a Briggs Un-Named (near Silver Lake Rood and McCabe Rd) Sandy Bottom 32 22 4 25 6 4 15 27 Area (Acres) 236 (Total) 152 140 130 83 75 70 56 * An Appraisal of Potentials for Outdoor Recreational Development, Livingston County, Michigan, 1970. a Pub Ii c Access. - 14 - �Some of the above mentioned lakes are presently overcrowded with residential land uses. Nutrients and other pollutants expelled from individual septic tanks around these lakes are a potential health hazard. The natural aging process of the lakes is also accelerated by domestic sewage. Township-wide programs should be initiated and the cooperation of neighboring townships and State authorities procured to preserve the life of these lakes. One significant impoundment of the Huron River exists in the Township. This impoundment is located in Section l and has produced the 1,200 acre Kent Lake in Milford Township, Oakland County. This lake is the main focal point of activity of Kensington Metropolitan Park which is operated by the Huron-Clinton Metropolitan Authority. Only a very small portion of the man-made lake is located in Green Oak Township. A future impoundment in the Huron River is being considered within Green Oak Township. The potential impoundment site is suggested in Section 9 to produce an estimated 500 acre lake. The impoundment site and lake would occupy a large portion of the existing Island Lake Recreation Area operated by the State. This proposal would greatly enhance the recreati<m potential of the Township and would have a direct effect upon future Township land uses. Underground Water Resources. -- Underground water resources in Green Oak Township are found in glacial deposits and bedrock. This water resource is extremely important to the Township since it is the main source of water for domestic and industrial land uses. Groundwater from the glacial deposits underlying the Township is good. Generally wel Is of ten inches or more in diameter in the northern third of the Township yield more than 500 G .P .M. In the southern two-thirds of the Township, wells of eight inches or more in diameter generally yield from 100 to 500 G .P .M. although wel Is in certain areas yield less than 100 G.P.M. 8 8 Water Resources Division, U. S. Geological Survey, General Availability of Groundwater in the Glacial Deposits in Michigan (Undated). - 15 - �Groundwater availability from bedrock in the Township is less than from the glacial deposits. Generally wells of six inches or more in diameter will yield from 10 to 100 G.P.M. although in some areas wells may yield less than 10 G.P . M. or more than 100 G.P.M . 9 In Green Oak Township, the great depth to bedrock makes this water resource impractical. The water may also be high in mineral content sin_ce it has to t ravel a great distance which provides more time to slowly dissolve various minerals. Water from Coldwater Shale, a major bedrock of the Towns~ip, is often brackish. It would appear reasonable that future domestic and industrial water needs in the Township would be satisfied by glacial ground water resources. Woodland Green Oak Township was originally forested with hardwoods and evergreen trees, except in some swamp areas which fostered various swamp grasses. Past farming and mining operations have diminished the Township's forest cover but some significant wooded areas still exist. Primarily these woodland concentrations are found in the Island Lake Recreation Area and the Huron-Clinton Metropolitan Authority property. These woodlands and lesser forested areas in the Township are valuable for the absorption of rainwater, windbreaks and wildlife havens. They also add aesthetic value to the landscape. Green Oak Town- ship should encourage the preservation of woodland whenever possible. Minerals The only known minerals in Green Oak Township of any importance are sand and gravel deposits. Such deposits have been found in the glacial outwash and are presently being extracted in large quantities by an aggregate company. Generally, this company now owns all known areas in the Township which contain significant usable sand and gravel 9 Water Resources Division, U.S. Geological Survey, General Availability and Quality of Groundwater in the Bedrock Deposits in Michigan. - 16 - �I I I I I I I I I I I I I I I I I '- deposits. 10 Therefore, the Future Land Use Plan for Green Oak Township will consider only this company's present holdings as those areas for sand and gravel extraction. Adequate control by local ordinances must be exercised to assure usable land after these resources have been removed. Analysis of Physiograph ic Conditions Generally, the physical I imitations for urban development in Green Oak Township fall into two categories: (1) natural hilliness or slopes exceeding ten per cent, and (2) areas with poor natural drainage containing muck soils. Map 2 shows the physio-economic limitations for concentrated urban development in Green Oak Township by landscape characteristics and their estimated degree of I imitation. The fol lowing text provides the background for proper map interpretation. Topography is a key factor in assessing the development potential of an area. The terrain may be suited to one land use and not another which can create development problems. Slope influences both the type and character of land uses. The vacant areas on Map 2 generally represent land with less than ten per cent slope with relatively few drainage problems. Areas within this category are basically suited to all types of development including large residential subdivisions, large commercial and industrial developments and various governmental services. A slope of ten per cent or less is within the economic means of most residential subdividers due to grading considerations. Therefore, the vacant areas on Map 2 represent the potential land for concentrated urban development. 10 Interview with Geologist, American Aggregate Corporation, Southfield, Michigan, October 1970. - 17 - �As slopes increase over ten per cent, areas become less adaptable to a ful I range of land use types and activities. Map 2 indicates a landscape characteristic of 10 to 20 per cent which has an estimated degree of I imitation for concentrated land uses as being moderate. For example, at slopes over ten per cent, a developer's cost rises considerably due to the grading necessary. Therefore, this landscape characteristic economically forces smal !er or clustered residential developments. Commercial and industrial developments also decrease in size. Generally, concentrated urban development is somewhat I imited within this slope range. However, large lot or estate developments are encouraged. Slopes of 20 per cent or over, as indicated in Map 2, pose severe limitations for concentrated urban development. slope would not function properly. Even septic tanks for isolated houses on a 20 per cent It would appear that areas in this slope category should not be used for concentrated development. Muck soils have critical limitations for development. These soils, outlined on Map 2, are composed of very unstable organic material. They are generally found in the existing flood plains of rivers and streams in the Township, in low lying areas around many lakes, and in old lake beds and abandoned drainage channels. These soils are associated with a high water table and are generally subject to flood conditions. Muck soils also have a very high compressibility and are not suitable for building purposes due to excessive and uneven sett I ing. Roads built over muck soils are subject to shifts and cracking because of the soils' variable shrink-swell potential. Public Act 167, 1968 of the State of Michigan has made it unlawful to occupy or fi II for any purpose other than agriculture lands in flood plains and stream beds or channels - 18 - �, .. ~ , - •- {~ - --. ....."isz ". --~ . .~ \ r \.._,.... -:,. , . . .r .,,~'.---.. ~ ~ ,.,~ ' J I ~ ----- - .... _... ~ - --. I' -• ..._____________________ _ _,_____. economic·-· 1i-m itations--for· - concentrated urban development physio ~ LANDSCAPE ~ CHARACTERISTIC ESTIMATED 10- 20 PERCENT SLOPE MODERATE 20 + PERCENT SEVERE MUCK SLOPE DEGREE OF LIMITATION CRITICAL SOILS FEET SCALE i-ii---i-iil 800 PARKINS/ROGERS & ASSOCIATES/INC. iG ~ planning 2 SEPTEMBER,1970 4200 & urban renewal consultants • DETROIT GREEN OAK TOWNSHIP LIVINGSTON COUNTV,MICH. �I I I I I I I '- of streams. A major portion of the Township's muck soil is found within these areas. Muck soils not within these areas should also be prohibited from development due to their hazard to persona I hea Ith and safety. Existing development in Green Oak Township has generally observed the physical limitations of the landscape, except for residential development around several lakes. As development increases with in the Township, the observance of natural landscape I imitations will become critical. All too often the spread of urban development into rural areas has destroyed nature's balance, resulting in floods, storm damage, water shortages or water pollution. Many of these negative occurrences to which "built-up" areas have subjected themselves are directly attributable to the failure to properly relate urban development to the natural environment. Through effective planning, it is hoped to make the natural forces work for Green Oak Township and not against it. Only in this way can nature's balance be protected and urban development be successful. - 19 - �POPULATION AND ECONOMY �I I - Introduction In order to develop plans that are practical and implementable, it is necessary to have an understanding of the dynamics of population and economic characteristics. A determination of future urban needs and the amount of land required for various land uses is dependent upon the area 1s population growth potential. Analysis of population and economic characteristics will establish directions for decision making for Green Oak Township. Information concerning population and economic conditions within Green Oak Township was found to be limited. The 1960 U.S. Census is outdated and 1970 Census data is not available at the time of this study . In any case, townships receive very little analysis by the Census. Therefore, a Family Questionnaire, developed by the Planning Commission and its Consultant, was sent to Township households in order to obtain additional documentation. Distribution of the Questionnaire was facilitated by the three school districts which serve the Township. However, by this sampling method, only that segment of the population which had child ren in the public school system was surveyed. The Questionnaire returns approximate a ten per cent sample of the Township population but the data may be skewed as described above. The data in this study was principally derived from the Questionnaire and from data produced by the Southeast Michigan Council of Governments (SEMCOG) Transportation and Land Use (TALUS) Study. Popu lotion Characteristics and Trends Population Growth Trends Past population growth trends for Green Oak Township and surrounding municipalities are shown in Table 2 . The current population figures from the 1970 Census indicate that - 21 - �TABLE 2 PAST POPULATION GROWTH TRENDS GREEN OAK TOWNSHIP AND VICINITY, 1940-1970* Municipality 1940 1950 Per Cent Change 1940-1950 1960 Per Cent Change 1950-1960 1970 Per Cent Change 1960-1970 GREEN OAK TWP. Brighton Township Genoa Township Hamburg Township City of Brighton Livingston County 1,049 927 901 901 l, 353 20,863 l, 837 1,645 l, 066 l, 713 1,861 26,725 75. l 77.5 18 . 3 90. 1 37.5 28. l 4,631 2,875 2,402 3, 189 2,282 38,233 152. l 74.7 125.3 86 . 0 22.6 43. 1 7~598 5,882 4,800 5,,481 2,457 58,.967 64. 1 104,6 99 , 8 71, 9 7,7 54,2 Lyon Township Mi Iford Township Vi IIage of Mi Iford City of South Lyon Oak land County l, 324 913 l, 637 l, 017 254,068 1,647 1,065 1,924 l, 312 396,001 24.4 16.6 17.5 29.0 55.9 2,880 1,548 4,323 l, 753 690,259 74 . 9 45.4 124.7 33.6 74 . 3 4,500 2,557 4r699 2r675 907,871 56.3 60 . 5 8.7 52.6 31.5 1,707 1,213 787 80,810 2,848 1,525 975 134,606 66,8 25.7 23 . 9 66.6 3,279 2,097 1,286 172,440 15.7 37 . 5 31. 9 28. 1 3,975 3,001 1,.981 234, 103 21 . 2 43. 1 54.0 35 , 8 Northfield Township Salem Township Webster Township Washtenaw County * U. S . Bureau of the Census, Census of Population, Number of Inhabitants, Michigan, 1960, and U.S. Bureau of the Census, Census of Population, Advance Report, Micnigcin, _1970. - 22 - �-I I -II Livingston County had a greater percentage growth (53.4) during the 1960 decade than any other County in the State. Macomb County ranked a close second, with a 52. 9 per cent population change. A comparison of the Counties wh ich sur round Livingston County shows Oakland and Washtenaw Counties to have the most significant per cent growth changes at 30 . 5 and 33.5 per cent, respectively. It seems that the greatest outside population pressures on Green Oak Township are being generated from the urban Detroit and Ann Arbor areas. The urban areas of Flint, Lansing and Jackson seem in comparison to have minimal population growth affects upon Livingston County. There are two important concepts concerning Livingston County's past and present growth. First, the County has displayed a relatively slow and steady historical growth rate, due to the stabilizing affect of its agricultural economy. However, within the last two decades, in- creasing urbanization has been oc curring within the County, with a simultaneous decrease in agricultural activity. This has produced an accelerated population growth rate from that of the past . The construction of the 1-96 and U.S. 23 Freeways through the County has been a primary factor in encouraging this growth. The interchange of these two freeways wi II especially serve as an activity generator and tend to stimulate urbanization around it. The 1970 Census figure for Green Oak Township is 7,598 . This represents an additional 2,967 people since 1960, for a 64 . 1 per cent increase. Of the surrounding areas, only Brighton Township had a greater per cent change (104 . 6 ), due to an additional 3,007 persons during the 1960 decade. Green Oak Township, however , ranks highest in total population in comparison with its surrounding municipalities . - 23 - �~ ~-------------------------------- ____ ................ Green Oak Township experienced constant but slow growth until the 1950 decade. example, from 1940 to 1950 the Township increased by 788 people. For From 1950 to 1960, however, the Township increased by an additional 2,794 people, for a 152. l per cent gain. The majority of this growth probably resulted in the latter 1950's due to completion of the 1-96 Freeway from Brighton to Farmington, in about 1958, and the completion of U.S. 23 from Ann Arbor to Brighton, in about 1960. The Township's total growth of 2,967 people from 1960 to 1970 is only slightly higher than that of the 1950 decade. However, Green Oak Town- ship's proximity to regional transportation foci Iiti es greatly increases its development potential, so that future growth wi 11 unquestionably show significant numerical changes in the coming decades. Population Composition Age group distribution of a population is important to community facility planning. Planning for such facilities as schools and public services is contingent upon this population breakdown. Table 3 shows the age composition for the Green Oak Township Area for 1970 and the anticipated age breakdown for 1990. This information is based on SEMCOG -TALUS data for its Planning Area 700, which includes Green Oak Township, Hamburg Township, Brighton Township, and the City of Brighton. These communities were grouped into one Planning Area since they incorporate similar characteristics and will in the future be subject to similar development pressures. The 1990 age breakdown projections are based on the TALUS Regional Growth Model outputs. These projections take into consideration future population movements and increases for a seven county area. Projected population characteristics for the TALUS Planning - 24 - �-II -II II II II Areas may be considered adequate for purposes of this report. To better understand the present and future age distribution of the Green Oak Township area population, age groups that demonstrate the same facility and housing needs, and that have other similar characteristics are grouped together. Four major age categories and a sub-category are thus formed: Pre-School (Under Age 5).--This age group provides an indicator of future school enrollment. This age group has placed an increasing strain on school facilities in the Township as the size of the pre-school group has been increasing both numerically and as a proportion of the total population. Table 3 shows that the Pre-School population should increase from a present average of about 10.8 per cent of the Township population to about 14.2 per cent in 1990, because population migrations into the Township will consist of primarily young families. Although fertility rates are decreasing, the influx of this population group will prove to increase the pre-school population as a per cent of the total population. School Age (Ages 5-20).--This group places a great burden on community services. Education is the primary service that this group requires. The upper limit of age 20 is included within the school age group, since it is extremely probable that a two year junior college program or similar vocation training program will become an integral part of education by 1990. ( Livingston County does not presently have a community college. ) Such an educational service will, however, not be within the responsibility of local government and, therefore, - 25 - �using the 20 year age l imit does distort slightly the percentage of school age children for local community facility planning. Table 3 shows that the 5-20 age group should decrease from a present 30.7 per cent to about 26.2 per cent by 1990. The 5 -18 age group should decrease also by 1990. The expected decrease of th is age group as a percentage of the total population is due to the significant increase in young families and pre-school children. Labor Force (Ages 20-65).--This age group is the foundation of the community. They are, for the most part, the property owners and taxpayers. They also make the major contri but ion to the financing and management of local government. It is expected that the Labor Force group should increase from about 52.7 per cent of the Township population to about 54.8 per cent by 1990, because of the significant influx of younger "breadwinners". Family Formation (Ages 20-45).--This is a sub-group of the Labor Force category. Persons in this sub-group are valuable contributors to the economic activity in the community, in that they constitute a large body of consumers of goods and services. There is a direct relationship between the size of the family formation sub-group and the size of the pre-school and school age groups. This sub-group requires good housing, outdoor recreation opportunities, fire and police protection and other municipal services. It is anticipated that the family formation sub-group will increase from about 33.8 per cent to about 39.7 per cent by 1990. The majority of this increase is expected in the 20-30 age group. Senior Citizen (Over Age 65) . --This age group places special demands on the community for housing, special hospital facilities and other such services. - 26 - It is expected �'-Ill TABLE 3 AGE COMPOSITION FOR PLANNING AREA 700 IN 1970 AND 1990* Per Cent of Total Population Per Cent of Total Anticipated Population Age Group 1970 1990 Under 5 Pre-School 10.8 14.2 5-10 l 0-15 15-20 School Age 10.2 10.9 10.7 8. l 9,6 7.4 30.7 26.2 16.8 17.0 18.9 22.2 17.5 15. l 52.7 54.8 5.8 4.8 100.0 100.0 Age (Year) 20-30 30-45 45-65 Over 65 Labor Force Senior Citizens * Detroit Regional Transportation and Land Use Study, Growth, Change and A Choice for 1990, Volume 3 of 3 (Detroit, Michigan, August, 1969). Planning Area 700 includes Green Oak Township, Hamburg Township, Brighton Township, and City of Brighton. Note: Family Formation, A Sub Group of the Labor Force Group, includes ages 20-65. - 27 - �that this age group will decrease, from about 5.8 per cent of the Township, to about 4.8 per cent by 1990. Nevertheless, the elderly group will increase numerically within the Township and so will the responsibilities of government in meeting its specific needs. Population Projection An estimate of the future population of Green Oak Township is one of the most important and basic steps in the overall planning process. The need for future land uses and community faci I ities cannot be assessed if the number of future residents is not projected . There are no truly accurate methods of predicting future growth, since growth is based on so many variables. Historic growth projections, therefore, must be modified to reflect future growth generators that wil I affect future Township growth. The continuing planning process should provide a periodic review and re-study of long range plans. Therefore, these predictions can be adjusted to reflect changing conditions within the Township . Six different population projections are stated in the following text as to Green Oak Township's estimated population in 1980 and 1990. These projections are shown in Table 4. Livingston County Planning Commission Projection The Livingston County Planning Commission population projection is based on an apportionment method. It was assumed that Green Oak Township wi 11 command the same proportion of the County's future population growth as it presently contains . Green Oak Township is thus expected to contain about 11.7 per cent of the County's growth. -28 - Based upon County �'-II -II -II - TABLE 4 POPULATION PROJECTIONS GREEN OAK TOWNSHIP, MICHIGAN, 1980 AND 1990* Projected 1980 Population Projected 1990 Population Livingston County Planning Commission 8,302 11,019 Straight Line Projection ( 1960-1970) 9,400 11,800 Numerical Growth Projection ( 1950-1960-1970) 10,500 13,500 Logarithmic Projection (1960-1970) 12,250 20,000 Percentage Increase Projection ( 1960-1970) 12,360 20,200 Planning Consultant's Projection 12,800 22,000 * Compiled by Parkins, Rogers & Associates, Inc., December, 1970. population projections, the Livingston County Planning Commission estimates the Township population to be 8,302 in 1980 and 11,019 by 1990. Straight Line Projection The straight line projection ( 1960-1970) simply extends the Township's population into the future by the same measure as was experienced during the last decade, The lineal equation used graphically keeps the slope of the trend I ine constant. This method produces a Township population of 9,400 by 1980 and 11,800 by 1990. - 29 - �Numerical Growth Projection The Township experienced an additional 3,000 people in the 1950 decade and about the same during the 1960 decade. The continuance of this trend would produce a 1980 Township population of about 10,500 and a 1990 population of about 13,500. Logarithmic Projection A modification of the straight line projection is the logarithmic projection. This projection assumes that the population will increase at a logarithmic rate. is a curved line which increases in curvature each year. In reality, the line produced By this method, Green Oak Township's population would be about 12,250 people in 1980 and 20,000 people in 1990. Percentage Increase Projection During the 1960 decade, the Township's population increased by about 63.4 per cent. Pro- jecting this same per cent increase into the future would produce a 1980 Township population of 12,360 people and a 1990 population of 20,200 people. Planning Consultant's Projection There is actually no accurate way that one can predict the population of a township which fringes a metropolitan area of 4.5 million people. Growth projections based upon historical growth patterns fail to consider new developments which will affect growth in the future also, forecasts based upon an apportionment method do not usually consider factors which stimulate growth in one area more than others. Growth generators, such as freeways, utility systems - 30 - �- and new employment centers can stimulate growth in an area far greater than evident in the past. The extent of new growth that these generators stimulate depends upon many variables. Some of the more important variables are the location, magnitude, and direction of regional growth trends and the physical adaptability, both natural and imposed, of the community. Various factors are expected to accelerate development within Green Oak Township. These factors are as fol lows: 1. The Township is located adjacent the 1-96 - U.S. 23 Freeway Interchange. Urbanization has radiated from the Ann Arbor and Detroit Areas along these transportation systems and will, if unchecked, converge at this interchange. However, it is anticipated that full urbanization at this location will not be completely realized by 1990. 2, The natural landscape of the Township produces a much desired living environment. The many lakes and undulating topography present aesthetically pleasing views and are very conducive to passive and active recreation pursuits. 3. The accessibility of excellent regional transportation facilities, fairly low taxes, good water supply from glacial deposits, and availability of land has increased the Township's housing demand, Various factors can also be expected to retard growth within Green Oak Township. These factors are as fol lows: - 31 - �l. Municipal utilities, in the form of sewer and water lines, are generally non-existent in the Township. 2. Until these utilities are made available, urbanization will be limited. The price of land and development costs are continually rising. This high cost range wi 11 restrict the number of avai Iable buyers. 3. The Township's many lakes, rough topography, muck soils, and regional recreation areas greatly reduce the amount of bui ldable land for intensive development (i.e., subdivisions). The exact impact that these positive and negative growth factors will have upon Green Oak Township is difficult to numerically project. The increased mobility of the population, the Township's excellent highway access and close proximity to employment centers, and attractive natural setting for "country living" could justify a considerable growth by 1990. It is anticipated that the growth rate that will be experienced from 1970 to 1980 will approximate 70 per cent. Between 1980 and 1990, the growth rate could be somewhat higher, since influences from the metro areas should intensify during this decade. It is therefore estimated that the Green Oak Township population will be about 12,800 in 1980 and about 22,000 in 1990. It is not essential that a population projection be absolutely accurate. A population projection provides the planning program with a general basis for determining the extent of - 32 - �II II II II II II II II II II II II Ill II II II II II , future land uses and a variance of several thousand people in a projection wi 11 have minimal statistical effect. However, the Green Oak Township Planning Commission should periodica I ly evaluate the actual growth of the Township in relation to the projected Township growth. In this way, the implementation of the Comprehensive Development Plan can be accelerated or decelerated to meet actual growth . For the purpose of future planning, a 1990 population of 22 , 000 will be utilized. Economic Characteristics and Trends Employment Employment data for Green Oak Township was obtained from the Family Questionnaire as shown in the Appendix. Approximately 95.0 per cent of the heads of households indicated they were employed. About 93.5 per cent reported full time jobs with about 1.5 per cent holding part time jobs. These statistics reflect the fact that primarily the "breadwinners" of the Township (families with children) were surveyed. Approximately 4.0 per cent were unemployed, with about 1. 0 per cent retired. It is felt that the actual proportion of retired heads of households is somewhat higher, since only four senior citizens were included in the survey . The amount of people unemployed also reflects the nationwide auto strikes which were going on during the survey. The place of employment of Township residents is an important facto r in understanding the present economic situation of the Township . Approxima tely 28.3 per cent of the heads of households worked in Oakland County, which represented the highest origin of employment. - 33 - �Those employed in Oakland County originated almost entirely from the Brighton School District and the South Lyon School District in the Township. The second largest place of employment was the Detroit-Wayne County area, which accounted for about 24. l per cent of Township employment. Within this area, slightly less than half work in Detroit, with the remainder in other Wayne County communities. People from the Brighton School District and the South Lyon School District primarily commute to this area. Washtenaw County employment centers had the third highest job participation by Township residents, with approximately 23.6 per cent. Whitmore Lake School District residents primarily work in Washtenaw County employment centers. Livingston County and Green Oak Township accounted for 12.7 and 8.0 per cent, respectively, of the Township's labor force. Genesee County, Macomb County, and the Lansing Area had minimal employment influence on Township residents. The majority of Green Oak Township residents are ,therefore, employed outside of the Township and Livingston County . The distance from places of employment of Township residents is also significant. The Family Questionnaire showed tho~ one-quarter of the household heads work within seven miles of their home, about one+ialf work up to 17 miles, about three-quarters work up to 29 miles, and the majority of the remaining people about 50 miles from their home. This commuting pattern suggests that distance from employment presents little constraints upon population growth. It would seem that the benefits received by being in Green Oak Township are generally greater than the costs of long distance commuting to employment centers . - 34 - - - • • 'I I I I I I I I I I �- Occupation The Forni ly Questionnaire indi coted that the "White Collar" occupations, including the Professional and Technical workers; Managers, Officials and Proprietors; and Clerical and Sales Workers made up about 42.8 per cent of the labor force. "Blue Collar" occupations, which include Craftsmen and Foremen, Operators and Laborers, were 53. 1 per cent of the labor force. Those who wou Id not be classified within the above categories amounted to only 4. 1 per cent. These data indicate that Green Oak Township has a slightly higher proportion of "Blue Collar" workers than "White Collar" workers. The future expected changes in the major employment groups of the Green Oak Township Area are important in order to understand changing socio-economic characteristics. Table 5 shows employment by industry group for the Township area in 1970 and the 1990 projected categories. Anticipated changes in occupation distribution will occur mainly in the Professional and Technical group, which is expected to increase from a present 18.3 per cent to 32. l per cent by 1990. Proportions of Manufacturing of Transportation Equipment, Wholesale Trade, Finance-Insurance-Real Estate, and Public Administration workers should only increase slightly by 1990. Significant percentage losses are expected in Manufacturing (other than Transportation Equipment), Retail Trade, and Services by 1990. Regional trends indicate that service employment, especially professionals, will increase its share of employment in the economy and that Manufacturing will account for a declining proportion of the area's total employment. This is connected with overall projected trends for Detroit and the Nation. - 35 - �Income Distribution The income distribution of residents is an indicator of the housing market and the demand for commercial services. The Family Questionnaire indicated that the majority (60.3 per cent) of Township families have incomes of between $9,001 and $15,000. Those families having incomes of under $5,000 were 5.8 per cent of the total, while those over $15,000 were 12.2 per cent. These iricome statistics fully support the occupation categories as to present wage scales. EMPLOY ME NT BY I ND US TRY GROUP FOR PLANNING AREA 700 IN 1970 AND 1990* Projected Per Cent of Expected Labor Force 1990 6.7 23. l 16.7 Trans. - Comm . - Utilities 7.0 6.6 Wholesale Trade 0.8 4.3 25.7 16.2 l. 9 3.6 Services 14.5 8.9 Profess i ona I 18.3 32. l 3.0 4.9 100.0 100.0 Manufacturing ( Other Than Transportation Equipment) Retai I Trade Finance, Insurance, Rea I Estate Public Administration TOTAL * Detroit Regional Transportation and Land Use Study, Growth, Change and a Choice for 1990, Volume 3 of 3 (Detroit, Michigan, August, 1969). Planning Area 700 includes Green Oak Township, Hamburg Township, Brighton Township and City of Brighton. - 36 - Ill II II 5.7 Manufacturing (Transportation Equipment Only) II Ill TABLE 5 Per Cent of Labor Force 1970 Ill Ill Ill •Ill Ill Ill II " �-II II II II II II II II II II Ill II II II II II II The anticipated shifts in income distribution of Township residents is important in ascertaining future housing and commercial quantities and types. Table 6 shows the anticipated shifts in present area incomes to 1990. It is expected that, by 1990, those residents making over $15,000 will increase from 25.3 per cent to 54.2 per cent of the total. These income projections are in constant current dollars and thus represent growth in real income by 1990. They indicate that Area growth in total income wil I bring a pronounced upward shift in the distribution of family incomes. The probable realization of a four day work week by 1990 together with increased incomes should produce greater demands for recreation facilities and commercial goods. TABLE 6 HOUSEHOLD INCOMES FOR PLANNING AREA 700 IN 1970 AND 1990* Per Cent of Tota I Households 1970 Amount (Dollars) Under $3,000 Projected Per Cent of Total Households 1990 0 .0 0.0 3,000 - 5,999 19.0 9.5 6,000 - 7,999 20.6 18.6 8,000 - 9,999 16.7 8.9 10,000- 14,999 18 .4 8.8 15, 000+ Over 25.3 54.2 100 . 0 100.0 TOTAL * Detroit Regional Transportation and Land Use Study, Growth, Change and a Choice for 1990, Volume 3 of 3 {Detroit, Michigan, August, 1969). Planning Area 700 includes Green Oak Township, Hamburg Township, Brighton Township, and City of Brighton. - 37 - �Tax Bose The level and quality of municipal services that Green Oak Township will be able to provide will depend upon the revenues it can realize. Table 7 shows the 1970 tax base by land uses for the Township. Residential property provides about 64.3 per cent of the tax base, whereas commercia I and industrial valuation contributed about 17. 0 per cent . Genera I ly, commercial and industrial valuation are profitable from a tax standpoint, and they help pay the residential tax load. It would seem that the present residential tax load of Green Oak Township is significantly high. Ideally, the proportion of commercial and industrial ratables should rise in the future. As an alternative, it would be desirable to attract a substantial amount of high quality housing to offset the deficits in non-residential ratables and lower cost housing. Agriculturally oriented property provides about 14.8 per cent of the Township's tax base. Although agricultural property currently represents considerable valuation, it will be a decreasing economic factor. A good tax base, aside from being important in maintaining services such as fire protection, is especially important to an adequate school system. Green Oak Township is divided by three school districts, which splits the tax revenue. Of the total Township tax base, the Brighton Sc;hool District has 60.3 per cent, the South Lyon School District has 23.4 per cent and the Whitmore Lake School District has 16.3 per cent. Any increase or decrease of tax revenue from these individual Township units will affect the respective School Districts. A diversified tax base would allow the school district to provide a higher quality of education as opposed to its potential with a residentially unbalanced tax structure. -38 - 11 11 �•ww•••• ·• • • • • • • • • • • • TABLE 7 ASSESSMENT ROLL BY LAND USE GREEN OAK TOWNSHIP, MICHIGAN, 1970 ''' Persona I Property Real Property Land Use Paree Is Amount Per Cent of Real Property Assessment Parcels -- Combined Rea I and Personal Property Amount Per Cent of Personal Property Assessment - 0.0 333 Parcels Amount Perr ent of Total Tax Base 3,562,650 14.8 3,562,650 16.6 - 56 775,900 3.6 47 455,000 17.0 103 1,230,900 5. l 45 1,601, 100 7.5 7 1,267,550 47.3 52 2,868,650 l l. 9 3,304 15,502,900 72.3 2 4,700 .2 3,306 15,507,600 64.3 - - 0.0 7 953,600 35.5 7 953,600 3.9 3,738 21,442,550 100.0 63 2,680,850 100,0 3,801 24,123,400 100.0 Agricultural 333 Commercial Ind ustrial $ $ $ I w '-0 Residential Utilities TOTAL * Green Oak Township Assessmen t Roll, 1970. �Economic Potential and Land Use Needs Residential The residential construction trends from 1966 to 1969 for Green Oak Township and vicinity are shown in Table 8. Green Oak Township has displayed a relatively constant building trend for this time period. The issuance of building permits ranged from 57 to 81 per year and consisted almost entirely of single family homes. Building activity in the Township Area (Green Oak Township, Brighton Township, Hamburg Township, and the City of Brighton) has been fairly high. The Area has contributed 33 to 41 per cent of total dwelling unit permits in the County over the last four years. to urbanizing pressures. This again shows the strategic position of the Area relative In comparing Green Oak Township's bui Iding trends to that of fringe communities, a steady and moderate dwelling unit construction pattern is realized. Multiple family housing in southeast Michigan has been increasing at high numerical and proportional rates over the past five years. Table 9 shows the per cent of multiple family housing units to single family units from 1965 to 1969. The amount of multiple housing units in Livingston County during this time period is extremely low in amount and proportion when compared to Washtenaw, Oakland, Wayne or Macomb Counties. It is significant to ngte, however, that of the multiple units built within Livingston County, the Township Area (three townships in the southeast corner of the County)contributed from 45 to 87 per cent of these units per year. At present, very few multiple housing units have been built within Green Oak Township . It seems, however, that the potential for higher density residential develop- ment will be increasing. - 40- �II •II II II II II II II II II II II II II II II II There is significant evidence to suggest that Green Oak Township will increasingly become a relatively higher income, residential community. The natural features of the Township are conducive to large lot, quality development . Moreover, the g reat capital input expected in regional recreation development in the Township wi 11 push the cost of the remaining land so high that lower income groups will find it difficult to afford housing in the Township, particularly in the latter 1980 1s. This phenomena has not yet occurred and, therefore, the best chance for lower income housing is presently . Any substantial amount of higher density housing in the Township is dependent upon a sewerage system. It would seem that a minimum amount of multiple family units will be built until these facilities are realized. Because future Township growth would appear to warrant a sewerage system, planning for such portions of the Township should begin . This is necessary to arrest potential pollution from growth which would occur if septic tanks were to continue. The demand for lower cost housing could be met by prefabricated housing units, such as mobile homes. However, development at this density generally dictates a sewerage system . These flexible features could provide a basis for new developments in Township housing. A recent concept is a "high rise" mobile home park. This design features a steel or concrete multi- story frame within which mobile homes are arranged vertically around a central utility core containing a ventilating system, elevation, laundry and trash chutes. Another concept utilizes the modular housing unit, essentially a mobfle home without wheels, which is· flexibly attached to form varied-sized townhouses or apartment units . The development of these types of lower cost housing for Green Oak Township would be desirable. - 43 - . �• • • • • • • • • • •Ill , Commercial Much existing commercial development in the area is located in the City of Brighton, City of South Lyon, and Village of Whitmore Lake. The trade areas of these established commercial centers generally include the buildable portions of the Township. Areas in the Township outside these trade areas are for the most part regional parklands. It is anticipated that these commercial centers will continue tp provide the bulk of concentrated shopping facility needs for Township residents. The Township does have a potential for some further commercial uses near the recreation areas and the U.S. 23 Freeway. However, the existing commercial establishments cannot be expected to provide a strong tax base for the Township~ The commercial potential for Green Oak Township would seem to be at the neighborhood shopping level (i.e., featuring a supermarket and small stores). Such centers would basically cater to the everyday needs of the residents. These needs are normally food and drug supplies. The strategic location of such commercial centers in relation to planned neighborhood groupings would be essential for sound economics. Industrial Most present industry within Green Oak Township is of moderate scale manufacturing nature and generally of the 11 clean 11 suburban-type. The Township's excellent position in regard to regional transportation facilities is a definite plus factor in encouraging industry. Such plants as Kelsey-Hayes and Haigh Manufacturing, both located adjacent the U.S. 23 Freeway, provide testimony for this fact. There are several large tracts of relatively flat and well-drained -44 - Ill Ill II �•II II II II -, land having freeway or rail access which would be suitable industrial locations. the present lack of municipal utilities preclude large industrial developments. has one large industry which is extractive in nature. ownership is sufficient for 1990. However, The Township It seems that the land under its present Future industrial potential for Green Oak Township seems to be in encouraging moderate size industrial concerns. Regional Parkland Regional parkland within Green Oak Township is a very extensive land use as will be discussed in later studies. facilities. Its potential lies in the preservation of scenic land and provision of recreation Studies have shown that regional parks add very little directly to the local economy due to the nature of transient participation. Also, the local tax base is not directly aided by this type of land use. It is assumed, however, that the benefits of preserving open space in the Township, thereby assuring partial rurality for the future, will override any economic hardships. Also, it is generally shown that park areas attract relatively high quality residences in their vicinity to take advantage of permanent open space. Agriculture Agricultural land uses of areas in the path of spreading urbanization are decreasing. At present, Green Oak Township only has one full timeandseveral part Hme farmers. As urbanization increases within the Township, economic pressures will force much of the remaining agricultural land into other uses. The potential for agricultural uses in the Township is therefore slight. Much of this agricultural land will probably be put to rural non-farm residential use. - 45- �I Summary Green Oak Township is primarily a "dormitory'' community to nearby cities and places of employment. It has experienced a minimal amount of commercial and industrial land uses in relation to residential development as indicated by its tax base. The large amount of existing •I I parkland, rolling topography, wooded areas, and wqter cover are definite assets which will encourage future growth. These excellent natural features, the Township's location in respect to the growing Detroit Region, and goqd regional transportation facilities will place significant pressures upon the Township to "urbanize" much of its undeveloped land by 1990. It is, therefore, of ~xtreme importance that the Township carefully guide development in the coming years to assure sound growth patterns within the interest of the community. ~ -II -1- ~ - 46 - ~ ~ �• • • •II 111 · II II II II Ill Ill II TABLE 8 RESIDENTIAL CONSTRUCTION TRENDS GREEN OAK TOWNSHIP AND VICINITY, 1966-1969* Total Dwelling Unit Permits Community 1966 1967 1968 1969 GREEN OAK TOWNSHIP Brighton Township Genoa Township Hamburg Township City of Brighton Livingston County 57 66 40 75 62 640 66 134 54 85 721 81 69 72 133 9 883 69 130 88 75 8 795 Lyon Township Milford Township Village of Milford City of South Lyon Oakland County 45 33 17 10 9,209 49 25 25 82 11,426 74 60 22 58 9,225 91 47 19 21 7,850 Northfield Township Salerri Township Webster Township Washtenaw County 25 17 28 3,700 44 7 37 3,020 27 25 17 2,494 28 37 22 3,409 6 * Southeast Michigan Council of Governments, Residential Construction in the Detroit ·Region, Detroit, Michigan, 1966-1969. II II II II II, -41 - �The 1990 population for Green Oak Township is projected to be about 22,000. Based on this 1968 1969 Ill Ill Ill Ill Ill Ill ~ projection, an additional 3,350 dwelling units would be required to house the increased population. This additional housing over the next two decades wi II put great pressures upon these portions of the Township that can be developed. It is expected that many young families will comprise a large percentage of the population by 1990. The bulk of the housing demand wi II be caused _by this group. TABLE 9 MULTIPLE HOUSING UNIT CONSTRUCTION TRENDS LIVINGSTON, WASHTENAW, OAKLAND, WAYNE AND MACOMB COUNTIES, 1965-1969* Multiples as a Per Cent of Total Housing Unit Permits County 1965 1966 1967 1.6 4.7 13.4 7.4 2.5 Washtenaw 67.3 68.3 58.5 54.6 72.3 Oakland 44.3 42.3 44.6 40.5 47.6 Wayne 47.9 50.3 46.7 57 . 9 62.8 Detroit (86. 3) (79.9) (80. 8) (84. 3) ( 68 .5) Balance (41. 5) (44.1) ( 39. 8) (50. 9) (61. 7) 29.7 26.7 37.0 53. 1 58.9 Livingston Macomb * Southeast Michigan Council of Governments, Residential Construction in the Detroit Region, Detroit, Michigan, 1,969. -42 - II II II II • • • ' ' �GOALS AND OBJECTIVES �-.. -.. .. .. .. .. .. .. Introduction The adoption of community goals and objectives is a vital step in the planning process. The desires and needs of the people must be properly interpreted so that workable solutions can be achieved. It, therefore, requires careful analysis of the various factors which characterize Green Oak Township and the specific problems to be faced. An important function of the Family Questionnaire was to gather information regarding the I iving patterns of Township residents and their attitudes toward present conditions and possible future Township policies. These findings will be discussed in terms of wants and needs and then incorporated into general Township goals. In addition, the general goals and guidelines must be translated into more specific development objectives. These objectives must be related to the various assets and liabilities which Green Oak Township has at its current stage of development. If wisely chosen and consistently pursued, the achievement of these objectives will help mold both old and new Township development. Basic Issues and Community Attitudes Table 10 indicates the results of various questions which were posed to the Township's residents concerning community attitudes. The first and most basic question asked was the reason for choosing Green Oak Township as a place to live. The desire for a rural environment was the primary response. Other significant responses indicated that the Township was a good "child- rearing" community and had housing avai labi I ity. Convenience to places of employment had a moderate response. The issues of low taxes, good schools, and retirement had low responses . - 47 - �TABLE 10 COMMUNITY ATTITUDE INFORMATION GREEN OAK TOWNSHIP, MICHIGAN* Brighton School District QUESTION Whitmore Lake School District South Lyon School District Total Reason for Choosing Township as Residence Convenience to Work Desire for Rural Environment Place for Retirement Good Place to Raise Family Low Taxes Original Homestead Housing Availability Good Schools Total 13 35 2 25 8 10 26 11 130 8 11 0 6 0 0 10 0 35 17 35 2 20 0 6 14 5 99 38 81 4 51 8 16 50 16 264 40 53 93 8 21 29 13 51 64 61 125 184 67 23 26 20 16 7 10 8 47 13 23 21 130 43 59 49 28 31 13 5 30 14 71 50 71 9 25 3 46 l 142 13 275 87 195 557 52 11 39 102 63 19 49 133 39 15 26 80 5 4 0 161 49 114 Concurrence With a Single Family-Multiple Family Housing Mix for Township Yes No Total Top Three Matters of Importance (First, second or third response) Air and Water Pollution Control Availability of Public Water Public Sewage Treatment Garbage and Refuse Collection and Disposal Quality Township Road System Preservation of Open Space for Future Park and Recreation Areas Quality Schools and Teachers Preserve Public Access to Water Bodies Total • • • • • • • • • • • • • Top Two Priority Development Policies (First or second response) Encourage Business and Industry in Planned Centers Encourage a Balance of Residential Growth with Business and Industry Desire the Township to Develop as a Residential Community Primarily Don't Care Total *Parkins, Rogers & Associates, Inc., Green Oak Township Family Questionnaire, 1970. -48 - - I 9 324 II �• • • • ,' Ill Ill Ill Ill , It would seem, therefore, that the residents 1 desire for a rural environment is a basic life style need for the people within Green Oak Township " While the concept of rural living suggests low density development, the trend towards higher density living is spreading in southeastern Michigan . The pressures towards higher density living is mainly'due to general present economic conditions . Another queslion asked Township residents · was of their concur"rence with a single family-multiple family housing mix. About one-third of the citizens indi 'c ated 11 11 yes 11 as to about two-thirds with a 11 no 11 vote. In spite of the substantial no 1!vote,nonetheless, there was an appreciable number of persons who recognize the need to have some multiple family housing environments. It is anticipated that the future Township population will increasingly have more young families . Due to market conditions, they will not be able to immediately afford low density housing . There wil I be, therefore, a significant demand for higher density housing with·in the rent range of these families. The Family Questionnaire asked the residents of Green Oak Township to rank in order of preference ·several current important issues . The matter which received the highest response was the desire for quality school 'buildings and teaching staffs. While good schools were a low priority consideration for choosing Green Oak Township as a place to live, the need for good schools is of primary importance once the residents ore established . Another very high response was the need for air and water pollution controls . These controls are necessary to insure the livability of the Township. The lowest response was the need fo preserve public access to water bodies. The remainder of the responses to matters of importance were moderate and fairly evenly dis- - 49 - �I tributed. These, in order of preference, were; (1) the need for a quality road system through the Township; (2) the need for pub Ii c sewage treatment; (3) the need for the preservation of open space for future park and recreation areas; (4) the need for garbage and refuse collection and disposal; and (5) the need for a public source of water " Finally, the Family Questionnaire posed three general development goals and asked the preference for each. The highest response (41.0 per cent) was to encourage a balance of residential growth with business and industry~ The next highest response (3 l .5 per cent) was to encourage business and industry in planned centers. A lower response (24.7 per cent) was the desire for the Township to develop, primarily, as a residential community. Approximately 2.8 per cent indi coted they had no preference. The difference in these responses ar~ not large. It can be said that Green Oak Township residents generally wish to develop as a residential community with significant emphasis placed on a balance of growth with business and industry, which would be located in planned centers. In other words, there is sufficient evidence in the replies of the respondents to indicate that they expect and welcome the idea of Green Oak becoming a more complex urban environment. Through planning, the mistakes which other developing communities experienced may be avoided so that in the end a more satisfying type of urban environment wi 11 have emerged. Goals Residential The goal of residential development is to provide a variety of safe, decent, and sanitary housing so that, within the Township, a family may buy or rent suitable living quarters. -50 - The policies • • • • • • • • • • • • • • �that will be pursued to achieve this goal are as follows: Provide a full range of housing types within the Township to meet the demands of all age groups and I iving habits. Provide effective protection for residential areas to insure desirable standards and to prevent encroachment from industrial and commercial uses. Require suitable and adequate transition areas or buffers to be established between residential, commercial, and industrial areas to maintain property values and physical rural attractiveness of the Township. Protect residential areas from unnecessary through traffic and intrusion of non-related land uses. Take full advantage of the rolling topography, lakes and wooded areas in Green Oak Township in residential development in order to continue the concept of rural living. Pursue a program of Township-wide conservation and code enforcement to upgrade or eliminate substandard housing and to maintain the sound condition of the remaining housing stock. Commercial The optimum goal of commercial development is to provide a complete range of goods and services at convenient locations for residents of Green Oak Township . However, within the time period of the Plan, it is doubtful that the Township's population size will be able to support a major .. 51 - �commercial shopping center. Also, competing nearby established commercial centers will probably expand and fulfill thE; Township's comparative and speciality shopping needs. Therefore, the Township 's optimum commercial goal will probably not be realized by 1990 . The policies that will be pursued to achieve this goal are as follows: Encourage convenienc;e goods shopping facilities and professional offices at strategic locations in the Township in proper relation to planned residential development. Encourage uses which mainly relate to the automobile to locate along major highways and at interchanges of the Freeway. Discourage highways cluttered with random strip commercial development. lndustria I The basic industrial goal is to further broaden the range and valuation of industrial activities and employment opportunities within the Township. The policies that will be pursued to achieve this goal are as follows: Preserve adequate and properly located areas of land for future industrial development. Encourage new industries which have state-wide markets to capitalize on the Township's excellent accessibility to regional transportation systems. Regulate industrial development within the Township through performance standards • • • • • • • • • • • • •I I and other modern measures. Encourage and concentrate future industrial growth primarily in planned areas of the Township. - 52 - •I • �Encourage the extraction of natural minerals with provisions that, after resource depletion, the land be restored to beneficial uses . Community Facilities The basic goal is to promote the public health, safety and welfare of Township residents by prov.iding a high level and quality of community facilities and services. The policies that will be pursued to achieve this goal are as follows: Cooperate with the school districts serving the Township in the provision of good school facilities and a viable educational program . Protect Township residents' I ives and property by the provision of adequate fire and police services. Provide adequate governmental facilities to house the Township's administrative functions. Provide municipal sewer and water systems in portions of the Township to insure the continuance of the Township's welfare and to promote compatible new industrial uses. Recreation and Open Space The fundamental goal is to insure the provision of adequate recreation and open space for the future . The policies that will be pursued to achieve this goal are as follows : Make full use of the Island Lake Recreation Area, the Huron Clinton Metropolitan Authority Area, and private recreational development as an asset to Green Oak Township . - 53 - �Preserve the hills, lakes, rivers, woods and swamp areas for desirable recreation pursuits and wildlife protection. Initiate and continue efforts to reduce ~ater, land, and air pollution, thus, prolonging the I ife of recreation areas. Encourage joint use by the School Districts and Township of school grounds and facilities for the recreation enjoyment of residents . Transportation The main transportation goal is to promote an effective transportation and circulation network within and through the Township. The policies that will be pursued to achieve this goal are as follows: - Provide an overall plan of thoroughfares to ~ffectively allow the safe movement of vehicles to any area within the Township in the minimum amount of time. Develop a functional system of roadway classifications and standards, consistent with those of the Livingston County Road Commission, to provide sufficient right-of-way widths to accommodate the varied modes of travel which are expected to be present in and through the Township in future years . Encourage the separation of through and local traffic in residential neighborhoods and in planned commercial and industrial areas . Provide for the separation of vehicular and pedestrian traffic in shopping areas and places of assembly in the Township . -54 - • • • • • • •I • •I I •I •I I I �Ill Ill Ill Ill Ill ' ' ' ' ' II' Provide adequate and aesthetically attractive off-street parking areas to serve commercial, industrial and recreation centers in the Township. Conclusions The proposed goals and objectives for Green Oak Township are guidelines for the future development of the Township. If the planning program is to be more than a confusion of varied opinions, then it is essential that these goals and objectives be seriously considered. They will help insure an orderly, prosperous and attractive development for Green Oak Township. These goals and objectives are suggested as a starting point for the Township officials. As the planning process progresses, the goals 0nd objectives may be altered and new ones formed. objectives of Green Oak Township are flexible and need constant attention, II ,' ' II' Thus, the goals and -55 - �LAND USE PLAN �Introduction Many problems which are facing communities today are the result of unregulated growth in the past. People were allowed to build on their land as they wished without regard for those uses adjacent to them. This has resulted in a mixing of incompatible land uses, wasting of scarce natural resources, and either a lack of services or their provision at high cost. There are locations in Green Oak Township where commercial or industrial development are mixed with residential development. However, due to the present low density of deve- lopment in the Township, incompatible land uses are generally spaced at a great enough distance so as not to be troublesome. As densities begin to increase within the Township, numerous problems could arise with incompatible land uses. Also, demand has begun to be generated for a pub I ic sewer system, due to the inadequacy of present septic tanks. However, sewer systems are very costly for developing communities having a scattered population. Future development in Green Oak Township, therefore, requires a basic framework in which to grow. The Comprehensive Development Plan is intended as a guide for locating private and public land uses in the Township. The Plan serves to coordinate this development in achieving an efficient, pleasant community which will be desired by its present and future residents. , The basic characteristics of the Plan should be: 1. Long-Range - The Plan should conceive its physical relationship in space the year 1990. Ultimate Township development must also be visualized. - 57 - in �2. Comprehensive - The Plan should consid+3r all major land uses. Cofflprehensive- ness must span physicql, social, economic and political relationships. 3. Generalized - The Plan should indicate only broad principles of land use allocations and their relationships. 4. Flexible - The Plan should not discoyrage innovation and unforeseen technological changes. 5. Regional - The Plan should recognize that the application of sound planning principles transcend arbitrary physical boundaries. Regional coordination of the planning effort is necessary for improving the quality of the urban environment. Through discussions with the Township Planning Commission and feedback from the Family Questionnaire, the desires for future growth and development were determined. The Goals and Objectives Study provided a basi$ for decision making for the Comprehensive Development Plan in Green Oak Township. Two alternative plans were discussed with the Township Planning Commission before the Comprehensive Development Plan was decided upon. The Plan, therefore, reflects the type of community which would be desirable, the existing conditions that should be preserved, and the existing and future conditions which will affect cornmunity development. The Comprehensive Development Plan for Green Oak Township is based upon analysis of basiG data and trends in the Township and surrounding areas which were presented earlier in the - 58 - I I • • • • •I •I I I I I I I I I I �Ill Ill Ill Ill Ill planning program. The various land uses have been al located based upon the need and I ikel ihood of development. The Plan should be reviewed periodically as economic and population changes occur within the Township. For example, the market for multiple-family dwellings was practically non-existent in the 1950's and early 1960's in Livingston County. With the extension of the freeway network, availability of finances, and increasi ng talk of utility system construction, a definite greater demand has been created for th is type of housing . 1111 1111 1111 Therefore, it is always necessary to evaluate the Plan in relation to the present economic trends. Comprehensive Development Plan Considerations 1111 Green Oak Township I ies within the "mo ran ic belt" of southeastern Michigan. The topography Ill consists of rol I ing h ii Is, smal I lakes, and swamp land. This type of landscape is very desirable from a recreation and residential point of view. With the introduction of new transportation patterns with in the post decode in southeastern Michigan, Green Oak Township has achieved a higher degree of regional accessibi I ity. This can only mean added growth of the Township in the future. One of the most sig~ificant land forms _in the Township is the U. S. 23 Freeway . This Freeway w ii I act as a corridor for more .intensive development . Its basic north-south orientation fol Is west of the center of the Township and therefore will encourage more intensive development in the western half of the community . The Si Iver Lake Road interchange (one of the four U.S. -59 - �I: • 23 interchanges in the Township) would then be somewhat central to the majority of the Township's population. The utilization of this interchange as the Township's central activity core is proposed in the Plan. Another significant land form in the Township is the regional parkland which generally encompasses the Huron River and adjacent lands. The expansion and development of these lands wil I ensure large scale open space and recreation for the future. Other sizable existing uses of land, such as the American Aggregate Corporation holdings, also represent land forms. These uses should be placed into land use planning categories which are compatible to permit an optimum community environment. Ten land use classifications are proposed for Green Oak Township. Each land use is next discussed along with its special locational requirements which provide a rational basis for the Comprehensive Development Plan. Map 4, fo I lowing p . 135, i Ilust rates the Comprehensive Development Plan for Green Oak Township , Residential Planning The Comp rehensive Development Plan is based on the anticipated 1990 population in Green Oak Township of 22,000 people . Residential areas have been delineated to accommodate this population, in keeping with the community's goals to provide a full range of housing types in the Township . Four categories of residential land uses have been proposed which include estate, low, medium and high density residential areas. The estate and low density categories • • • • • •I I I I I I I I I I I I �are basically single family areas. The medium and high density would be townhouses, apartments or mobile homes. Rural Estate - Agricultural This land is intended for occupancy by those people desiring to live in a country-like estate atmosphere. Minimum rural estate lot size would be five acres . Farms could also be permitted on lot sizes exceeding ten acres. Approximately 6, 150 acres are assigned to this residential land use. There is a growing demand in the Detroit Metropolitan Area for "country-style" living. Residents of Green Oak Township noted the "desire for a rural environment" in the Family Questionnaire as the primary reason for choosing the. Township as a place to live. The Rural Estate-Agricultural category would encourage this type of living. This category would also be utilized to conserve land from intensive development to enable future generations to plan their own type of development rather than be shackled by an unregulated premature development pattern. Two large areas are proposed for the Rural Estate - Agricultural category. One area incorporates the majority of the American Aggregates Corporation holdings which are located adjacent to the southern border of the Island Lake Recreation Area. The other area is located south of Nine Mile Road, generally east of Whitmore Lake . - 61 - �Low Density Residential This land use is intended primarily for single-family residential development. Minimum density would be one to two dwelling units per acre without utilities. When utilities are available,. this density could be raised to a greater density of about four dwelling units per acre. About 8, 100 acres are set aside for low-density development. Green Oak Township does not contain public water or sewer facilities. Normally, lot sizes of less than one acre are not recommended in this instance because indivic;lual septic tanks and wells on small lots often do not function efficiently. In recognition of the great attraction of the many lakes in the Township, and the desirability of getting the maximum utilization of them, half acre lots are recommended in their vicinity. Nevertheless, great care must b~ taken by the County and Township to prohibit small lot development where it appears that septic tanks wi 11 not function properly . . The low density residential areas proposed incorporate the majority of the existing subdivisions .i n the Township. These areas have also b~en oriented around feasible future sanitary sewer • • • • • • • • • • •-. I programs. Although much of the Township is plpnned for single-family residential land use, there is no reason why single-family development need be dull a!'ld unimaginative. For example, designing single-family units in small groups or clusters reduces lot sizes c;md increases common open space. The land area gained through the decrepse in lot size is used collectively for a park area available to residents of that subdivision. - 62 - I _I 'II I I I �Another concept which adds flavor to single-family neighborhoods is planned unit development. This incorporates a mixture of land uses such as single-family housing, multiple-family housing, and common open spaces. This would create a slightly higher density than proposed for the low density residential area but would create a neighborhood unit with a variety of housing types. These new concepts shou Id be encouraged in future single-family development. Medium Density Residential This land use is generally intended for townhouses or mobile home~. Densities should range between five and seven dwelling units per acre when utilities are provided. Until such time as municipal utilities are installed, it is reco~mended that overall densities remain at two dwelling units per acre. Approximately 1,200 acres are allocated for this type of residential density. As mentioned previously, the Township's housing inventory should correspond to the needs of its present and potential residents. Certain segments of its population, such as the newly married and retired people,find townhouse or mobile home living most suited to their current n~eds. Therefore, the Medium Density Residential area is proposed. The Plan indicates one large area for Medium Density Residential uses, between Spicer Road and Winans Lake Road, as part of the Township's proposed central activity core. areas are also shown as conceptually clustered around commercial locations. Five smaller Large medium density projects should be discouraged at these neighborhood commercial locations. - 63 - �High Density Residential The High Density Residential category encourages apartments. Densities should range from eight to 12 dwelling units per acre, when municipal utilities are provided. As with the Medium Density Residential category, present densities should be twq dwelling units per acre. Approximately 260 acres are devoted to the High Density Residentia I uses. Three areas are indicated on the Plan for High Density Residential .Oevelopment. These areas form an integral part of the Township's propos~d central activity core. The Silver Lake Road interchange area would permit direct access to the U.S. 23 Freeway. A commercial area planned at the lnterc;han~e would have increased economic potentiQI due to its relationship to this higher density area. The High Density Resid~ntial Areas are 9lso generally adiacent to the reg ion a I park Iand . Commercial As the population increases in Green Oak Township, so will the demard for commercial establishments. There will also l;,e commercial growth in the Township for regional needs, owing to the convenient access via th~ U.S. 23 Freeway. The location of commercial land uses is an important consideration of the Comprehensive Development Plan because of their economic importance and their effect on traffic and neighboring land uses. Business should be grouped at planned locations in the Township in order that marginal strip commercial activities can be control led. - 64 - • • •II II II II II II • • • • • • "• -~ -~ �Commercial Retail Seven commercial retail centers are proposed for Green Oak Township. The Comprehensive Development Plan recognizes the ·need to distinguish between the characteristics of various commercial activities. Commercial land uses are thus located according to their function. Approximately 190 acres are included in this land use category. Three different types of commercial development must be considered. Local shopping is for the daily shopping needs of residents who live close to the stores. A local shopping area contains a supermarket, drug store, laundromat, party store or other similar business. A second type of commercial development is a community shopping center. This type of shopping facility generally has a junior department store or general merchandise store with a cluster of small businesses. A community shopping center requires a large population to serve and good highway access. The last commercial category is highway oriented businesses. These businesses serve passing motorists. Such uses include gas stations, drive-in facilities, such as restaurants and car washes, motels, and similar uses. Commercial areas in Green Oak Township are shown grouped in strategic locations in the community. The proposed locations by function are as fol lows: Rushton Road and Ten Mi le Road - Local Shopping Ten Mile Road and Dixboro Road - Local Shopping - 65 - �Nine Mile and east side of U.S. 23 Interchange - Local Shopping and highway oriented business. Winans Lake Road and U.S. 23 Interchange - Initially local shopping but with future potential for a community shopping center. Whitmore Lake Road between Lee Road and Maltby Road - Local Shopping and highway oriented business. Grand River and Academy Drive - Local shopping and some highway oriented business. I I I • •I •I I It is anticipated that by 1990, only half of the acreage allocated for the Commercial Retail category wi II be uti Iized. However, the gr~ater amount of land has been planned so as to be flexible to possible unforeseen economic expansion and to permit flexible commercial locations within the Township. Commercial Recreation Green Oak Township has great nah.-1ral attractions in its lakes and topographic variations. Much land is committed to public use in the regional parklands. Increased recreation im- provements are also expected in the regional parklands which will increase recreation participation by the public. It is believed that Green Oak Township could aid its tax base by promoting a large-scale commercial area devoted to recreation-tourist services. - 6- -I 'I ' 'I I I I �II II II II This specialized commercial area is located on old U.S. 23 and is generally encircled by Bishop Road. Approximately 100 acres are proposed for its use. This area is uniquely favorable for commercial recreation sales due to its easy freeway access and close location to the regional park lands. It is proposed that the Commercial Recreation category include such things as recreation equipment sales, restaurants, transient lodgings and some recreation uses such as golf driving range. The intended site could be expanded in the future, if necessary. Office The Office classification is intended to facilitate planned locations for grouped office facilities in the central activity core of the Township. This is a preferred method of accommodating the pQtential need f9r office space along interstate freeways. This classification would also permit other commercial uses that would service possible office development. About 150 acres are indicated for office use on the Comprehensive Development Plan. Civic Center Approximately 25 acres are shown on the Comprehensive Development Plan for a proposed Township Civic Center. Its intended location is on Silver Lake Road adjacent to the U.S. 23 Freeway i'nterchange as part of the central activity core concept for the Township. It has also been located adjacent to the Huron River to permit an aesthetic setting for the complex. Specific development of the proposed Civic Center will be discussed in the Community Facilities Plan. - 67 - �•I lndustria I In the past, there has been little industrial development in Green Oak Township. However, with the provision of freeway acyess over the last decade, a small amount of industry has been attracted. It js anticipated that the intensity of industrial development will continue to be gradual until municipal sewer and water facilities are in the Township. However, in order for the Township to compete for future industry, about 2,200 acres are programmed for i ndustri a I use. Two types of industry are recommended for the Townshjp. One of these industrial types is of light, non-nuisance operation that could function efficiently on small sites or in industrial parks. This type of industry could be controlled ade9uately to allow its inclusion adjoining residential areas. The other type of industry is of the general nature which normally requires a larger site size than light industry, which have a relatively greater impact on the neighboring area and which may have a need for railroad faciliti~s. Seven industrial sites are indicated on the Plan for Green Oak Township. These sites and their intended functions are as follows: Area south of Spicer Road (west of U.S. 23) This is the largest area proposed for industrial use, General industry should be allowed. Trans- portation facilities include M-36, U.S. 23, G.T.W. Railroad and A,A. Railroad. Much of the - 68 - I • •I I I •I I I I I II I I I II �land in this area contains muck soils which would physically reduce a heavy industrial density on the site. Possible adverse effects to Hamburg Township could be minimized by that municipality providing a buffer along the eastern side of Hall Road. The proposed industrial site contains the Maxey School which should be compatible within this intended land use district. Area south of Maltby Road between Whitmore Lake Road and Rickett Road This area presently contains the Kelsey-Hayes plant . This industrial operation has so far proven to be very efficient and compatible with nearby land uses. Therefore, the general site has been expanded for future industry with Iight, non-nuisance operations. Transportation facilities include easy access to U.S. 23 Freeway. Area north of C & 0 Railroad and west of U.S. 23 Freeway This area contains existing developed industry of a light manufacturing nature. Area on east side of Lee Road - U. S. 23 Interchange This area is recommended for light and general industry types. Transportation facilities include U.S. 23 Freeway and C & 0 Rai Iroad. This site is presently being promoted for industrial usage by the C & 0 Rai Iway Company. Grand River Road and Pleasant Valley Road Some expansion of the Green Oak Industrial Park area is recommended. Present industry �is of the non-nuisance variety. Pl~asant Valley Road provides access to 1-96 Freeway. Area adjoining Kensington Road and Silver Lake Road Area presently owned by the American Aggregate Corporotion. Recommended possible usage is for general industry. Transportation foci I ities include the C & 0 Railroad and Kensington Rood, a recently reconstructed Class A road with access to 1-96 Freeway. Area south of Ten Mile Road on eastern border of Township This area is intended as on extension of the adjoining industrial land use in Lyon Township. Transportation facilities include the G. T. W. Railroad and Ten Mile Road. The above locations include the significant locational factors frequently considered by new industries. They also pose minimal threats and conflicts to other land use areas provided that there is proper enforcement of performance standards contained within a modern zoning ordinance. Extractive Extractive forms of land use are located generally in the central and northeasterly portions of Green Oak Township. There are small gravel pits scattered throughout the area, usually in the proximity of the lakes. The intensively used extractive areas are located in the northeast corner of the Township along the north side of Marshal I Road and Rushton Road. This adivity is primarily operated by the American Aggregate Corporation, who have developed plans and purchased land in anticipation of expanding their present activities. The importance of the extractive industry to the general well-being of Green Oak Township has been recognized in the Comprehensive Development Plan, (See Map 4 following p , 135) , - 70 - •I I I • • • •I I I I I I I I I I I �.. It is a recommendation of the Plan that two areas for extractive usages be identified in the northeasterly portion of the Township. As shown on Map 4, these are along Marshall Rood north of Silver Lake Road, and along the Oakland County border in Sections 12 and 13. Regional Parkland Two large regional parks are located in the Township. The larger is the Island Lake Recreation Area which is located east of the U.S. 23 Freeway. The other land is owned by the Huron-Clinton Metropolitan Authority and is located west of the U.S. 23 Freeway. A primary intention of both of these parks is in the preserving of Huron River flood plain and volley development. The Comprehensive Development Plan hos basically linked these two pork systems together to achieve this conservation goal. Also, the present land holdings of both parks have been modified and rounded off for conceptual form purposes. Conclusions The Comprehensive Development Plan suggests how Green Oak Township could and should develop . This type of development and use of lands will not occur, however, if there are no guiding forces. Several methods may be used in con junction to accomplish the basic measures of the Comprehensive Development Pion. These methods include: official Township adoption of the Comprehensive Development Plan, Zoning Ordinance revisions, capitol improvements program, subdivision regulations, coordination of plans with other governmental agencies and the State, a program of public relations in order to make the general public aware of the goals for Green Oak Township, and encouragement to developers in the Township to adhere to the principles and objectives of the Comprehensive Development Plan. - 71 - �TRAFFICWAY PLAN �II II ,,' ' ', ' Introduction Highway systems and road patterns are developed to provide efficient means for the movement of people and goc,ds within and through a community. Adequate transportation facilities are therefore a major consideration in a community 1s development. Accessibility to other parts .of a region is vital to the growth and development of al I communities. As popu'lation increases ard automobiles likewise increase, traffic problems related to congestion and inadequate road design become apparent. It is paramount that careful planning provide for the safe, congestion-free moverpent of people and goods . This study will examine the ~xisting highways and other transportation modes found in Green Oak Township and the surrounding area. The adequacy of the existing trafficway facilities · will be assessed. Then a future plan for transportatior, facilities will be prepared in relation to proposed future land uses and the traffic generated by such uses. Highway Inventory and Circulation Analysis Not all roads provide the same function for carrying traffic. Motorists with their destination or origin outside the Township will generally travel on regional thoroughfares. These high- ways are generally indicated as State routes and are engineered for fast moving traffic between major population centers. Roads which are designed to provide links between major land uses relating to employment, shopping and residential uses within the Township are considered as County Primary roads. Roads which provide access to abutting property are considered local - 73 - �roads. The following is an inventory of these three types of roaqs in Green Oak Township. State Highways The only U.S. trunk line route passing through Green Oak Township is the U.S. 23 Freeway, a four-lane, divided thoroughfare. State-wide implications. It is the only thoroughfare within the Township thot has It connects the entire south central portion of the State with other regions via the freeway system. More specifically, the U.S. 23 Freeway connects the Township directly with such population centers as Ann Arbor, Tol~do c;md Flint. The interstate freeway system ( 1-96) which intersects with the U.S. 23 Freeway immediately to the north of the Township increases the accessibility of additional urban population centers such as Lansing and Detroit for Green Oak Township residents. The section of U.S. 23 in Green Oak Township is approximately 5.7 miles. It has a 300-foot right-of-way with 24-foot pavement wipth qn each side of the median. There are four interchanges within the Township (Lee Road, Silver Lake Road, M-36 - Nine Mile Road, and Eight Mile Road - Whitmore Lake). This freeway adequately provides Green Oak Township residents with regional accessibility . Another State route within Green Oak Township is M-36 , It begins at an interchange wi~h U.S. 23 in the Township and travels west through Pinckney and beyond. This State route generally serves as a connector between smaller urban areas in Livingston and Ingham Counties. Approximately 2 miles of M-36 exists within Green Oak Township. - 74- • • • • • • • • • • • • • • • • • - �County Primary Roads The designation of a County Primary Road is made by using two criteria. The first is location (e.g., they serve as connecting Iinks between regional thoroughfares as wel I as other communities). A second criteria relates to the amount of traffic volume ~hat may be carried by the road. The transportation network of any township wou Id be adversely affected if it were without an adequate County Primary road system. The County Primary road system is established by the ~ivingston County Road Commission after approval by the Michigan De,partment of State Highways. By designating a road as part of the County Primary road system, the County can obtain Federal and State highway funds to help maintain said road. There are about 29.4 miles of County Primary roads in Green' Oak Township. Table l l lists these County Primary roads by surface type. Taking an overall view of the County Primary road system in Green Oak Township, the major problem is the lack of uniform road distribution and continuity. This is largely due to the Township's topography. The many lakes, the Huron River Valley, pockets of muck soils, and areas of steep slopes have produced circulation difficulties not evident in most southeast Michigan communities. These natural features impede straight-line road construction between traffic generators. Therefore, the typical grid street system, based on section line roads, is not possible. No road in Green Oak Township continually follows any section line for any great distance. Also there are no direct north-south or east-west roads in the Township. Con~iderable meandering is required for anyone traveling in either direction. - 75 - �TABLE Jl COUNTY PRIMARY ROADS GREEN OAK TOWNSHIP, MICHIGAN, 1970 * Road From To Hard Su rface Whitmore Lake Road Eight Mi le · Road., Towns hip Boundary Eight Mi le Rood Towns hip Boundary Whitmore Lake Road Nine Mi le Road U.S.23 Ru~hton Road East .Shore Towns hip Boundary Nine Ml le Rood Whitmore Lake Township Boundary G • T. W. Ra i Iroad Si Iver Lake Road U.S. 23 Rushton Road Doane Road Dixboro Roap Doane Road Silver Lake Road Rushton Road Rushton Road Nine Mi le Road Doane Road Ten Mile Road Rushton Road Dixboro Road Kensington Road Si Iver Lake R0ad Grand River Road Academy Drive Grand River Road C & 0 Rai !road • • • •I 'I I I I I Grand River Rood I Gravel Surface * Si Ive r Lake Road Doane Road Rushton Road Rushton Road Doane Road Silver Lake Road Livings ton County Road Commission, Livingston County Road Map (Howell, Michigan, 1970) . I I I I I - 76 - ' I �Besides the topographic barriers to traffic movement evidenced in the Township, man-made barriers also present problems. While the U.S. 23 Freeway has facilitated easy north-south travel through the Township and regional access by Township residents, it has also disrupted continuous east-west Township travel. Presently, only the Silver Lake Road interchange and the M-36 interchange permit overpass facilities for continuous east-west travel across the U.S . 23 Freeway. Large land users within the Township also prevent through traffic facilities. In particular, the Island Lake Recreation Area and t_he American Aggregate Corporation lands, generally located in the north central portion of the Township, are barriers to traffic movement. The:;e two large land users also prevent an equal distribution of County Primary roads through the Township. County Local Roads Under the Michigan Highway Law, Act 51 of 1951, as amended, all roads under County' jurisdiction other than Primary roads are considered County local roads. The County local roads are perhaps a more vital link in the transportation network than might be imagined. Obviously, if the local roads are in such poor condition as to impede good accessibility to the Primary roads, then the Primary roads and indeed the Regional highways themselves are of reduced utility to the Township resident wishing to gain access to them. There are about 52 . 66 miles of County local roads in Green Oak Township. Table 12 lists the County local road;; by surface type. As with the County Primary roads in the Township, their basic highway design problem is concerned with road distribution and continuity. �TABLE 12 COUNTY LOCAL ROADS GREEN OAK TOWNSHIP, MICHIGAN, 1970 * Surface Type From Hard Surface Winans Lake Road Township Boundary Whitmore Lake Road Rickett Road Township Boundary Winc;:ins Lake Road Lee Road Rickett Road U.S. 23 Fieldcrest Road Nine Mile Road Lee Roacj Marshall Road Nine Mile Road Si Iver Lake Road Post Lane Eight Mi le Road ( end of cu I-de-sac ) Lemen Road Eight Mi le Road M-36 Spicer Road M,-36 Fieldcrest Road Whitmore Lake Road Marshall Road Musch Road Spicer Road Winans Lake Road Hammel Road Township Boundary Rickett Road Maltby Road Township Boundary Whitmore Lake Road Lee Road Rickett Road (dead-ends in Section 6) Tuthi 11 Road Spicer Road Marsha 11 Road Silverside Drive Marshal I Road Doane Road Marshal I Road Eight Mi le Road Nine Mile Road Mc Nally Road Mars ha 11 Road East Shore Drive ( interrupted in center by creek) Rushton Road Eight Mi le Road Nine Mi le Road Gravel Surface - continued - - 78 - • • • • • • • • • • • • •-. -. • • •I �TABLE 12 (Continued) COUNTY LOCAL ROADS GREEN OAK TOWNSHIP, MICHIGAN, 1970* Surface Type From To Eight Mi le Road Marsha 11 Road Dixboro Road Nine Mi le Road Rushton Road Di~boro Road Dixboro Road Eight Mi le Road C 8 0 Railroad Ten Mile Road Silver Lake Road Twelve Mile Road Rushton Road Dixboro Road Peer Road Ten Mi le Road Twelve Mile Road Bishop Road Fieldcrest Road Fieldcrest Road Evergreen Road Si Iver Lake Road McCabe Road Sutherland Road Kensington ,Road Grand River Road Butcher Road Sutherland Road American Aggregate property McCabe Road Bishop Road Silver Lake Road Evergreen Road American Aggregate property Grave I Surface (Continued) * Livingston County Road Commission, Livingston County Road Map, ( Howe II, Michigan, 1970). - 79 - �Highway Characteristics The nature and effectiveness of any road system is governed by a number of factors, such as condition of the road surface, traffic volumes, traffic accidents and bridge sufficiencies . All these factors are related when considering the adequacy of a road system. Highway Surface Conditions Every two years the Michigan Department of State Highways makes a survey of State Highways. In these surveys, the agency attempts to reveal certain adequacies or inadequacies, as the case may be, of each road in terms of sufficiency ratings. Surface and base conditions of State Highways are included in these surveys. The entire length of U.S. 23 in Green Oak Township has its surface and base rated as sufficient. 11 However, M-36 between U.S. 23 and Pinckney, surface and base conditions are rated as critically deficient . Approximately 9.8 miles of surface improvements of M-36 between U.S. 23 and Pinc ney are presently scheduled by the Department of State Highways in the proposed 1971 construction program for Livingston County. Eve ry year, the Livingston County Road Commission makes a survey of all County Roads us to surface adequacy . Table 13 shows the County Primary and County Local road surface sufficiency ratings for Green Oak Township by surface type and number of miles of each surface type. 11 Michigan Department of State Highways, Sufficient Rating, District 8, ( Lansing, Michigan, 1970). -80 - • • • • • • • • • • • • • • • • • • �Ill Ill Ill Ill Ill TABLE 13 COUNTY ROAD Sl)RFACE SUFFICIENCY RATINGS GREEN OAK TOWNSHIP, MICHIGAN, 1970 * Road Classification Primary •Ill Gravel Local Miles Inadequate Total Miles 3 . 83 3.83 Prime & Seal 2.05 6. 17 8.22 Mixed Bituminous 7.01 2.54 9.55 Bituminous Concrete 7.80 0 7.80 '16.86 12.54 29.40 Earth Gravel * Miles Adequate D.N . A. Sub Total II •Ill • • Surface Material D.N.A. 11. 02 '. 5.37 5.37 19.46 30.48 Prime & Seal 7.36 0 7.36 Mixed Bituminous 7.61 1.76 ~.37 Bituminous Concr~te 0.08 0 0.08 Sub Total 26.07 26 . 59 52.66 TOTAL 42.93 39. 13 82 . 06 Livingston County Road Commission, County Primary Road and County Local Road "data sheets", ('Howell, Michigan, 1970). · D.N.A. - Does not apply. - 81 - �Of the 29 A miles of County Primary Roads in the Township, 16 , 86 miles are considered to have adequate surface with 12.54 miles of inadequate surfaces . Gravel roads are considered inadequate for the Primary system by the Livingston County Road Commission , The 52.66 miles of County Local roads in the Township generally have 50 per cent (26 miles) adeqwate surfaces and 50 per cent inadequate surfaces. The moj ori ty of the County local Roads are gravel (30.48 miles). Earth surfaced County local Roads are considered inadequate by the County Road Commissiqn. Generally, County road surface adequacy in Green Oak Tqwnship is good in comparison with the other townships in Livingston County. However, continual improvement and maintenance of the County Road network in Green Oak Township will be increasingly important a~ greater traffic volume is experienced , Traffic Volumes As may be expected, the U , S. 23 Freeway in Green Oak Towri~hip carries the greatest volumes of traffic. State Highway traffic volumes within the Township are shown on Table 14 . The least traveled State Highway in Green Oak Township is M-36 . This highway experiences about 2,600 vehicles per day which is less than some County Primary Roads within th~ Township . The traffic volumes on County roads within Green Oak Township are considerably less than on U.S. 23 . General 24 hour traffic flows for the County roads are shown on T9ble 15. .. 82 - • • • • • •I • • • •I I I I I I I I �TABLE 14 STATE HIGHWAY TRAFFIC FLOW GREEN OAK TOWNSHIP, MICHIGAN, 1969 * Highway From To 24 Hour Traffic Volume U.S. 23 1-96 Interchange Lee Road Interchange 18,000 Lee Road Interchange Si Iver Lake Road 19,500 Interchange Mr36 Si Iver Lake Road Interchange M-36 Interchange 21,500 M-36 Interchange Livingston -Washtenaw County Line 23,500 U.S. 23 Interchange Township Line 2,600 * Michigan Department of State Highways, Average 24 Hour Traffic Flow, ( Lansing, Michigan, 1969). - 83 - �TABLE 15 MAJOR COUNTY ROAD TRAFFIC FLOW GREEN <;)AK TOWNSHIP, MICHIGAN, 1969 * Road Vehicles Per Day Grand River Road Kensington Roc;id 3,000 - 4,000 Te111 Mile Road 2 I 000 - 3 / 000 Eight Mile Road Nine Mile Road Academy Ori ve Lee Road ( east of Rickett Road) Winans Lake Road (east of Rickett Road) l , 000 - 2, 000 ~ •II • II Silver Lake Road Whitmore Lake Road Fieldcrest Road Rickett Road Doane Road East Sho re Road Rushton Road 1,000 * Livingston County Road Commission, County Primary Road and County L!!>cal Road ''data sheets", (Howell, Michigan, 1969 ). Note: The rema lnder of the County roads wjthil'l the Township gE;!nerally have less than 1,000 vehicles p~r day . ~ 84 - • • • • • • • 'II ' �All the County roads in Green Oak Township are two-lane facilities. A significant question is how great must the traffic volume be on such roads to justify more than. two lanes. road must be individually studied to accurately answer this question. Each However, .a general "rule of thumb" is that a road approaching a traffic volume of 12,000 vehicles per day should be considered for expansion. to four lanes.. Presently, all County roads in Green Oak Township are considerably below this figure and therefore can be considered adequate for existing traffic volumes. Traffic Accidents Large traffic volumes on paved or gravel roads do not necessarily mean such roads wi II become greater traffic hazards. The ability of any road to carry larger volumes of traffic is related to engineering design of the road, number of moving lanes, and number of ingress and egress points along the highway. traffic hazards. Table lq shows However, larger volumes of traffic tend to accentuate a comparison of State Highway and County road accidents over the past three years. It is interesting to note that during the last three years, traffic accidents occurring on the State Highways within the Township have increased from about 25 per cent to 35 per cent of the total Township accident count. County roads have respectively decreased from about 75 per cent to about 65 per cent during this same time period. This is especially significant since the total accident count for each year has not changed radically. The rapidly increasing traffic volumes on the State highways are thus increasing their accident rates as compared to the County Road System. ~ 85 - �Ill TABLE 16 STATE HIGHWAY AND (;OUNTY ROAD ,,\CCID~NTS GREEN OAK TOWNSHIP, MICHIGAN, 1968 - 1970* Total Acciqent Count Road u.s. 1968 Per Cent of Total 1969 Per Cent of Total 1970 Per Cent of Total 40 21. 1 59 25. l 61 29.8 7 3.6 10 4.3 10 4,8 County Roads 14~ 75.3 166 70.6 134 · 65.4 TOTAL 190 100.0 235 100.0 23 M-36 * 205 100.0 Information from the Michig·an State Police Department, March, 1971. Traffic accidents on the County Road system within the Township itself also corresponc!s closely to traffic volumes. Grand River Road exReriences q signi£icant amount of Township accidents . 12 Other high accident roads are Nine Mile Road (particularly between Marshqll Road and Rushton Rood), Ten Mile Road, and Winans Lake Road. Coritrary to normal expectations, the majority of the County road accidents which took place in the Township were not at intersections , Instead, most of the accidents were caused by 12 Livingston County Road Commission, 1970 accident sheets for Green Oak Township, March, 1971 , - 86 - • • •I • • • • • • • • • • • • �turning movements in~o or out of residential uses spread_ out along these highways. Ingress and egress movements associated with commercial and industrial land uses at non intersection locations also created accidents. Bridge Adequacy Bridges are an important aspect to the proper functioning of a highway system. Adequate bridges are also of paramount importance to highway safety. Green Oak Township has 16 bridges (in- cluding one culvert) over which the Co1Jnty roads traverse the natural drainage systems. Of these, one County Primary road bridge and five County local road bridges are in need of replace- " " " ment. Table 17 indicates the inadequate bridges in Green Oak Township. TABLE 17 INADEQUATE COUNTY ROAD BRIDGES GREEN OAK TOWNSHIP, MICHIGAN, 1970 ~oad Type * Comments Bridge Location Primary Nine Mi le Road ( East of Grand Trunk RR) Bridge is narrow and has settled on one end because of muck soil. Still carries legal load limit Local Rickett Road ( Huron River) Five ton I im it, 60 foot span. Spicer Road (Sec. 28) Five ton limit. Dixboro Road (Sec. 13) Eight ton I imit. Sutherland Road (Huron River, Sec. 3) Unpasted load limit. Only adequate for light use. Marshal I Road ( North of Tuthi 11 Road) Unpasted load limit. Only adequate for light use. * Livingston County Road Commission, March 1971. - 87 - Unsafe for school buss es. Unsafe for school busses. Unsafe for school busses. �The Livingston Cc,unty Road Commission requires all new County road bridges carry the maximum legal load ( H-20 design). Replacement cost of the inadequate bridges in the Township range from $20,000 to $60,000 each dep~nding upon construction variables. Eventual replacement of these bridges is necessary to insure traffic safety. Rail and Air Facilities Rail Facilities There are three rail facilities now ~erving Green Oak Township. These are the Chesapeake and Ohio, Grand Trunk Western, and Ann Arb9r Railroads. These facilities account for about 13.4 miles of primary track within the Township. The Chesapeake and Ohio Railroad has about 6, 1 miles of primary track in the Township. Fr9m a major junction point in Plymou_th, Michigan, this line travels through the Township towards Lansing and Grand Rapids. The Chesapeake anc;l Ohio Railroad Company, through its subsidiary lines, serves much of the State of Michigan, Ohio, Indiana, Illinois, Kentucky, Virginia, and West Virginia. Via a line across southern Oritorio, the C & 0 also has con- nections at Buffalo, New York and other lines serving the east. The Grand Trunk Western Roi Irood hos about 6.4 miles of primary track traversing the southern portion of th~ Township. This rail line is a subsidiary of the Canadian National Railway Company and is directly linkeq to the Canadian system at Port Huron and Detroit. - 88 - •I I • •I •I •I I • •I •I •I I �To the west of the Township, the G. T. W. leads to Grand Rapids and Muskegon, from where the G .. T.W. operates a ferry across Lake Michigan to Milwaukee, Wisconsin . . The Ann Arbor Railroad Company has about 0.9 miles of primary track located on Section 31 of th~ Township. This main line extends northwest from Toledo, Ohio, through Livingston County and terminates at the City of Frpnkfort on Lake Michigan in the northwestern part of the State. Via a ferry across Lake Michigan, the Ann Arbor Railroad offers connections with other rai Iroads serving the upper midwest. Air Foci I ities · There are currently no airport facilities in Green Oak Township·.- However, two smal I private airfields dre nearby. They are Hyne Field in Brighton Township and New Hudson Airport in Lyon Township. Transportation Plan The purpose of the Transportation Plan is to develop a system of trafficways that will adequately provide for the long-range needs of residents of Green Oak Township. Because of its permanent character, the existing road system must form the base for the future highway network. However, consideration must also be given to future land use patterns, the amount · and type of traffic that will be generated by the land uses, correction of existing traffic hazards, and other factors: - 89 - �Standards The standards for the various types of roads correspond to those established by the Livingston County Road Commission qnd the Inter-County Highway Commission of South~astern Michigan. Table 18 indicates the recommended road cross...section standards for Green Oak Tpwnship. The Livingston County Road Commission has established a policy of requiring at least 120 feet of road right•of-way width on all County Primary Roads, and 100 feet' of road right-of-way width on all County Locql roaqs. All subdivision streets are req~ired to have a 66 fqot rightof way for streets without curb and gutter . The Livingston County Road Commission is requiring these road rights-of-way so that when traffic increases and a County road must b~come multiple lane, the public right-of-way will exist. Green Oak Township should require building setbacks that wi II coincide with these present County requirements . The recommended road righh-of-way for Green Oak Township (see Table 18) are consistent with the Land U~e Plan objectives. Map 4, following p . 135 is the 1990 Comprehensive Development Plan for Green Oak Township and also contains the Traffi cway planning recommendations. Freeways Freeways are part of a nationwide system of limited access highways designed to carry transient traffic around, through or between urban centers with a minimum of conflict wjth local traffic. They have one function - to carry large volumes of traffic at maximum speeds . They are multilaned and do not provide direct access to abutting properties . The few intersec:tions that are provided are generally grade separations that allow traffic to flow without interruption from - 90 - • • • • • • • • • • • • • • •II • - �-- "• • - TABLE 18 RECOMMENDED ROAD CROSS SECTION STANDARDS GREEN OAK TOWNSHIP, MICHIGAN * Road Number of Traffic Lanes Freeway 4 (Rural) Minimum Right of Traffic Lane Way Width (Feet) ( Feet ) Maximum Grade a 12 300 - 350 + 3% 2 - 4 12 120 5% Secondary Thoroughfare 2 11 100 5% Col l~ctor 2 11 100 5% Industrial Street 2 12 100 5% Residential Subdivision Street 2 11 66 ~% Maj or Thoroughfare * Inter-County Highway Commission, Livirigston County Road Commission, March, 1971. · a The Livingston County Road Commission also requires a minimum grade of five per cent. - 91 - �other traffic control systems. inter-regional traffic. The Freeway is perhaps the most desirable method of moving However, traffic volumes in many instances will not warrant the expense of providing this type of foci lity. Therefore, some inter-region9I traffic;: must use major thoroughfares for travel. Green Oak Township hc;is the benefit of the U. S. 23 Freeway, an inter-regional four-lane freeway. The Michigan State Highway Department does not foresee any new freeways traversing the Township by 1990. Also, the Plan does not recommend any changes or improvements for the U. S. 23 Freeway. However, the State has suggested that the Lee Road Interchange be partially redesigned to accommodate a proposed new major entrance to the l~land ~ake Recreation Area. Maj or Thoroughfares A major thoroughfare is often multi,-laned to provide for large volumes of traffic, Their main function is to carry large volumes of traffic between major land uses in the Coµnty, such as traffic betw~en residential homes and industrial (employment) ar~as. They also provide access to the freeways and often augment the freeway when traffic volumes between regions are not heavy enough to warrant a freeway. Route continuity is an important fac;:tor. Access to abutting la17d uses should be by means of a frontage or margina I access roads. The major thoroughfare designation on the Comprehensive Development Plan is consistent with the 120 foot major arterials recommended by the Inter-County Highway Plan and adopted qy the Livingston County Road Conimission. 'I 'I II -I • • • • • • •II II II - 92 - II �Major east-west route continuity through the Township is achieved by three road systems. M-36 - Nine Mi le Road - This road system has an interchange with U . S. 23 and provides a continuity of inter-regional east-west traffic flow. It is recommended that the Livings- ton County Road .Commission study the feasibility of eliminating the jog of Nine Mile Road -at East Shore Drive. The Plan indicates a possible road realignment at this location. Winans Lake Road - Silver Lake Road - Doane Road - Ten Mile Road - This road system also has an interchange with U.S. 23 . Again inter-regional east-west traffic flow is accommodated. l. Road re-alignments are proposed at three locations. Winans Lake Road and U.S. 23 Interchange - Align Winans Lake Road and Freeway overpass to permit continuity with Silver Lake Road. 2. , ,Silver Lake Road and Marshall Road -Align Silver Lake Road and Doane Road thereby permitting route continuity . 3. Doane R0od and RushtQn Road - Align Doane Rood and Ten Mile Road to form route continuity . It is recommended that the ~ivingston County Road Commission check the feasibility of these road relocations. - 93 - �,•. •I Grand River Road - Tpis road accommodates inter-regional east-west traffic thravgh the northern portion of the Township. No recommendations are made for route im- provements. Other major thoroughfares indicated on the Plan which permit inter-regional east-west movement I but which lack continuity through the Township are Maltby, Twelve Mile and Eight Mile Roods , Major north-south circulation through the Township is also achieved by three road systems. Whitmore Lake Road - This road ( Old U.S. 23) parallels the west side of U.S. 23, It's present role is generally that of a freeway service drive through the Township. However, Whitmore Lake Road still is an important major County highway providing route continuity with its link with Hartland Road to the north. Marshall Road - Silver Lake Road - This road system is an important central northsouth thoroughfare providing residents access to the 1-96 Freeway. It is recommended that Silver Lake Road beprovidedan uninterrupted flow pattern at its junction with Rushton Road. This proposed realignment is shown on the Plan and shoul<;l be checked by the Livingston County Road Commission for its feasibility. Truck circulation from the American Aggregate Corpora ti on property at this intersection shou Id also be assessErd so as to avoid possible conflict with through traffic. These considerations should be taken into account before this section of Silver Lake Road is hard surfaced . - 94 - I • • •I 'I I ' 'I I I I I �Rushton Road - Kensington Road - This road system also provides important north-south continuous traffic flow for Township residents. No route improvements are suggested for these roads. There are three additional proposed major thoroughfares of a north-south orientation. Pleasant Valley Road should become a major thoroughfare due to its interchange with the 1-96 Freeway. Leman Road from M-36 to Eight Mi le Road is recommended as a major thoroughfare to accommodate greater traffic flows and permit better circulation in the proposed industrial area. Also, Dixboro Road is recommended as a major thoroughfare. Although the continuity of this road is interrupted between Ten Mile Road and the C & 0 Railroad, due to Lyon Lake, it has regional significance towards the south. Secondary Thoroughfares Secondary thoroughfares move traffic on a Township-wide basis and act as principal feeder routes to the major thoroughfares , Their main function is to carry large volumes of traffic and as a secondary function to provide access to abutting properties . There are four roads proposed as secondary thoroughfares , Rickett Road is recommended as a secondary thoroughfare to foci Ii tote north-south travel from the proposed high intensity land uses in the southwest portion of the Township to the City of Brighton. It is also recommended that Rickett Road be extended from Winans Lake Road to Spicer Road when development progresses in this area . - 95 - �Spicer Road is recommended as a secondary thoroughfare to improve circulation between the large industrial area in the southwest and the proposed higher density residential area. The Plan indicates an improved intersection of Spicer Road with M-36. Lee Road is suggested as a secondary thoroughfare due to its interchange with U.S. 23. Although Lee Road presently ends in Section 6 of the Township, its future connection with Hamburg Road, a proposed major arterial in Hamburg Township, should be sought. The Plan illustrates this possible future connection to the west of the Township. Fieldcrest Road parallels the east side of U.S. 23 in the same manner as does Whitmore Lake Road on the west side. However, Fieldcrest Road lacks regional continuity and therefore is significant only to Township residents. This road is recommended as a secondary thoroughfare to service abutting property along the Freeway. Fieldcrest Road will be particularly instrumental in the development of the proposed commercial-recreation area. East Shore Road is shown as a secondary thoroughfare. Its present designation is that of a County Primary Road and mainly serves the residents along the eastern side of Whitmore Lake. This road's junction with Nine Mile Road should be improved. Collectors These roads collect traffic within residential neighborhoods and channel it to the major and secondary thoroughfares. Local property access should be only a secondary function of - 96 - I I I I I I I I I II I I I I 'I I I I 1 �collector streets. The roads proposed as collectors include Hammel Road, Bishop Road, Tuthil I and Spicer Road (east side of U.S. 23 Freeway), Silverside Drive, Peer Road and Academy Drive. These roads wil I experience greater traffic columes than other local roads. The remainder of the existing and future road systems would be designated as local streets to provide direct access to abutting property. The movement of traffic is a secondary function and through traffic should be discouraged from using these streets. Suggested standards for local streets (residential subdivision and industrial streets) are given in Table 18. Railroads Green Oak Township is very adequately served by three railroad lines. railroad crossings in the Township also appears ac;lequate. Signalization at the All crossings are either equipped with flashers or half gates with the only exception being the Marshall Road crossing with the G.T.W . Railroad. This crossing only has a standard cross buck warning which should be replaced with better signal iLation. Conclusions The Comprehensive Development Pl an shows an efficient system of roads by function and recommends several route relocations which, if substantially accomplished, will allow for greater ease of movement of people and goods within and through Green Oak Township. The Plan is practical, being based on the existing transportation system and on proposals of the regional agencies having the power to plan and construct new roads . It is hoped that these agencies will give consideration to the Green Oak Township Comprehensive Development Plan when making decisions affecting traffic movement in or near the Township. - 97 - �COMMUNITY FACILITIES PLAN �II II II II II II • Introduction An urbanizing community has constantly recurring needs for new, enlarged and improved community facilities and services. The proper location and size of these facilities results in cost savings and optimum utilization. It is, therefore, to the benefit of the taxpayer and the municipality that a well-planned program for the development of facilities and services is available to public officials involved in the decision making process. This study is an analysis of basic data concerning the existing community facilities of Green Oak Township. It discusses the ability for these facilities to meet current needs. There are also recommendations relative to satisfying the 1990 needs of Township residents. Existing Schools Three separate school districts, Brighton Area Schools, South Lyon Community Schools, and Whitmore Lake Public Schools, occupy portions of Green Oak Township. Each district has unique characteristics which reflect the characteristics of the population contained within its boundaries. Community planners are primarily concerned with the physical aspects of the school system. These include the location of schools, site size and student capacity. Evalu- ation of the public schools attended by Township students will be made on the basis of these physical aspects. - 99 - �Standards To evaluate the adequacy of schools, standards must be applied. The standards used in this report follow the recommendation of the National Education Association, and are summarized in Tab le 19. It was found that the standards used by the three School Districts serving the Township generally coincide with the national standards. The desirable service area for each type of school, as indicated in Table 19, represents the ideal in school location. Present population in the Township as well as within each school district does not warrant schools spaced at these intervals. Bussing is the only feasible way in collecting the area's dispersed students. As the population increases and becomes more concentrated within the Township, the desirable school location standards should be considered. Inventory and Analysis Table 20 indicates the public schools used by Township residents. Only the Hawkins Elementary ( K-5) and the Green Oak School ( K) are .located within the Township. The majority of the Green Oak students attend schools outside the Township. TABLE 19 DESIRABLE SCHOOL STANDARDS GREEN OAK TOWNSHIP, MICHIGAN* School Elementary ( K-5) Intermediate ( 6-8) High School ( 9-12) * Desirable Site Size (Acres) Pupi I Enrollment 5 + 1/100 pupils 15 + 1/100 pupils 25 + 1/100 pupi Is 400 600 700 - 1,000 1, 000 - 2 , 000 Adapted from standards of the National Education Association. - 100 - Desirable Service Area (Walking) 0.5 miles 1.0 miles 2 .0 miles • • • • • • • • •I ,. •I •I I I I I �~ , . ,,. ._,,. ..... ... , . , '~ .. , ~ ,. ,. ~ ... , TABLE 20 PUBLIC SCHOOL FACILITIES SERVING GREEN OAK TOWNSHIP, MICHIGAN-·, Grades Enrollment Estimated Capacity at l 00% Utilization Site Size Acres BRIGHTON AREA SCHOOLS Hawkins Elementary West Elementary Brighton Middle School Brighton High School K-5 K - 5 6 - 8 9 -12 626 518 855 949 560 550 867 867 K-5 6 - 8 9 -12 340 821 880 340 625 l, 200 K l -6 6 -7 8 -12 86 506 233 377 150 600 240 550 40 12 10 52 ~ ~ SOUTH LYON COMMUNITY SCHOOLS South Lyon Elementary South Lyon Junior High School South Lyon High School 7 (" 20 _j 35 WHITMORE LAKE PUBLIC SCHOOLS Green Oak School Spencer Elementary Whitmore Lake Middle School Whitmore Lake High School * Information from school officials representing each school district, 1971. 6 7 J 17 �• Brighton Area Schools 13 . --Township students attend four schools within the school district. These include Hawkins Elementary, located in Green Oak Township, and West Elementary, Brighton Middle School and Brighton Hig;h School located in the City of Brighton . Generally, these schools have reached or exceeded their capacity. Present site sizes are adequate except for the Middle School which only has 10 acres. Hawkins Elementary School is of particular importance to future Township planning since it is located within the Community. This school is in excel lent condition and its site size of 40 acres is more than adequate for elementary school needs. The school contains 17 classrooms and two kindergarten rooms. Additional facilities include a multi-purpose area, library, cafeteria, two hard of hearing rooms and a mentally handicapped room. The estimated capacity of the Hawkins Elementary School is 560 pupils. Three portable units are presently used to help accommodate the 626 students now attending the school. The Brighton Area School District is presently considering the construction of a new elementary school, the renovation of the present high school to permit use as a second middle school and the construction of a new high school. The estimated cost of this bui !ding program is about 11 million dollars. In addition a $500,000 swimming pool is planned. These facilities are badly needed due to the present overcrowding which exists within its School District. 13 Interview with Assistant Superintendent, Brighton Area Schools, November 1970. - 102 - • • • • •I I I I I I I I I I I I I �South Lyon Community Schools 14 .-- Township students attend the Elementary, _lunior High and High School located in the City of South Lyon with the exception of about 15 Township pupils along Dixboro Road which attend the New Hudson Elementary School. The South Lyon Elementary School and Junior High School both occupy a site of 20 ocres which is below standards for a combined site. The Elementary School is presently at capacity with the Junior High over capacity. Mobile classroom units are used at the Junior High School. The High School site of 35 acres is adequate .for this facility. The High School enrollment is presently below this plant's capacity. Currently, there are no definite plans for building a school in Green Oak Township. How- ever, the School District believes that future growth could justify an elementary school in the Township within the next five years. The South Lyon Community School District intends to bui Id future elementary schools on minimum sites of 14 acres with a maximum capacity of 600 pupils. Whitmore Lake Pub Ii c Schools 15 . -- Township students attend four schools within this School District. These include the Green Oak School, located in Green Oak Township, and the Spencer Elementary, Middle School and High School located on the same site in Whitmore Lake . These schools are presently under their maximum capacity and are al I in 14 Interview with Superintendent, South Lyon Community Schools, November 1970. l5 Interview with Superintendent, Whitmore Lake Public Schools, February 1971. - 103 - �good physical condition. The school park (Elementary, Junior High and High School) in · Whitmore Lake has a site of 17 acres with a 35 acre recreation site nearby which appears adequate. The Green Oak School within the Township was built in 1953 and consists of five classrooms. Only kindergarten children attend the school. Consideration should be given to expanding this school fa·cility in the future. This would necessitate increasing the school's present site of six acres to at least ten acres. Also, the plant facility itself would have to be expanded to meet K-5 or 6 requirements. Presently, the only proposed construction under consideration is a gym, an art room and two or three classrooms added to the High School. Existing Recreation Rising family incomes and more leisure time have increased the demand for recreation facilities. Greater space is needed for recreation and open areas, especially within urbanizing communities. Therefore, the provision of open space for recreation is a recog>iized responsibility of government. Standards A variety of recreation facilities should be provided since each age group has its own special • • • • • • • •I I I I I I I I • - 104 - I I �interests. Table 21 indicates the different types of desirable recreation facilities, for whom they are intended, and the various standards for their development. Inventory and Analysis Green Oak Township is unique in that much of its land is devoted to recreation use. Of particular importance is the regional parklands in the community. Additional facilities are also supplied by the School District and ·private parks. The residents of Green Oak Township find their recreational needs satisfied much more readily than residents of other municipalities due to the close proximity of these facilities. Also, many recreation and leisure time activities are often a part of a homeowner's own property and he need not seek other areas. This is particularly true of the owners of lake property. With the emphasis p!aced on recreation within the Township, current needs are well satisfied. The recreation facilities located within Green Oak Township are next described. School District Foci Ii ties 16 area with playground equipment. . -- The Green Oak School contains a small recreation The equipment is used by the kindergarten children. The Hawkins Elementary School also has playground equipment plus basebal I diamonds and a football practice field . This school's 40 acre site allows for ample expansion of future recreation needs. 16 Information from South Lyon Community Schools and Br ighton Area Schools, February 1971. - 105 - �TABLE 21 DESIRABLE RECREATION STANDARDS GREEN OAK TOWNSHIP, MICHIGAN * Recreation Foci Ii ty Acres/I, 000 Population Remarks Desira,b le Site Size (in Acres) Playground These are usually located adjacent to elementary schools to ser~e the entire neighborhood population, especially the pre-school and el.ementary school age groups. 1.5 5 ... 10 Playtield These are usually located adjacent to junior and senior high schools and ore meant to serve the community with active recreation facilities for children of secondary school age (ages 13 to 18). 1.5 15 - 20 Comm1,mi ty Park These are usually located in areas of particular scenic value and are intended as active and passive recreation areas for families. They should include facilities for picnicking pl us active sports such as tennis and swimming. 2.0 25+ a Major Park These are designed for active and passive recreation by large groups and families. Service ar~as for major parks generally overlap municipal boundaries and they ore developed by County, State or Federal bodies or regional authorities. 5.0 * a 100+ Adapted from standards by the National Recreation Association. Smaller community parks may be warranted, when having a passive recreation or scenic function. - 106 - • • • • • • • • • • • • • • •• • • �Island Lake Recreation Area 17 . --This large State recreation area presently has about 3,400 acres of land in public ownership, the majority of which is in Green Oak Township. The Huron River winds through the park and is a popular attraction. The park has excellent facilities such as stores, two campgrounds (rustic and organizational camping), picnic sites, ball diamonds and tennis courts, and two bathhouses and beaches. Boats and canoes are also available for rental at the Kent Lake Unit. The park area is well adapted to picnicking, hiking, nature study and scenic tour activity. An outdoor center, which includes 14 cabins, large dining hall, and modern facilities is located in a secluded portion of the park. Huron-Clinton Metropolitan Authority Lands . --This area, known as the Ore Lake Lands, is located to the west of U.S. 23 in the central portion of the Township. Presently, the land is unimproved for recreation use. The site, which encompasses the Huron River, is easily accessible from the Si Iver Lake Road - U.S. 23 Interchange. Future pork development of this site is anticipated by the Huron-Clinton Metropolitan Authority . Other Recreation Foci lities 18 . -- Green Oak Township has additional recreo ti on facilities which are provided by public and private concerns . These facilities are as follows: 17 18 Michigan Department of Conservation, A Comprehensive Planning Study of Island Lake Recreation Area, Lansing, Michigan: June 1968. Interview with Supervisor, Green Oak Township, Michigan: - 107 - November 1970. �1. Sokol Camp 2. Upper Peninsula Club 3. Dibrova Ukranian Park 4. Kyjiv Estate Inc . Park 5. Whitmore Lake Rod and Gun Club 6. U .F. W. Park 7. W. J. Maxey Training School 8. St. Benedicts Seminary 9. Private Subdivision Parks These facilities provide recreation for a certain segment of the population and tend to supplement public facilities. Existing Fire Protection It is a great responsibility of a municipality to protect its citizens and investments from fire damage . The adequacy of fire protection not only affects the degree of safety which is provided but also has a direct relation to property insurance rates in the community. Standards The National Board of Fire Underwriters has provided standards for the desirable service radius of fire stations • These standards are presented in Tab Ie 22. - 108 - • • • • • • • • • • • • • • • • • •I �L EE • 6 A MALTBY I'I c::i . Q:: B 1111 ~""~;.,•= :::i,,gi@',, i1~Rft RVATION II 7 t ss,,,,..,,,. ~~,,,,,l<..,,.,~"'" ~·A EA ~~{,:1c:.. 4 . ·. ~ "\ I 12 , A~ K -1 1 ~ - ,, I\,. I I I ~ t->- I ~ y ~T I I- z ::, 0 15 / ~ I 16 14 ;1 TWELVE I I Milt ~·~ ; RD. 1·1 u0 , 1 z <l: _..J 1 I u / )\ ~ I 0 Ii ~ 24 Q:: 4J ~ MILE 2 ~ ~ RDS 30 D M-36 34 35 < RD. EIGHT 36 ~11 2 -------, EIGHT N O R T H FIELD t. Cl ' :i:: V) ::::, MILE TOWN;;IP\ ~\ WAS HTENAW FACILITIES COMMUNITY ElllSTIIIB • ~ .. ■ ~ 0 900 1800 2700 3 6 00 8ASf M JI.P SOURCE ROCKFORD MAPS ,1961 • A N O AERIAL PHOTOGR A PHS , 1965 tl 1970 * C OU N TY 1990 PLAN PROPOSED 0 ELEMENTARY A MIDDLE SCHOOL ~ ~ ** c::i I RD. Q:: I I LIVINGSTON -----------=•-•---=--~-~-.. SCHOOL REGIONAL RECREATION IMPOUNDMENT ( Island Lake Recreation Areo ) SEMI-PUBLIC OR PRIVATE RECREATION * * CIVIC CENTER D FIRE STATION -0- POLICE STATION * 1 2 3 TO BE VACATED SCHOOL DISTRICT BOUNDARIES BRIGHTON AREA SCHOOLS SOUTH LYON COMMUNITY SCHOOLS WHITMORE LAKE PUBLIC SCHOOLS PLANNING STUDY UNITS LIBRARY SEWAGE TREATMENT PLANT November, 1971 GREEN OAK LIVINGSTON TOWNSHIP COUNTY, MICHIGAN 3 �' ' '• • ''-I -~ ~ ,' TABLE 22 FIRE COMPANY DISTRIBUTION STANDARDS GREEN OAK TOWNSHIP, MICHIGAN* Optimum Service Radius in Miles from Engine, Hose or Engine-Ladder Company District and Required Fire Flow High-Value District (Commercial, Industrial, Institutional) 3/4 Residential District: Where there are buildings in the district three or more stories in height, including tenement houses, apartments or hote Is. 1-1/2 Same as above, but where the I ife hazard is above normal. * For bui Id ings having an average separation of less than 100 feet. 2 For buildings having an average separation of 100 feet or more. 4 American Insurance Association (National Board of Fire Underwriters), Fire Department Standards -- Distribution of Companies and Response to Alarms, Special Interest Bulletin No. 315, January 1963. The service radius of a fire station is influenced by time-distance factors dependent upon the highway network. An efficient transportation system will tend to expand the recommended fire coverage area, whereas a congested system will tend to decrease maximum area coverage. - 109 - �Inventory and Analysis 19 Green Oak Township has one fire hall located on Fieldcrest Road, north of Silver Lake Road. The fire hall was constructed in 1969 and has three bays. Its facilities are in excel lent condition. The Township Fire Department presently consists of 25 volunteer members of which 21 are active. Nine monitors ( red phones) are located in the area which immediately relay fire alarms. Six of these phones are in private homes, one phone in the fire hal I, one phone in a gas station on Lee Road and one phone in a roller rink in Brighton. the Fire Department has five CB radios. In addition, One radio is located in the fire hall, the other four will be installed in the fire fighting rigs. Equipment of the Township Fire Department is ckscribed below: John Bean High Pressure Pumper - 750 gal Ions - especially designed for rural fires - 1971 - excellent condition. International Tanker - 1,640 gallons - 1962 - good condition. G~M.C. Pumper - 1,500 gallons - 1952 - needs extensive repair. l Ward Lafrance Pumper - 1,275 gallons - 40 gallon foam capacity - on loan from the State since Township has large amount of State-owned land 1954 - good condition. Jeep - 180 gal Ions - on loan from State - equipped to fight grass fires 1963 - good condition. 4 Private pickup trucks - 250 gallons - used for grass fires. 19 Interview with Fire Chief, Green Oak Township, Michigan, April 1971. - 110 - �The Township Fire Hall houses all this equipment with the exception of the G.M.C. pumper which is in storage. The four private trucks are located at various locations in the Township. The Department equipment is adequate for present conditions. The Township also has agreements with the City of Brighton, the City of South Lyon, Northfield Township (Whitmore Lake) and Hamburg Township for fire fighting assistance. Green Oak Township is also a member of the Tri-County Fire Protection Association. The Michigan Inspection Bureau rates most municipalities in the State on a ten point scale as to their adequacy of fire protection. Fire insurance rates are determined, based on this evaluation. Those communities with a rate of two pay the lowest fire insurance rates ( no one rating is given), and those with a rate of ten pay the highest insurance rates. The classification is based on a number of factors, including the distance from the fire station, availability of water, number of permanent employed firemen and other variables. Green Oak Township has a classification of ten. A great majority of the fires which occur in the Township are located along Grand River Road between U.S. 23 and Kensington Road. In particular, these fires are concentrated in the subdivisions around Fonda Lake, Island Lake, and Briggs Lake. The homes in this general area were bui It many years ago which increases their fire hazard potential. This area is geographically isolated from other parts of the Township because of the road network. The Township Fire Department's response to these fires is much longer than for other parts of the - 111 - �Township due to the lack of direct route access. The Fire Department is presently con- sidering a substation near this hazard area to alleviate the problem. Presently, fire protection for the Township is adequate with the exception of the above mentioned isolated area. The Land Use Plan for Green Oak Township indicates potential areas of high value development (Commercial or Industrial). The one existing station would be unable to adequately protect these potential areas of growth. Future fire pro- tection coverage is discussed in the Community Facilities Plan. Pol ice Protection Police protection and law enforcement is another vital 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 industrial and commercial establishments requiring protection and highways carrying higL volumes of traffic that must be patrolled. Standards No set standards for police protection are given because of the high number of variables that affect a police department (e.g., crime rate, amount and type of roads that must be patrolled). Therefore, various factors affecting police protection in each community must be weighed. - 112 - • •II II II I •I I I I I �' ' ' ' '-~ ," p Inventory and Analysis 21 Green Oak Township has a Police Department with two full-time officers, three part-time men and 15 auxiliary men. The three part-time men are used on weekends only. Present police headquarters are located in the Township Hall on Silver Lake Road. The Department has one patrol car equipped with a State Police Radio. Another patrol car is presently on order. The Township Hall also is equipped with a State Police Radio. The Michigan State Police Department (Brighton Post) is located adjacent to the northern border of the Township on Grand River Road. They are on cal I if necessary. The Livingston County SheriH's Department is also on call if the need arises. The recently expanded Township Police Department is adequate for the present Township popl./lation. However, there is a need for more room for their operations than presently available ot the Town~hip Hal I. Current problems in the Township include enforcing of hunting restrictions, and 11 run-away 11 boys from the Maxey School. As with fire protection, increased development of Township land in high value uses will necessitate greater police protection. Also, increased development and use of public recreation lands in the Township wi 11 place increased demands for weekend law enforcement. Recommendation on police protection for the Township will be made in the Community Facilities Plan. 21 Information from Supervisor and Police Chi~f, Green Oak Township, Michigan, November 1970 and Apri I 1971 . - 113- �Library Fae i Ii ti es Library foci I ities have an important place in the culture of a municipality. A I ibrary provides an informational source for everyone in the ·community, including private citizens and cultural and educational organizations. Standards The American Public Health Association has recommended that one branch library be provided for each 25,000 population in a community. A library should be located within reasonable proximity of residential ·areas so that a sizable number of children and adults will be within walking distance. Inventory and Analysis 22 At present, there is no permanent I ibrary located within Green Oak Township. Township residents use library facilities located in the City of Brighton and the City of South Lyon. There is no charge to Green Oak residents for these services. lhe libraries in the City of Brighton and the City of South Lyon are both members of the Washtenaw County Library System. The Brighton Library maintains a stock of over 10,000 volumes and has an average circulation of about 3,500 to 4,000 books per month. The 22 Information from Librarian, Brighton Library, Brighton, Michigan: April 1971 and Librarian, South Lyon Library, South Lyon, Michigan: Apri I 1971. - 114 - • • • •II •II • • • • • • • �South Lyon Library has an inventory of about 15,000 to 18,000 books and an average circulation of about 3, 100 books per month. Use of library facilities by Green Oak Township residents was considered to be very good by both libraries . It is estimated that these library facilities will continue to meet the needs of Green Oak Township citizens for some time. The eventual creation of a Township library will be discussed in the Community Facilities Plan. Local Administration Administration buildings are very frequently focal points within a community. Many of the local transactions, as well as pl,lblic meetings, are carried on in these buildings. As development increases, the administrative structure must expand to meet increased demands for effective and efficient government. Stcmdards The determination of the location for administrative offices depends a great deal on the particular community. Of primary importance is general accessibility to the public. In a community the size of Green Oak Township with a population that is distributed throughout the area, it is desirable to group administrative functions in one area, commonly called a civic center. - 115 - �Inventory and Analysis 23 The Green Oak Township Hall is located 011 the north side of Silver Lake Road and is approximately in the geographic center of the Township. The original building was constructed in 1856 and is presently used as a public meeting room. Kitchen and lavatory facilities were added to the main building in 1950. The present office space 'M:IS completed in 1968. The Township Hall's office space is used by the Supervisor, Clerk and Treasurer. The Police Department also utilizes office space. Generally, office space is adequate, but there appears to be a need for separate foci I ities for the Supervisor and Police Chief. There are no immediate plans for expansion of the administrative offices. As population increases in Green Oak Township, it will be necessary to increase the administrative space. Therefore, on a long range basis, space within the present building will not be sufficient. Recommendations for an eventual new administrative center are in- cluded in the Community Facilities Plan. Utilities Water and sewer facilities are strong inducements to all types of development within a municipality. Before concentrated development occurs, utility systems of this nature 23 Information from Supervisor, Green Oak Township, Michigan, November 1970. II - 116 - • �•J • '-~ ''~ ' mtJst be provided . Water Existing Sources.--At the present time all the water supply of Green Oak Township is from wells. All the wells are private with the exception of three Township wells which service the Saxony Subdivision . The Maxey Training School has a private !ocalized system. Water resources in the glacial deposits underlying Green Oak Township are good. Potential Foci I ities. -- Current plans of the Detroit Metro Water Department do not include Green Oak Township. 24 However, if sufficient demand for water was generated in an outlying area such as the Township, then water could be provided. There are two existing water transmission mains lying to the east of Green Oak Township. One water main is on Eight Mi le Road and ends at Sheldon Road in the center of Northvi I le. The other is on Fourteen Mi le Road at Newburgh Road. This main services, at the present, is in the eastern ha If of Novi. Wixom is now negotiating with the Detroit Metro Water Department for water services. 24 Interview with Engineer, Detroit Metro Water Department, (Detroit, Michigan: March 1971 ) • - 117 - �The Detroit Metro Water Department's construction plans for 1972 to 1980 include a proposed storage reservoir, repumping and booster station on the west side of Wrxom. A 96 inch transmission main is also proposed which would run north and south from this station. It would appear feasible that upon completion of this facility, Green Oak Town- ship could be served with water if there was enough development along a proposed transmission line extension to justify water service. Another possibility for water service has been proposed by Livingston County. 25 This ; Plan envisions the extension of existing facilities to include larger service areas. The proposed Brighton, Chain of Lakes, and Whitmore Lake Service areas would include portions of Green Oak Township. The extension of water service from the City of South Lyon is also possible. Sewers Existing Foci lities. -- Individual septic tanks are currently used by the majority of homes in Green Oak Township. Only the east and west side of Whitmore Lake is served by a municipal system as is the Maxey Training School. This sewage is treated at a modern plant located in Section 31 of Green Oak Township which is owned and operated by Northfield Township. 26 It is a trickling filter plant, built in 1964 with an installed capacity of 250,000 gallons per day. 25 26 • •I I I I I I Commonwealth Associates, Inc., Comprehensive Area Wide Water and Sewer Plan, Livingston County, Michigan (Jackson, Michigan: 1969). Ibid. - 118 - I �'• • • • • •J -~ ~ ' ' Potential Facilities The Livingston County Sewer Plan proposes the extension of existing sewage foci I ities and the construction of various lagoon systems. with the proposed water service areas. The service areas of these foci lities coincide Extension of the present sewage facilities from the City of South Lyon is also possible . Another possibility is the provision of sewage foci lities on an area basis. SELCOG ( Southeast Livingsh;:>n County Counci I of Governments) is presently studying sol id waste needs of their area. The SELCOG area consists of the City of Brighton, Ge11oa, Hamburg and Green Oak Townships. The provision of sewage facilities on an area basis would lessen the cost to the individual municipalities. Community Facilities Plan The Commcmity Facilities Plan is based on the long-range needs of Green Oak Township residents for public facilities . Adequate and efficient community facilities affect the growth potential of a municipality in that they attract population and investment by providing services to its people and greater security for developers. Previous studies by the Toymship Planning Commission and the Planning Consultant were needed as a basis for the Community Facilities Plan. The Population Study projected the 1990 Township population to 22,000 persons. analyzed earlier in this report. Existing public facilities serving Township residents were Utilizing the standards for public facilities, the need for - 119 - �additional services is determined for the expected 1990 Township population. The location of these facilities is directly related to the Land Use Plan which directs growth so that the population will be concentrated within the Township. This allows a more efficient system of public facilities to be developed. The Community Facilities Plan, Map 3, shows the existing public facilities .in the Township and indicates the general location of public facilities needed by 1990. Public officials hove the opportunity to purchase or reserve land in these areas before the need occurs and the price of land increases. Planning Study Units The Community Facilities Plan is based upon a delineation of the Township into planning study units, each of which has been analyzed as to future population characteristics and specific facility needs. The planning study units basically include those areas shown on the Land Use Pion as low, medium, and high density residential uses. Eight planning study units are delineated in the Community Facilities Plan, as indicated on Map 3. The boundaries of each unit are influe~ced by existing school district boundaries, existing and proposed road networks, and existing planned non-residential uses. Since the expected 1990population of Green Oak Township does not represent the population at total development, the planning study units are flexible and may be adjusted as changes in land development warrant. Community facil _ities planning has, therefore, been accomplished with consideration given to further subdividing of the planning study units if necessary. II - 120 - II II �I • • • ' ' '-II • ,' Public control over fvture neighborhoods is primarily effectuated through subdivision regulations which do not provide a direct means for developing neighborhood areas, they are quite adequate in encouraging such growth in most instances. Responsible subdividers realize that a good neighborhood environment with adequate community services has values that can be measured in dollars and cents. School Plan The objectives of the School Plan ore to indicate the general location and sizes of schools necessary to serve the educational needs of the expected 1990 population of Green Oak Township. The Plan uses the d!;lsirable school standards presented earlier in this report and indicates individual school district standards. Expected School Population and School Needs The estimated number of students for the Township was computed based on the expected 1990 Township population. Of this population, approximately 30 per cent or about 6,000 persons can be expected to att~nd sch9ol. 27 It is estimated that 3, 102 persons or about 47 per cent of the total school popvlation will be in elementary schools (K - 5); about 1,518 persons or about 23 per cent of the population will be junior high or middle school pupils (6 - 8); and about l, 980 persons or about 30 per cent wi 11 be of high school age. These figures represent the total projected school population in Green Oak Township by 1990 based on a K 5 - 3 - 4 school plan. The probable attendance of some of these children in parochial schools such as St. Patricks in the City of Brighton is not considered, owing to the difficulty of determining suc;:h an estimate for privately operated schools. 27 TALUS Data modified by Brighton School Surveys, 1970. - 121 - �Based on the expected 1990 school population by grade distribution, Green Oak Township could support six elementary schqols, two middle schools and one high school. However, the Township is divided by three school districts which directly influences school location decisions. The service areas of these school districts and the probable 1990 population distribution within them in relation to the expected 1990 Township population distribution is considered in the final assessment of Green Oak school needs. Criteria for School Location Efficiency, safety and economy in transportation are important criteria in determining the proper location for a prospective school. If population is sufficiently concentrated, elementary schools may best be located in the center of a neighborhood unit rather than on a major road. This would aliow children to walk to school without crossing a major road. However, the topography of the Township and the anticipated residential densities will dictate a continued dependence on bussing. Therefore, elementary school locations with the Township are best situated near paved secondary roads. For secondary schools (middle or hi_g h) centrality to the population served is important since bussing costs are reduced. Due to the dependence on vehicular transportation, secondary schools are best located on major roads. The location of schools in Green Oak Township is based on the recommendations of Land Use and Trafficway Plans. Whitmore Lake Public Schools Only one planning study unit is included in this school district. This basically incorporates that area around Whitmore Lake. The area to the west of U.S. 23 which is within the - 122 - �school district boundary is generally shown as industrial on the Comprehensive Development Plan and therefore is not included for school foci lity planning. Elementary School R~commendations -- The existing Green Oak School (K) should be expanded to accommodate elementary school needs .for the west side of the Whitmore Lake area. An additional elementary school located near East Shore and Seven Mile Roads in Northfield Township could be built to service the east side of Whitmore Lake if the 1990 population so dictates. Middle School and High School Recommendations -- Expected 1990 Township population in the Whitmore Lake Public School district would not warrant an individual middle school or high school. The present Whitmore Lake Middle School and High School location wi II adequately meet Township needs. Brighton Area Schools Five planning study units are included in this school district. Two planning study units are located on the west side of U. S . 23 with three planning study units located on the east side of this Freeway. Green Oak Township lies in the south central and southeast portion of th is Schoo I District. Elementary School Recommendations -- The continued utilization of the Hawkins Elementary School plus the construction of two new elementary schools should fulfill the needs of the Township's 1990 population in this school district. - 123 - �The planning study unit in which the Hawkins Elementary School is located could actually warrant two elementary schools if the area was fully developed. This is dependent upon ful I residential development of the Fisher property which comprises a major porf-ion of land in this study unit. If such development did occur, an elementary school would be necessary as part of this development. The planning study unit which incorporates the land between Spicer and Winans Lake Road on the west side of the U. S. 23 Freeway is planned for medium and high residential uses. Upon ful I development of this area in such land uses, an elementary school could be supported. The planning study unit, however, conflicts with the Brighton areo schools and Whitmore Lake Public School boundaries. A slight change in this boundary may be necessary dependent on school bussing economics. The Community Facilities Plan indicates a Rroposed elementary school on Musch Road. The Tri-Lake (Fonda, Island, and Briggs Lake) planning study unit could not support an elementary school by itself. Therefore, an elementary school is not proposed for this area. It is suggested that the children from the Tri -Lake area continue to attend the Hawkins Elementary School or a possible new elementary school in Brighton Township near Pleasant Valley Road. The planning study unit between Nine Mile Road and Silver Lake Road to the east of the U. S. 23 Freeway could support an elementary school by 1990. This school would also serve the planning study unit enclosed by Bishop Road and homes in the northeast portion - 124 - • • •II �' ' ' ' '-II -II ' ' of the Township. The proposed elementary school is shown on the P Ian with an intended location near Silver Lake Road and Marshall Road. Middle School and High School Recommendations -- It is suggested that the 40 acre site of the Howkins School include a new middle school. The expected middle school population around the Ore Lake area in Hamburg Township could support such a facility by 1990. The present 40 acre site could accommodate both schools based on National and Brighton Area School District standar.d s. The expected 1990 high school population of <;;reen Oak Township within the Brighton School Dis~rict could not solely support a high school. The location of a new high school within the school district will be based on centrality to population concentrations. Due to the location of Green Oak Township within the school district and the fragmentation of Township residential area~, it would appear doubtful that a future high school would be located in the Township. Therefore, 1990 Township High School needs will probably be met by the high school within the City of Brighton or a new high school located in an adjoining area such as Brighton Township. South Lyon Community Schools Two planning study units are located in the South Lyon Community School Disrrict. One planning study unit includes Sections 22 and 27 and the west half on Section 23 and 26. The other planning unit includes Sections 24 and 25, and the east half of Sections 23 and 26. - 125 - �Elementary School Recommendations -- By 1990, the expected elementary s_chool population in Green Oak Township in the South Lyon School District could support two elementary schools. The first elementary school could be built near Ten Mile Road and Rushton Road. This school would service the existing population concentrations around the lakes in the central portion of the Township and would be ideally located in relation to the remainder of the South Lyon S~hool District ·population in the Township. As population increased within the area, another elementary school cou Id be supported. This elementary school is shown off of Peer Road and north of Ten Mile Road as a possible future site. Middle School and High School Recommendations -- The South Lyon Community School District incorporates a large area. Green Oak Township only occupies a sma1.I western portion of the School District. The present middle school and high school are within a half mile from the l'ownship boundary. It is anticipated that the present middle school and high school facilities located in the City of South Lyon will continue to serve Green Oak Township students by 1990 . . Elementary School Site Standards New elementary schools ar~roposed for the Brighton School District and the South Lyon School District. The Brighton Area School District presently uses the site standards of ten acres plus one acre for each 100 pupi Is. Minimum and maximum enrollments range from 500 to 550 pupils. Therefore, site construction would require about 15 acres for an elementary school. The South Lyon Community School District - 126 - �has a minimum standard of eight acres plus an additional acre for each 100 pupi Is of predicted maximum enrollment. Thus, the minimum site sjze for an elementary school of 600 pupi Is would be 14 acres. The maximum capacity for any future elementary school in the South Lyon District is set at 600. It is suggested that the bui Iding of these new elementary schools in the Township by 1990 be in conjunction with recreation areas. By developing the school and recreation area together with each other, the school may assume the additional role of a neighborhood recreation center. The recreation facilities would then be available as school play areas and as neighborhood recreation areas after school hours and during summer months as a joint school-community effort. The combined sites eliminate the duplication of expensive recreation areas and facilities, while encouraging joint participation meeting neighborhood needs. An elementary school-park concept would require a site of J 5 acres and include both active and passive types of recreation. This site requirement of such a complex coincides with both School District standards for an elementary school . Recreation Plan Public attitudes towards the provision of recreational facilities have undergone considerable change in the last few decades. Due to the pressures or urbanization, more leisure time for workers, and a generally higher standard of living, citizens have come to demand and expect more recreational activities. These factors are also heavily influential in the - 127 - �residential development around many of the Township's lakes and expansion of public recreation areas. Since recreation is integral to the type of living that most Township residents enjoy, no major expansion in recreation areas are proposed. The Community Facilities Plan, therefore, recommends the current facilities be kept as part of the recreation scheme. However, Map 3 does indicate the proposed impoundment of the Huron River in the Island Lake Recreation Area and the additional land acquisition required to round out the Park boundary. Also, it is urged that active and passive recreation areas be provided in an elementary school - park concept for proposed elementary schools in the Township. Fi re Protec ti on Pl an Fire protection affects the safety of the residents as well as their fire insurance rates. The service radius of a fire station is important in providing good fire protection. The service radius of the Township's present station could not efficiently cover the extent and type of development planned by 1990. Therefore, three additional fire stations are recommended to provide adequate fire protection for the Township. The existing fire station and the three proposed foci lities are located on Map 3. The existing fire station, located on Fieldcrest Road north of Silver Lake Road, should adequately service the central portion of Green Oak Township by 1990 . Its service - 128 - I I I I I I I I I I I I �' ' ' ' ' ' ''-~ p area would include the nearby proposed commercial - recreation area, the higher intensity commercial and residential uses adjoining the Silver Lake Road Interchange and the majority of the low density residential uses to the northwest and southeast of this station. The Land Use Plan proposes additional development of commercial, industrial and multiple housing uses in the remainder of the Township. To service these uses, as well as sections of residential development, three additional fire stations are proposed. These three proposed stqtions are located on Map 3. The proposed fire station locations are related to degree of high value development, according to the Land Use Plan, efficient transportation means according to the Trafficway Plan, and current area coverage problems of the existing fire station. The need for these three stations is described below: a) Proposed Fire Station #2 - This fire station should be constructed first and located near Grand River Road and Pleasant Valley Road. This station would be ideally situated to service the area between Grand River Road and the 1-96 Freeway which is physically isolated from Green Oak Township and Brighton Township. This area presently contains Tri-Lake residential area, industrial ·~ses, apartments, commercial uses, and a hospital. Proposed future uses include the expansion of industrial uses along Grand River Road and the expansion of multiple uses around Woodruff Lake. - 129 - �Also, the Island Lake Recreation Area to the south could be served by the station as could future residential subdivisions north of the 1-96 Freeway. It is suggested that the station be a joint venture between Green Oak and Brighton Townships. The station should also be located near Pleasant Valley Road which is central to this isolated area and provides access across the 1-96 Freeway to the north. b) Proposed Fire Station #3 - This fire station should be built when needed based on degree of development in its service area. The location of this station is suggested on Nine Mile Road near the U.S. 23 Freeway Interchange. This proposed station would basically protect the planned industrial area in the southwest portion of the Township and the Whitmore Lake residential area. The station would also aid in the protection of the higher intensity uses between Spicer Road and Winans Lake Road and residential uses to the east of the U.S. 23 Freeway. c) Proposed Fire Station #4 - This fire station is suggested near the intersection of Ten Mile Road and Rushton Road. This station would basically cover the eastern portion of the Township which is presently served by the City of South Lyon Fire Department. Again, the construction of this station would depend upon the degree of development in its service area. The three additional fire stations would be able to provide Green Oak Township with - 130 - ■ ■ I I I •I I I �complete "in-house 11 fire coverage by 1990. However, the cost of present agreements with adjoining communities for fire protection service must be carefully weighed against costs of new Township fire station construction. Also, the building of additional fire stations and more fire fighting equipment will not in itself substantially lower the Township's fire insurance rating. The provision of municipal water and area coverage with fire hydrants is necessary before the insurance rates are greatly improved. Police Protection Plan Green Oak Township presently has its own police force. Due to the expected influence of high value residential, commercial, industrial and regional parkland development by 1990, the Township's police force will need further expcnsion. Such expansion will require facilities over and above those now provided at the present Township Hall. It is suggested that police facilities be provided as part of the proposed Township Civic Center which will be discussed later in this report. Police facilities would require a site of at least two acres so that additional facilities could be provided when necessary. Library Plan Libraries play an important role in a community and their proper site location is important if they are to adequately perform their function. Presently, residents of Green Oak Town- ship utilize libraries located in the City of Brighton and the City of South Lyon. It is suggested that, when the Township population reaches the 22,000 people expected by 1990, library facilities should be provided by the Township. - 131 - �A member library of the Washtenaw County Library System is recommended to serve the residents of Green Oak Township. Such a facility should be centrally located within the community so as to be readily accessible to al I residents. It is suggested that provision be made at the site of the proposed Township Civic Center for an eventual inclusion of a member library. This library location would be within reasonable proximity to higher density residential development anticipated for the Township. Also, the location is at a major highway intersection (Silver Lake Road Interchange) thereby providing easy access by automobile. The site should provide adequate off-street parking, either separate or in conjunction with the administrative functions of the Civic Center. Local Administration Plan The analysis of the present Township Hall earlier in this report indicated an increasing need for governmental office space within the Township. Considering the extent of the Township's land areas and relatively small population, it is recommended that eventual new administrative offices to serve Township residents be grouped in a central location near the U.S. 23 Freeway. The Plan recommends that a site on Si Iver Lake Road adj a cent the U.S. 23 Freeway Interchange be set aside for a Civic Center. This center should include administrative offices, an assembly hall, meeting rooms, a police station and a library. A site of at least ten acres is suggested for the Township Civic Center. The proposed site, as shown on Map 3, is presently under Catholic ownership . The site offers the aesthetic advantage - 132 - I I I ■ ■ ■ �of the Huron River. Since the Civic Center should present a positive three dimensional image to residents and visitors, the arrangements of buildings and landscaping in relation to the natural river development should be carefully analyzed prior to the construction of the Civic Center. Utilities Plan The primary concern with the provision of utilities in a developing community is that they typically function as a catalyst to land development. When municipal water and sewers are provided, the intensity of development increases since land can be used more intensively. Therefore, municipal water and sewer systems can be used to direct growth in a community. The provision of municipal sewer and water foci Ii ties is presently in the study stage as concerns Green Oak Township. The answer to any specific utility system will depend largely upon the result of the current studies. Long-range planning of these major utilities is as important for the Township as the planning for schools, industrial areas, and commer~ial areas. It is recommended that provision of future utility systems in the Township be based on the Land Use Plan as to areas of priority. These priority areas are as follows: l. Existing lake property development. 2. Extensive high intensity development (industrial, commercia I and medium and high density residential uses). 3. Low density residential development. - 133 - �The priority of areas for water and sewer facilities as generally outlined above should be undertaken _to properly channel growth in the Township. The orderly admittance of these . facilities into a community physically limits and directs growth and can therefore be used as an effective tool in overall community development. Conclusions The Community Facilities Plan has outlined the type and extent of community facilities desired to properly service the residents of Green Oak Township. Good community facilities enhance a community and raise its standards of I iving as wel I as provide greater security to investors in the community. The Plan is based on future anticipated population requirements; therefore, not all of the proposals must be immediately e'ffectuated, but may be programmed to coincide with fiscal ability and future need. It is recommended, however, that land requirements be met by purchase or options as soon as possible to assure low purchase prices and availability. With careful planning and capital programming and the cooperation of the various departments of government and the public, the community facilities needed by Green Oak Township may be provided to the extent and in the locations desirable for optimum efficiency in use and operation. - 134 - • • • •I �COMPREHENSIVE DEVELOPMENT PLAN �Comprehensive Development Pion The individual plans of the Comprehensive Development Plan (e.g . , the Land Use Plan, the Trqfficway Plan, and the Community Facilities Plan) have been related to each other after preliminary study and review. They have been integrated into one plan as illustrated on Map 4, entitled Comprehensive Development Pion. As has been discussed previously, the recommendations of the Comprehensive Development Pion are of a long-range, general and flexible nature. Changing population and economic conditions wi 11 affect recommend~tions if the individual plan elements, which in turn will affect the Comprehensive Development Plan. - 135 - �)::i){{\f\/···•i: :: 35 '-·-,j=it·.......; "-~ Ir WWW I 56"7( NORTHFIELD I -- ·- - MILE RO ' ~ 36 ' TOWNSHIP\ TOWNSHIP\ ~· .... ~_,' ON WASHTENAW ...• * ** RURAL ESTATE - AGRICULTURAL LOW DENSITY RESIDENTIAL MEDIUM DENSITY RESIDENTIAL HIGH DENSITY RESIDENTIAL OFFICE COMMERCIAL RECREATION -· COMMERCIAL RETAIL ~ SC ALE ~ 900 1100 2700 INDUSTRIAL ELEMENTARY FREEWAY MIDDLE SCHOOL MAJOR THOROUGHFARE LIBRARY CIVIC SECONDARY THOROUGHFARE ... ,.,.,.,... COLLECTOR • CENTER FIRE STATION POLICE STATION FREEWAY INTER CHANGE - • - • - EXTRACTIVE ~~ REGIONAL PARKLAND F' E ET ,,oo IASf MAP sou1tc:c · IIOCICf"OltO MAPS ,19 &1 ANO A£111AL PHOTOGIIAPKS,1941!1 II 1970. COMPREHENSIVE PARKINS/ROGERS & ASSOCIATES/INC. planning & urban renewal consultants 01 ~ SCHOOL 1· . SSWN I y i COUNTY DETROIT DEVELOPMENT GREEN PLAN OAK LIVINGSTON November, 1971 TOWNSHIP COUNTY, MICHIGAN 4 �', J J J I r r r r r r r r r r r APPENDIX �Dear Resident of Green Oak Township: The Township of Gr~en Oak Planning Commission is in the process of conducting planning sh ,dies which will lead to the preparation of a Township Master Plan governing future development of Green Oak Township. In order to assist us in making a determination of the growth potential of Gree·· Oak Township , we need to know certain information which is not readily available to us. ' ' 'IJ You, the present residents of Green Oak Township, con assist us greatly by answering the questions contained in this questionnaire. Your assistance in this regcrd will indirectly benefit you because it will help us come to a more rational and objective conclusion as to the growth potential of Green Oak Township. The School District is cooperating in this survey and this information will be of value to it. This information will help to develop a reasonable future land use plan and consequently enable the Township to plan in advance for necessary improvements and possible expansion of school foci lities. Ill Ill Ill Return to one of two places: I. Public School 2. Green Oak Township Hall Sincerely yours, /17~/3~ Marjorie Berz, Recording Secretary , , Ill J , , , , , Sta pl~ Staple �GREEN OAK TOWNSHIP (To be Filled in by Head of Household) 1. DO YOU LIVE IN GREEN OAK TOWNSHIP? 2. EMPLOYMENT: Yes No FAMILY ANNUAL INCOME RANGE: Under 5,000 9,001 Over Full Time Port Time Unemploy~d Retired 3. 6, 7. PLACE OF EMPLOYMENT: (Choose that which most closely describes your place of employment.) Convenience to work Desi re for rura I environment Place for retirement Good place to raise family Low taxes Original Homestead Housing Availability Good schools Livingston County (e.g., Brighton Howell, Fowlerville, Hartland, etc, ) Washtenaw County (e.g., Ann Arbor, Ypsi Ianti, etc,) 8. Under 5 years old Between 5 and 13 Between 14 and 17 Detroit 9. Lansing Area Other (Name) DISTANCE FROM PLACE OF EMPLOYMENT: 0- 6miles 7-12miles 13 - 20 miles 21 - 30 miles 31 - 50 miles Over 50 miles 5. 10. () () ( ) () () ( ) () () () () () () ,. ,. () ( ) () I CONSIDER THE FOLLOWING MATTERS TO BE OF MOST IMPORTANCE. NUMBER IN ORDER Of IMPORTANCE (1, 2, 3, etc.) WHAT KINDS OF DEVELOPMENT POLICY WOULD YOU LIKE TO SEE THE TOWNSHIP FOLLOW: NUMBER IN ORDER OF IMPORTANCE (1,2,3, etc.) Don't care Part-Time -- () Male Female Between 18 and 44 Between 45 end 64 65 and over Encourage business and industry in planned centers Encourage a balance of residential growth with business and industry Desire the Township ta develop as a residential community primarily TYPE OF OCCUPATION: Full-Time Female Air and Water Pollution Control Availability af Public Source af Water Public Sewage Treatment Garage and Refuse Col Iecti on and Di sposa I Qua Ii ty Rood System throughout Township Preservation of Open Space for Future Park and Recreation Areas Quality Schaal Buildings and Teaching Staff · Preserve Pub Ii c Access to Bodi es of Water in the Township Macomb County (e.g., G.M. Tech Center, Warren, Sterling Heights, etc.) 4. HOW MANY PERSONS OF THE FOLLOWING AGE LIVE IN YOUR HOUSE? Male Oakland County (e.g., Pontiac, Southfield, Wixom, Novi, Farmington, S. Lyon, New Hudson, etc.) Wayne County (e.g., Livonia, Westland, Dearborn, etc.) 5,000 9,000 15,000 15,000 WHY DID YOU CHOOSE TO LIVE IN GREEN OAK TOWNSHIP? (Choose that which most closely approximates your reason ) Green Oak Township Genesee County (e.g., Flint, Fenton, Grant Blanc, etc.) S - Professional or Technical Workers (Teachers, Engineer, Draftsman, Clergymen, etc,) Managers, Officials and Proprietors (Superintendents, Business Owners, etc.) Clerical (Secretaries, Bank Tellers, Insurance Adjusters, Office Help, Clerks, etc,) Sales Workers (Real Estate Agents, Workers, Gas Station Attendants. ) Craftsmen and Foremen (Carpenters, Electricians, Plumbers, Metal and Stone Workers , Mechanics, Die Makers, Millwrights, Pattern Makers , TV Repairmen, etc.) Operators (Bus Drivers, Truck Drivers, Deliverymen, Sailors ) Laborers (Cor Workers, Truck Drivers, Assembly Line Workers ) Others: Please list. 11. NATIONAL TRENDS IN HOME BUILDING INCREASINGLY INCLUDE MIXED DEVELOPMENT OF SINGLE FAMILY AND MULTIPLE FAMILY. DO YOU CONCUR WITH THIS TREND FOR GREEN OAK TOWN SHIP? Yes Note: Na In view of the fact that school children are cir c ul a ti ng this questionnaire, it is possible that a family may receive more than one questionnaire. a fa mi I z sh o u I d _re t_u r r,_ _<)_ n_l_y In such cases, one q u est i on n a i re . �SOCIO-ECONOMIC INFORMATION GREEN OAK TOWNSHIP, MICHIGAN* Brighton School District QUESTION Whitmore Lake School District South Lyon School District Total Employment 3 1 27 0 3 0 70 2 2 1 186 3 8 2 Total 94 30 75 199 Green Oak Township Livingston County Washtenaw County Genesee County Oakland County Detroit Wayne County Macomb County Lansing Area Other Total 8 19 17 1 24 13 13 2 0 2 99 2 1 21 0 1 2 2 0 0 0 29 7 7 12 1 35 7 14 0 0 1 17 27 50 2 60 "2 29 2 0 3 84 m 24 7 17 21 22 4 95 4 5 9 6 4 0 28 18 12 19 8 15 2 74 46 24 45 35 41 6 197 16 13 4 7 29 5 15 2 9T 6 2 2 0 13 1 2 3 29 14 14 3 2 23 5 10 3 74 36 29 9 9 65 11 27 8 194 7 24 57 5 93 2 7 14 6 29 2 10 43 12 67 11 41 114 23 1"§G 66 192 26 168 21 1 474 10 51 6 45 14 0 30 141 46 110 28 3 358 106 384 78 323 63 4 958 Full Time Port Time Unemployed Retired 89 l Place of Employment .. .. .. II .. Distance From Work 0 - 6 Miles 7 - 12 Miles 13 - 20 Miles 21 - 30 Miles 31 - 50 Miles Over 50 Miles Total Type of Occupoti on (Full Time) Professional or Technical Managers, Officials and Proprietors Clerico I Soles Workers Craftsmen and Foremen Operators Laborers Others Total Family Income Range Under $5,000 5, 000 - 9,000 9,001 - 15,000 Over 15,000 Total Age Distribution (Mol e and Fe ma le ) Under 5 years old Between 5 and 13 Between 14 and 17 Between 18 and 44 Between 45 and 64 65 an d O ve r Total m •· Park ins, Rogers & Associates, Inc , , Green Oak Township Family Questionnaire, 1970. �Planning Consultant Parkins, Rogers & Associates, Inc. Plarr:ng and Urban Renewal Consultants 925 Book Building Detroit, Michigan 48226 Maurice F. Parkins, AIP, ASLA, PCP Brandon M. Rogers, AIP, PCP Gerald J. Mears, AIP, PCP John F. Chihan, AIP, PCP George A. Peek, AIP, P Robert L. Stockman, P. E. , PCP Edward J . Fi sch President Executive Vice President Manager of Planning Manager of Urban Renewal Manager of Special Projects Manager of Environmental Planning Project Planner � 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 Green-Oak-Twp_Comprehensive-Development-Plan_1971 Creator An entity primarily responsible for making the resource Parkins, Rogers & Associates, Inc. Date A point or period of time associated with an event in the lifecycle of the resource 1971-12-15 Title A name given to the resource Comprehensive Development Plan 1990 Description An account of the resource The Comprehensive Development Plan 1990 for Green Oak Township was prepared by Parkins, Rogers & Associates, Inc. and presented to the Green Oak Township Board and Planning Commission on December, 15, 1971. Subject The topic of the resource Comprehensive plan publications Green Oak Township (Mich.) Livingston County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/b8b21efd2774c2ed2aea97b704aaaa18.pdf 57d76787a78f1fce6c66698db93eb906 PDF Text Text COMPREHENSIVE DEVELOPMENT PLAN -'J'IYP. �C , ; LIST OF TOWNSHIP OFFICIALS 'l BOARD OF TRUSTEES Supervisor Clerk Treasurer Trustees Mel Paunovich Carla T. Chapman Margaret Wenzel Nancy Rosso Patrick Gladney James Kovitz Gus Mitsopoulos -, I i l .1 I PLANNING COMMISSION Chairman Vice Chairman Secretary Member and Township Board Liaison Member and Zoning Board of Appeals Liaison Member Member Cover: Property Map circa 1915 Erik Smith William Thompson Wayne Murphy Mel Paunovich Dawayne Nelson Paul McElligatt Nannette P. Stoller �TO\NNSHIP OF BRIGHTON 4363 BUNO ROAD• BRIGHTON, MICHIGAN 48116-9298 January 3, 1992 SUPERVISOR MELVIN L. PAUNOVICH 229-0559 TRUSTEE Mark A. Wyckoff Workshop Coordinator Michigan Society of Planning Officials P. o. Box 18187 Lansing, Michigan 48901 PATRICK 0. GLADNEY TRUSTEE Dear Mark: JAMES S. KOVITZ TRUSTEE C . GUS M ITSOPOULOS As requested in your letter of December 17, 1991, enclosed is a copy of our recently adopted Comprehensive Development Plan. Sincerely, ~~ () J/\ ,,_ .\ Carla T. Chap":a.~tl----Clerk Enclosure "Heart of Michigan's Water Wonderland" �• J .... COMPREHENSIVE DEVELOPMENT PLAN UPDATE I • ,..., ' . ,--~ BRIGHTON TOWNSHIP .I LMNGSTON COUN1Y MICIIlGAN June 1991 l i Public Hearing held by Planning Commission ......................................... . Adoption by Planning Commission ............................................................ . ,; Brandon M. Rogers & Associates, P.C., Planning Consultant May 28, 1991 June 25, 1991 �TABLE OF CONTENTS Subject Title Page .................................................... . .J Table of Contents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ii List of Tables . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . iv List of Maps . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . vu List of Charts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . vu IN'fRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Vlll EXISTING LAND USE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Land Use Classification ..................................... . 4 Land Use Survey Analysis .................................... . 7 Potential Land Use Problems and Other Considerations . . . . . . . . . . . . . . 10 ENVIRONMENTAL LlMITATIONS TO DEVELOPMENT................ _ 13 Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 Natural Limitations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 Man-Made Factors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18 BRIGHTON TOWNSHIP COMMUNITY SURVEY . . . . . . . . . . . . . . . . . . . . . . 19 Summary................................................. 19 Survey Preparation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 Profile of Respondents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 Opinions and Perspectives on Planning . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 SOCIO-ECONOMIC STIJDY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 Regional Setting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 Socio-Economic Characteristics of Brighton Township Residents. . . . . . . . . 33 Livingston County Population Trends . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37 Population and Housing Trends in Brighton Township . . . . . . . . . . . . . . . . 44 Future Commercial Land Use Potential. . . . . . . . . . . . . . . . . . . . . . . . . . . 55 Future Industrial Land Use Potential . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58 GOAI..S AND OBJECTIVES....................................... 60 LAND USE PLAN............................................... 67 Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67 (continued) 11 �TABLE OF CONTENTS (cont.) Urban :Land Demand........................................ 67 Planning Principles . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70 :Land Use Proposals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72 Conclusion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 83 'fR.AFFICWAY PIAN....... . .................................. . . 86 Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 86 Existing Transportation Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 86 Trafficway Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 89 Rail and Air Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 96 Traf:ficway Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 96 Planning Recommendations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 100 Conclusions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103 COMMUNITY FACILITIES PIAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 104 Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 104 Facility Service Area ............................ _. . . . . . . . . . . . 104 School Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 106 Library Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 112 Governmental Administrative Offices . . . . . . . . . . . . . . . . . . . . . . . . . . . . 116 Police Protection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 118 Fire Protection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 120 Recreation Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 124 Conclusion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 132 PIAN EXECUTION AND REVIEW . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . 133 Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 133 Plan Adoption . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 133 Codes and Ordinances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 134 Public Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 135 Public Relations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 136 APPEND IX A . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Brighton Township Community Survey . . . . . . . . . . . . . . . . . . . . . . . . . . . 138 138 Summary Tabulations iii �LIST OF TABLES l ., Number l~ r • ~ .Iilk 1 Existing Land Use, 1989 Brighton Township 3 2 Land Use Comparison, 1979 and 1989 Brighton Township 3 3 Existing Land Use Comparison, 1989 5 4 Average Annual Civilian Labor Force and Unemployment Rate, Livingston County and Localities, 1985-1990 30 5 Trends in Private Sector Employment and Civilian Labor Force, Livingston County, Michigan, Selected Years 1977-1987 31 6 1980 Commuter Destinations Among Persons Reporting their Place of Work, Livingston County and Localities 32 7 Coefficient of Specialization, Employed Residents of Brighton Township, 1980 35 8 1985 Per Capita Income Level and 1980 Median Family Income Level, Local Municipalities in Livingston County 36 9 1989 and 1990 Housing Sale Price 38 10 Historical Population Profile, Local Units of Government in Livingston County, 1840-1980 39 11 State Equalized Value (SEV) for Real and Personal Property 42 12 Real Property State Equalized Valuations, 1990, Selected Livingston County and Oakland County Localities 43 13 Real Property State Equalized Valuations, 1990, Brighton Township 40 i i ' I ., I • J ..__ (continued) iv �LIST OF TABLES (cont.) ~ Number ~ 14 Population Trends, Brighton Township, 1970-1990 45 15 Births and Deaths Attributable to Residents of Brighton Township, City of Brighton and Livingston County, 1980-1989 46 16 Dwelling Unit and Permits for New Structures by Community: 1990 47 17 Residential Building Permit Trends, Brighton Township, 1978-1990 49 18 Comparison of Various Population Projections for Brighton Township, 1990-2010 51 19 Population Forecast by Community 52 20 Population and Occupied Housing Unit Projections, Brighton Township, 1990-2010 54 21 Population Projections by Age Category, Brighton Township, 1980-2010 55 22 Urban Land Projection Brighton Township, 2010 68 23 Urban Land Absorption by Five Year Increments, Brighton Township, 1989-2010 69 24 Comprehensive Development Plan - 2010, Brighton Township, 73 25 Township Road Inventory Brighton Township, Livingston County 1990 90 26 Intersectional Accident Incidence Brighton Township, 1989 92 (continued) V �-LIST OF TABLES (cont.) ,...., ;~ • Number Tok 27 Average Daily Traffic (ADT) Counts ..>' I 28 Existing Public School Facilities Available to Brighton Township Residents 109 29 Recommended School Standards, Brighton Township 110 30 Types and Characteristics of Libraries 115 31 Relationship Between Book Volume and Population Size for Library Service 115 32 Minimum Standard Library Space Requirements 116 33 General Police Facility Location Standards 119 34 Fire Fighting Equipment, Brighton Township 123 35 Fire Company Distribution Standards 36 Boat Launching Ramps, Vicinity of Brighton Township 127 37 Desirable Recreation Standards 131 • ..J '.,_ i I ~ J 93 Brighton Township, 1978-1989 ~ ..,, Pa~e .123 '. vi �LIST OF MAPS Follows Pa~e Number 1 Existing Land Use 2 Environmental Limitations To Urban Development 3 Brighton Township Area School District Map 107 4 Regional Recreation Facilities 129 5 Comprehensive Development Plan 137 1 13 LIST OF CHARTS Number 1 Recommended Road Cross Section Standards, Brighton Township, Michigan 97 vu �INTRODUCTION r. :I •' The Comprehensive Development Plan for the Township of Brighton, Livingston County represents two years of research, analysis and planning by the Township Planning Commission and the Planning Consultant, accompanied by excellent cooperation of the I~ I ' ' . ,_ Livingston County Planning Department. This period has been spent on a detailed examination of the physical, social, and economic aspects of the Township and environs. The trends, as determined from studying these various components of the community, have been projected into the future. As a result of these basic studies, specific recommendations and plans for land use, thoroughfares, and community facilities are proposed for the Township for Year 2010. Each of these elements is then further interrelated in the form of a Comprehensive Development Plan. The Plan will serve as a reasonable guide to the future development, both public and private, of the Brighton Township. The implementation of the Comprehensive Development Plan assumes as important a position as the Plan itself and becomes an integral part of this report. I .'J Brighton Township is a growing residential community with an emerging industrial/ commercial base. On rolling land it is blessed with many lakes, environmentally sensitive lands~ major recreational facilities within or nearby the Township, and accessibility, via 1-96 and U.S. 23 Freeway which intersect in Township, to nearby places of employment and shopping. Considerable land remains for new development guided by Township Ordinances and policies intended to reserve land for a variety of uses and housing densities while preserving wetland and woodlands wherever possible. vm �EXISTING LAND USE An analysis of existing land use data enables the determination of current concentrations of land use, character of developed areas and expected growth trends. From this, public service demands, expected traffic flow and other relevant considerations can be anticipated. The location of urban development impacts the viability of natural areas. It is r' L important to determine various natural limitations which might affect the location of urban development. The Township's numerous natural resources, including rolling topography, numerous woodlands and wetlands, over 20 bodies of water, as well as over 400 acres of public recreation and conservation space, is a great asset to the community. r • Using the 1979 Existing Land Use Survey for the Township 1 as a working base and l - Township records to locate new subdivision and roadways, a driving field survey was conducted in October 1989 for the purpose of gathering existing land use data. Field survey allows every individual home site to be located, as well as identifying vacant lots between home sites. The results of the updated survey are presented on Map 1, Existing land Use, as well as Table 1. Comparison of the 1979 Land Use Survey with the 1989 Land Use Survey is shown in Table 2. Comparison of land usage in the Township of Brighton with surrounding communities was done using the results of the Livingston County Land Cover Data. 2 The land use classifications for this system are similar to those used for the 1989 Land Use Survey for the Township of Brighton, but some classifications do vary. This information was compiled from 1979 and 1985 aerial photography. l As aerial interpretation allows for • identification of existing land use parcels or 2.5 to 5 acres of land area, it has certain limitations. Land having less intensive use located in the midst of more intensive use such as residential, commercial and industrial, are generally included within the more intensive use. Therefore, the acreage of intensive use may be higher using aerial interpretation than by an actual field survey. In communities where intensive uses are not back to back such 1 Comprehensive Development Plan, Brighton Township, Parkins, Rogers & Associates, Inc. 1979, Map 1979. 2Livingston County Land Cover, MIRIS: Michigan Resource Information System, Land and Water Management Division, Department of Natural Resources, April, 1989. 1 �as in the Township of Brighton this seems to be the case. The results of this comparison are illustrated in Table 3. Land Use Classifications Classification of land uses is necessary to insure a common understanding of material presented. Land uses can generally be grouped into major categories including residential, commercial, industrial, public and other. The following is a more detailed description of the various land uses classifications used in the survey of the Township of Brighton. Single-Family Residential - These are areas in which single-family dwelling units are located. Generally the unit density for this classification is an average gross density of no more than six dwelling units per acre. Lawns, driveways and associated structures such as garages are included in this category. Undeveloped lands surrounding the home sites are not included. Duplexes are also included in this category. Multi-Family Residential - Multiple family residential use includes locations where there are three or more dwellings per residential structure or lot. This includes apartment houses, cooperative housing and townhouses. Mobile Home Park - Groupings of three or more mobile homes and related service structures and recreational spaces belong in this category. Convenience Commercial - These areas are composed of relatively compact groups of stores, usually located on major streets and surrounded by noncommercial uses. Specialty and party stores are typical examples of this land use. Comparison Commercial - This is usually a structure or closely developed group of structures that contain a large amount of floor space and a variety of commercial and service establishments. Shopping centers and malls are typical examples of this land use. General Commercial - Commercial uses not within a central business district that are neither convenience or comparison commercial fall under this classification. 4 ..., �CITY I~.., L. EXISTING LAND USE INDUSTRIAL RESIDENTIAL SINGLE FAMILY ( 113) LIGHT (135,136) MULTIPLE FAMILY. (111,112) HEAVY (131-134 inc.) MOBILE HOME PARK (115) PROVING GROUND (1449) EXTRACTIVE (1711,1712) COMMERCIAL Al RPO RT ( 1412) CONVENIENCE (124) OPEN AND OTHER (190) COMPARISON (122) GENERAL ( 123) WATER BODIES (522-526inc.,512) OFFICE ( 1212) {L?c;c·~c-~<-~."- E'1m~ PUBLIC (19,146, 1213-1214 inc.,1216-1218 inc.) SEMI-PUBLIC (1213-1215inc.,193) UPDATED: Fleld Survey, November 1989 Tovtnshlp Records, 1989 SOURCE: SEMCOG Aerial Photographs, 1975 1 Field Survey, November 1979; Townsh ip Records, 1979. NOTE : Numbers in Parentheses refer to Michigan Land Use /Cover Classification System, DNR, 1976 . ~ Brandon Rogers & Associates/ PC Planning Consultant 0 SCALE 800 l600 NOVEMBER 1989 TO\NNSHIP OF BRIGHTON 2400 3200 FEET LIVINGSTON COUNTY, MICHIGAN 1 �TABLE 3 EXISTING LAND ~E <XHIARISOO, 1989 LIVINGS'IUf OOMJ'Y, HIClUGAN Brighton Tovnshlp Acres Percent Land Use City of Brighton Area Percent Genoa Tololl\Shlp Acres Percent Green oak Township Area Percent Hartland Township Acres Percent ------------------------------------------------------------------------------------------------------------------------·-------------------------------· 2,040 8.6 2,661 11.2 20,7 576 4,530 2,885 12.4 Be§ ldeatlal Single-Fa1ally Hultlple-Fanilly Nobile Ho111e Park Connerclal Central Business Shopping Center Strip Co111111ercial Instltutlonal 4,502 17 341 20.6 0.08 0.05 1.5 3 190 148 0,01 0.8 0.6 465 108 3 286 48 29 106 10] 2045 9.3 97 658 3.0 340 Pub}lc &u1ellblv/ Outdo2r Begeatloo ee~terles Water 11 25.2 20,3 4.7 0.1 12.5 2.1 1.3 4.6 4.5 2,630 8 247 238 11.3 0.03 1.1 1.0 2,572 10.8 62 0.3 0.1 24 251 1.1 2,008 32 8.4 0.1 206 0.9 20 78 108 0.1 0.3 0.5 158 80 0.7 0,3 62 189 0.J 0.8 4.2 211 0.9 226 1.0 11 J.J 404 l. 7 290 1.2 245 1.0 1.6 41 1.8 37 0.2 952 4.0 17 0.07 158 0.7 38 1.1 803 3.4 259 1.1 342 1.4 986 4,5 107 4.7 1,468 6.3 1,532 6.5 908 3.8 ~D and other 12.162 58 1 5 1.221 53,5 17,276 17,292 72.J 20,092 84.2 'IUl'AL 21,820 Industrial • Tran§portatioa ~D flt Excavation • 2,284 23,322 74 23,714 23,850 -------------------------------------------------------------------------------------------------------------------------------------------------------• Source: Llvlngston County Land Cover Data, HIRIS: Hlchigan Resource Infoniatlon System. Land and Water Hilnage111ent Dlvlslon, Departllent of Natural Resources, April, 1989. I Includes roadways, rallroad ease111ents, alrport:.s, ard cOOU11unlcations. Rlghts-of-vay are not included . Road •lands areofincluded parklards which are comprised of forest, water, wetland and barren ln the Open and Other classlflcation. Areas o.. I I �Office - This use includes business, financial, professional and repair services. Governmental offices are included in the Public land use classification. ..' Li~ht Industrial - These are industries focused on design. assembly, finishing and packaging of products. Light industries are often found directly in contact with urban areas but may be found on open country sites. Heavv Industrial - These industries are those which use raw materials such as iron ore, lumber or coal. Included are steel mills, pulp or lumber mills, oil refineries, and tank farms, chemical plants and brick making plants. Stockpiles of raw materials, large power sources, and waste product disposal areas are usually visible, along with transponation facilities capable of handling heavy materials. Provin~ Ground - This category includes road and track facilities located within the General Motors Proving Ground utilized for the testing of automobiles and related transportation vehicles and equipment. Extractive - Quarries for sand, gravel, clay and rock excavation are found under this classification. Airport This category includes all facilities directly connected with air transportation. Runways, terminals, service buildings, hangers, navigational aids, fuel storage areas, parking and the airport's buffer area are included. Public ~ This includes lands and structures held for public use, such as parks, public schools and graveyards. Semi-Public - This includes cultural facilities such as churches and private clubs, private hospitals and well as utility and communication facilities. Riihts-of-Wav - Public roadways and their rights-of-way fall under this classification. For the purpose of calculation of the total rights-of-way area, an average right-of-way of 300 fee t for freeways, 120 feet for major roadways, and 66 feet for secondary roads is assumed. 6 �Open and Other - Agricultural and vacant lands fall under this classification. This would include land areas used for crop land, permanent pasture land, and land lying fallow along as well as land not used for any purpose heretofore listed. Water Bodies - This category includes all areas which are predominately or persistently water covered. Land Use Analysis Sin~le-Family Residential - Single family residential land use presently occupies approximately 2,682 acres of land which accounts for about 12.3 percent of the total land area of the Township. In comparison with the Existing Land Use Study of 1979 the single family residential use category shows an increase of over 100 percent, or about 1,363 acres. Residential use is generally located along major roads, around the lake areas, in subdivisions or on large lots. The single family homes located on large lots as well as those located in the subdivisions within the Township create an estate-like atmosphere, an example of this is the homes in the southeast of the Township off of Larkins Road and Pleasant Valley Road. The residential development surrounding many of the lakes is generally characterized by small lots sizes. An example of this is the lots surrounding School Lake. Multiple Family Residential - Such dwellings account for about 32 acres of land in the Township, accounting for less than 0.2 percent of the total land area. This land use has not increased since the 1979 Study. These dwelling units, which consist primarily of apartment units, are found along Grand River Avenue, south of Woodruff Lake and northeast of Woodland Lake. Two motels are also included within this classification. Although this housing type is not prevalent within the Township at present, it is an expanding land use within many of the surrounding communities. Particularly prevalent are increasing numbers of condominiums, both of the attached and detached type. Mobile Home Park - Approximately 44 acres, or 0.2 percent of the total land area within the Township is used for mobile home park purposes. The mobile homes are found in two parks located in the west central portion of the Township adjacent to Woodland 7 �Lake. These two developments existed before the 1979 Study and are at 100 percent occupancy. Convenience Commercial - There is approximately 10 acres of commercial land use in the Township consisting of convenience establishments. A variety of gift, specialty and party stores are found mixed in with the commercial uses. This land use has seen a slight increase since the 1979 Study from six acres. '--;' Comparison Commercial - This land use is not found to any extent within the Township. The proximity of such major commercial establishments within the City of Brighton tends to serve the Township residents. General Commercial - The majority of commercial usage in the Township is general commercial comprising about 114 acres, or 0.5 percent of the Township area. Included in this classificatio~ are several automobile dealerships and a variety of eating and drinking establishments as well as miscellaneous other uses. These uses occur along the Township's major traffic routes, mixed in with other commercial uses. Office - There are 45 acres of the Township area devoted to office use. The majority of these offices are professional quarters for doctors, dentists, contractors and other services. Most of these are small in size intermixed with other business and commercial establishments. There are a few small office buildings recently developed within the Township. Li~ht Industrial - Light industrial accounts for approximately 42 acres in the Township. Light industries are concentrated along Grand River Avenue near U.S. 23 and along Old U.S. 23. This land use has had a moderate increase since the 1979 Study. Heavy Industrial - There is approximately 26 acres of heavy industrial use in the Township. Heavy industrial uses are found in two areas, along Grand River Avenue near the I-96 Freeway and along Grand River Avenue adjacent to U.S. 23 Freeway. 8 �General Motors Provin2 Ground - Approximately 2.337 acres of the General Motors Proving Ground is located in the northwest comer of the Township, the balance being in Milford Charter Township. Berming and screening with plant materials provide an effective green buffer and privacy screen around the complex. Extractive - The Township's geological past has produced areas of sand and gravel significant enough to attract the aggregate industry. Over 350 acres are utilized for gravel extraction. This land use has seen limited expansion since the 1979 Study. Additional lands are held by the extractive companies which are not presently under permit for extraction. Lands, where properly planned and controlled, can be mined to their full economic potential and be returned to a usable condition suitable for residential, commercial, or industrial purposes. Airport - Approximately 49 acres of the Township, or 0.2 percent of total land use area, is occupied by Hynes Field, a private airport located along Hyne Road in the northwestern portion of the Township. The airport is surrounded by single family homes and subdivisions. Public - Of the 416 acres in public use, two percent of the Township's land area, approximately 340 acres, is utilized by Kensington Metro Park, operated by Huron-Clinton Metropolitan Authority. The remainder of the acreage is utilized by a few parks, the Michigan Department of Transportation, the Michigan State Police Post, the Secretary of State branch, Spencer Elementary School and the Township offices. Semi-Public - This land use accounts for 59.6 acres of land in the Township. Included in this category are several churches, a church recreation area, Brighton Hospital, and a gun club. Ri~hts-of-Way - The transportation network of the Township is composed of 12 miles of freeways (U.S.~ and 1-96), 63 miles of primary roadways, 45 miles of secondary roadways and numerous private roads. This network accounts for 1,692 acres of right-ofway, or 7.7 percent of the total land area. Rights-of-way land has increased since 1979 by 163 acres, new subdivision roads accounting for this increase. 9 �Open and Other - The majority of Brighton Township, some 12.988.1 acres, or 59.5 percent of the total land area, is classified as being in Open and Other use. This amount includes undeveloped property, agricultural lands, and woodlands and reflects the relatively non-urbanized character of the Township. There is a decrease of 1,762.9 acres in this classification, or eight percent. The decrease can be accounted for by the urbanization of rural land with subdivisions, individual home sites, and commercial uses. Water Bodies - Brighton Township has many small lakes and creeks consisting in total area of approximately 928 acres, or 4.3 percent. Lake sizes vary from approximately 255 acres to less than four acres. , i - Potential Land Use Problems and Other Considerations In the process of setting forth the proposed land use policies for Brighton Township, a number of land use considerations which have potential development problems should be explained. Therefore, an analysis of land use problems which are found within the community is needed. l • Relationship to Existin2 Zonin2 The relationship of existing land use to the existing zoning detennines the number of nonconforming land uses within a community. The amount of nonconforming land uses has decreased since the 1979 Study. The majority of nonconforming land uses occur along Grand River Avenue and Old U.S. 23. Along both of these roads many single residences are located in ·B-1, Local Business; B-2, Community Business; B-3, General Business; and · L-1, Light Industrial Districts. In addition , commercial uses occur within the 1-2 zoning along Old U.S. 23 south of 1-96. Besides these nonconfonnities a few commercial businesses occur within residential zoning. Land Use Conflicts The identification of nonconforming land uses often points to conflicting land uses which generate a certain degree of adverse impact on the community. A conflict occurs in 10 �the northwest of the Township where gravel extraction occurs adjacent to single family areas. Not only does this impact the homes directly adjacent to the homes due to the lack of screening and buffering, but it impacts the residents along the truck transportation routes in and out of the extraction facility. Another issue is that of scattering of residential, commercial and industrial uses in a random pattern. These areas lack transition and screening, resulting in a linear or strip development with frequent curb cuts on abutting roads. "Frozen" Lands The Township contains two major "fixed" land uses. These are the General Motors Proving Ground and the Kensington Metropolitan Park which together total 2,678 acres, or over 12 percent of Brighton Township's land area. Due to this significant amount of the Township's total land cover, land use analysis must consider the economic, traffic and social impact of these lands on the rest of the Township. City Nucleus The City of Brighton serves the Township residents as a center of trade, education. utility, and community services. The City is a separate political entity and therefore is not under jurisdiction of Township planning and zoning policies. Freeways The existence of two major freeways, U.S. 23 and 1-96, with their direct access and regional transportation function, is a major consideration for the Township. The proximity of these two freeways has aided in the increase of residential development within the Township. Large scale commercial and residential development may be expected to cluster near the freeway interchanges as well as freeway-oriented business services. Interchange areas can either be an asset or a problem depending on their planning and development. There are few interchanges, however, in the Township. None exist along U.S. 23 north of 1-96. Limited interchange design is found along 1-96 at Pleasant Valley Road. 11 �Limited Access There are several dirt roads in the outskirts of the Township which have limited access and are not heavily traveled. Due to the remoteness of these roads they are not be well maintained. These roads may become impassible after bad weather. Another potential problem of these roads is that of illegal dumping. As landfills close and dumping fees increase, illegal dumping is becoming more of a problem throughout southeastern Michigan. Lot Size Trends ! - The present trend of moderate to large lot single family detached home development is expected to continue. Cluster developments, multiple housing condominiums, detached single family home site condos, and other more intense developments may occur but only at housing densities recommended in the Township's Zoning Ordinance. The affordability and availability of home mortgages is likely to spur on single family home subdivisions and site condominiums. 12 �ENVIRONMENTAL LIMITATIONS TO DEVELOPMENT Introduction It is important to identify the land most suitable for development in that it would require the least development costs and provide maximum amenities without having adverse impact on existing natural systems. Since the location of development can have an adverse impact on the viability of natural areas it is equally imponant to identify lands more suitable for recreation-conservation areas and natural "wildlife" habitats. Therefore, the following physical man-made and natural features have been analyzed and interpreted: ,_ urban development, proposed sewer districts, hydrology, topography, vegetation, soils, and agriculture potential. An updated Environmental Limitations To Urban Development Map (Map 2) was created using the 1979 Environmental Limitations Map as a base map by field survey conducted October 1989. Natural Limitations Hydrolo~ Water, from both surface and underground sources, is a very important resource. Surface waters sustain certain forms of wildlife such as fish and water fowl, as well as storing excess flood waters. This surface water may also be a source of domestic and industrial water needs. Surface water is also an asset to recreational development, as illustrated by Wildwing Lake in Kensington Metro Park. Underground water is also a major source of water through the use of wells. It is also the major source of moisture for vegetation. Surface Water - Brighton Township contains many small bodies of water within four drainage basins. From these basins three creeks channel into the Huron River Watershed 3 • According to the Livingston County Drain Commission there are no floodplains delineated for Brighton Township. However, there is a fair amount of muck soils within the Township McNamee, Poner and Seely, Re~onal Wastewater Management Plan for Livingston County. December 1975, Ann Arbor, Michigan. 3 .., 13 �which are usually associated with floodplains. These muck soils are also associated with wetlands. In addition, flood prone areas contiguous to surface waters which experience periodic flooding also need to be retained due to their flood control and water retention functions. Under~ound Water - Underground water resources in Brighton Township are found in glacial deposits and bedrock4. Most of the Township's glacial deposits are underlain by the Coldwater Shale bedrock which is not generally a good groundwater producer. Berea Sandstone underlays glacial deposits in the southwest corner of the Township. This bedrock formation tends to provide a higher quantity and quality of water. Due to the limited area of this type of deposit, the supply of water in the Township is generally limited. Water therefore, is an important natural resource for the Township. Efforts to preserve and improve its quality should be encouraged. The recent drought has illustrated the importance of water preservation and conservation efforts. The water is of a good chemical quality but as is typical in this part of the country is high in mineral content, particularly salt and iron. Wetlands Wetlands are those areas where the water table is at, near or above land surface for a major part of a typical year5 • These areas are found between terrestrial and aquatic systems. There are approximately 1,166 acres of wetlands, forested, shrub and emergent, within the Township. Leaving these wetlands in their natural state is strongly recommended due to their water retention capabilities, flood control, surface water purification and plant and animal conservation. Encroachment by development into these areas should be controlled. Wetlands five acres or greater, or contiguous to any open water course, open body of water one acre or greater, or any wetland within 500 feet of a lake or stream is subject to federal wetlands regulation (Goemaere-Anderson Wetland Protection Act, Act 203, P.A 1979). 4 F. R. Twenter, Southeastern Michi~an Water Resource Study. 1975, Department of the Interior, U.S. Army Corps. of Engineers. 5 MIR.IS, op. cit. 15 �• I I f 1, I II I ' • • ENVIRONMENTAL LIMITATIONS TO URBAN DEVELOPMENT I - SOIL LIMITATIONS - SEVERE fi'' ;;:;{X'/iJ SOIL LIMITATIONS - SENSITIVE l~I 1••···•1 I ~I ~ - - TOPOGRAPHY - STEEP ( GREATER THAN 25%) WOODLAND I~ TOPOGRAPHY - MODERATELY STEEP ( 15% - 25%) AGRICULTURAL LAND-CAPABILITY CLASS TI 11i====rr HIGHWAYS EXISTING URBAN DEVELOPMENT I --------- 1 PROPOSED SEWER SERVICE AREA (PHASE I a II) 1-·-1 1--- I - SURFACE WATER AREA RAILROAD KENSINGTON -METRO PARK GENERAL MOTORS PROVING · GROUND NOVEMBER 1989 ~ Brandon Rogers & Associates/ PC Planning Consultant 0 SCALE 800 l600 TO\NNSHIP OF BRIGHTON 2400 3200 FEET LIVINGSTON COUNTY, MICHIGAN 2 �Vegetation Nearly all of the original deciduous forest which once covered Livingston County has been cut. Most of the original woodlands of the Township has been cleared by cultivation and urban expansion6 • The majority of the areas shown on the Environmental Limitations Map are populated by second growth, mixed hardwoods. Oak - Hickory woodlands dominated the upland areas, while wetlands species such as red maple, elm, white cedar and willow dominate the low land areas. Vegetative areas present limitations to urban development due to development costs and potential loss of natural amenities. Wooded areas add significantly to the visual assets of the Township, a good example of this being the wooded area along McClements Road north of Clark Lake. Woodlands, provide a natural habitat for wildlife. Trees, especially large areas of woodlands provide direct benefits in cooling and heating, both within their canopies as well as by channeling winds that effect large adjacent areas. They influence water quality by transpiration, reduction of evaporation from soils, increasing humidity, filtering rainwater and groundwater those preventing runoff and soil erosion. They also provide very effective noise and wind screens as well as buffers between various land uses. Mature trees and woodlands have been shown to generally increase property values7 • Sensitive use of and minimal intrusion into these wooded areas is suggested. The value of preserving woodlands has led many communities to adopt tree and woodland protection ordinances. Soils represent significant limitations to urban development in Brighton Township. Whenever soils have good percolation or drainage, septic tanks are generally an acceptable means of treating waste water when the population density is not excessive. A greater limitation is caused when soils have poor bearing capacity. Two levels of soil limitations are shown on Map 2, Severe and Sensitive. The Severe limitations category includes those areas having mainly organic soils. These soils have limitations severe enough to make urban development questionable. They are characterized by slow permeability and high water holding capacity. They exhibit very 6 U.S. Department of Agriculture, Livingston County Soil Survey. 1981. Michigan Planning, "Woodlands / Tree Protection Ordinances," Linda C. Lemke, RI.A. ASI.A. July/August 1989, Vol. 2, No. 4, pages 8-11. 7 16 �poor bearing capacity and are highly compressive. The soils represented in the Severe classification include: Carlisle muck, Edwards muck, Linwood muck, Rifle muck and Tawas muck8• As previously mentioned, muck soils typical of the Severe classification are typical of wetlands and flood prone areas. The Sensitive limitations category are those soils with somewhat better ratings for permeability, water holding and compression. However, their sensitivity to development should be recognized. Urban development should be dependent upon a thorough investigation of the exact area. The use of septic tanks on these soils are still questionable. This classification includes such soils as Gilford sandy loam, Tawas muck, and Wasepi sandy loam9• It must be remembered that these soil interpretations are general in nature and does not eliminate the need for on-site study, testing and planning of specific sites for specific uses. Agricultural Land Soils are a prime consideration in agriculture. However, little farming is conducted in Brighton Township as land is under continuing urbanizing pressures and assessment reevaluation. Soils having good potential for agriculture are separated into Capability Class 10, Class I having the greatest potential. The best Capability Classes within the Towns hip are Class II and III. Topoiu:aphy The topography of the Township is generally rolling to hilly with a few steep areas 11 • This attractive topography has attracted excavation to the Township due to substantial sand and gravel deposits. Areas of gradient of 15 percent or greater occur throughout the Township. These steep areas present possibilities for sensitive development, however, this type of development results in substantially greater costs. 8 U.S. Department of Agriculture, op. cit. 9 U.S. Department of Agriculture, op. cit. 10 U.S. Department of Agriculture, op. cit. 11 U.S. Geological Survey Map, 1975. 17 �Steep and moderately steep topography are noted on the Environmental Limitations Map. The moderately steep areas gradients range from 15 to 25 percent while the gradient of the steep category is greater than 25 percent. Development should be avoided in the steep areas. Moderately steep areas require cautions development. Man-Made Factors Urban Development Urban development has taken place along the lakeshores, creek borders, major '--,, roads, and in large lot subdivisions. New development, primarily subdivisions, continues to occur in areas previously not developed. but near to major roads. The urban growth has expanded since the 1979 Study and is expected to continue in the Township. Sanitazy Sewers Currently, the Township is not serviced by any sanitary sewer. Septic tanks and tile fields are the major source of waste disposal. In 1975 a Regional Wastewater Management Plan was done for the eastern portion for Livingston County by McNamee, Porter and Seely, Engineers 12• This plan includes most of Brighton Township. The study found high density areas which exhibit existing and potential pollution problems in Brighton Township. The limiting of mfoimal lot sizes for certain residential zoning districts helps to reduce the danger of pollution. However, areas of dense development do occur within the Township around many of the lakes and along areas of Grand River Avenue and Old U.S. 23. These areas include: Bitten Lake, Clark Lake, Fonda Lake, Hope Lake, Lyons Lake, Moraine Lake, School Lake, Woodland Lake, and Woodruff Lake. The 1975 study proposed a two phase wastewater plan for the Township. These phases are shown on the Environmental Limitations To Urban Development Map. As of this date, there are no immediate plans to establish sanitary sewer service within the Township 13• As development continues the immediate danger of pollution and the need for sewerage treatment increases. The areas of dense development with the greatest danger of pollution are along Grand River Avenue and Woodland Lake. 12 McNamee, Porter and Seely, op. cit. 13Donald Long, McNamee, Porter and Seely, November 20, 1989. 18 �BRIGHTON TOWNSHIP COMMUNI1Y SURVEY Summazy The Brighton Township Community Survey undertaken in 1989 was designed to obtain information about Township residents' preferences for growth and development of the Township and also to elicit comments concerning present day problems and characteristics of the Township. This information would inform the public, Township officials and the Township's Planning Consultant, Brandon M. Rogers & Associates, P.C., about needs and potentials in the Township during the current period when a new \ . ,-, i Comprehensive Development Plan is being prepared for the Township. A similar survey was done in 1980. Certain comparisons with survey results between the two surveys is presented. (Refer to Appendix A for detailed tabulation data.) Toe survey results reveal residents' attitudes on why they came to or stayed in the Township, their ideas on how to improve living conditions, their thoughts on how existing problems can be solved in land and facility development by new future planning strategies and planning programs. The Community Survey was carefully designed to the characteristics of the community. Toe first part was prepared so as to provide information about the residents' demographic characteristics - where they live and shop, their age groups, and working patterns. Toe second part of the questionnaire was developed to obtain residents' opinions and perspectives on future planning direction for the Township. Even though there is considerable variation in age groups, family size and commuting pattern to work and shopping, there was considerable consistency among respondents in commenting on basic features, shortcomings and potentials of the Township that exist today and which should be considered in the future. Toe means to achieve these desires, however, was not always the same and this will be the challenge of the planning program to develop policies, plans and budgets which will be acceptable to the different interest groups. Toe survey also identified areas of mutual agreement concerning development goals and where there were differences of opinion or lack of response because of insufficient knowledge of the issues. The Community Survey is essentially an advisory product which will provide general guidelines for the Brighton Township Planning Commission, Township Board and Township 19 �Planning Consultant in preparing the long-range Comprehensive Development Plan. It has provided citizens an opportunity to toss in "their two cents" worth that many respondents appreciated by their comments in the returned questionnaires. The voluntary mail-back response of approximately 36 percent vs. 38 percent in 1980 evidences an excellent return and demonstrated interest by residents in all pans of the Township to participate in the planning process. Survey Preparation The Township Planning Consultant initially evaluated, by field inspection and review of published data, the characteristics of the Township and the various areas of population concentration, the previous Township Comprehensive Development Plan prepared in 19791980, survey results and related documents, and information from the Consultant's independent research of market trends, financial analysis, construction, and other data. Several workshop meetings were held with the Township Planning Commission and Township Board to review and discuss the scope and format of the questionnaire, and desirable questions to be asked in the Survey. As a result, a questionnaire Qf 37 questions was prepared for mailing to each household of the Township from addresses obtained from the Livingston County Equalization Department. Because of the unique characteristics of the Township, it being a developing community in a fast growth county where the predominant development is residential homes, with limited shopping and employment opportunities, effort was made to include questions to find out where people go for shopping and services and goods .and for employment. Also, because of the predominant low density residential development existing in the Township, in a day when costs of homes, home sites and energy outlays are significant, questions were developed to determine if residents wanted to continue that general type and quality of housing. Furthermore, questions were included on the desirability of encouraging certain types of non-residential development in the Township, such as commercial and light industrial parks, particularly those having limited environmental impact. With no public or mass transportation available, questions were included on vehicular traffic control, road improvements, and improved access to and from freeways and local roads. The last major concern included in the survey were questions to see if residents would be willing to pay additional property taxes for various specified public 20 �._ .,•I . improvements such as road improvements, additional fire and police protection. a recycling r-"' ' . ;_ center, and garbage and waste collection. The survey was mailed to every residential dwelling unit in November 1989, including therein a return addressed, stamped envelope. Within the allotted time, nearly 2,000 of the 5,480 questionnaires were received back, most of which indicated, by code designation. in which of 10 geographic areas the respondent lived. There was an "Other" category for outof-Township respondents who own property in Township. ,,.,.. i I Table A-1 in Appendix statistically presents responses to the questions for all Township respondents as a whole and '. by the geographic subareas. A copy of the Questionnaire itself, with answers summarized for all Township respondents, is also appended. (' 1 I. Profile of Respondents I i , The response the survey was, as noted earlier, excellent and indicated the desire of ' residents to participate in the planning process. J l. I , : ' Background information about the respondents and their families indicated that, as a whole, the population is relatively young, living predominantly in single family homes of relatively short tenure in the Township. · Most heads of household or spouses are employed, few are retired. Information Concemin~ Type of Residential Unit Information from the survey reveal that of all respondents, over 99 percent live in I I a single-family house, the balance residing in multiple dwellings or mobile homes. This ! 'J I ' dominance of single-family home occupancy is evident in each geographic subarea of the Township. About 39 percent of all respondents have moved into their present residences in the last five years and 26 percent have lived in their present dwelling for more than 10 years. In 1980 these groups represented 56 percent and 20 percent respectively, reflecting the maturing residency in the Township. These families who have moved into the Township predominantly came from Livingston, Wayne and Oakland Counties. Two percent came from out of state. If the respondents were to move, there was a very strong preference (95%) to buy another single family detached home. Of this group, 72 percent stated they would buy a home in Brighton Township. ' . '1., ,. 21 �Household Information The population is generally young with the 65.8 percent of the population under 45 years of age. There were relatively few senior citizens (6.8 percent of the respondents) of 65 years of age or older. Nearly 16 percent of the population is in the preschool and elementary school age brackets which can be expected to move into high school in the next few years. In the 1980 Survey, while there were comparable percentages in the under 45 year group, and school age groups, the percent of the respondents over 65 years in age increased from the four percent figure in that year. Of the respondent households, nearly all heads of household and many spouses were indicated as being employed, of whom 64 were self-employed. Township residents worked principally in South.field, the Brighton area, Dearborn, Detroit, Farmington Hills, Livonia, Ann Arbor, Plymouth and Wixom in that order. As might be expected some variations existed in residents' place of work because of a subarea's geographic proximity to such employment centers. In the 1980 Survey the leading work places were the Brighton area, Detroit, Southfield, Livonia and Dearborn. Concerning places of shopping for services and goods, among all respondents the City of Brighton ranked strongest in eight categories, ranking first in preference for groceries, drugs, take-out and fast-food restaurant products, auto service, banking, dry cleaning, dinner out and movies and plays' attendance. The next most patronized shopping area was in the Novi area. The 1980 ranking for the City of Detroit as second highest preference for furniture and appliance goods shopping, dinner out, movies and plays' attendance disappeared in the new Survey in favor of other communities nearer the Township. About 77 percent of the respondents indicated a satisfaction with the availability and location of these services and business establishments versus 58 percent in 1980. This trend reflects the establishment of such businesses in the general Township area which followed the housing boom in the 1970"s. Opinions and Perspectives on Planning This portion of the Community Survey was designed to find out how the residents of the Township feel about present conditions in the Township, general future planning objectives, and the means to achieve the objectives. Strong support throughout the 22 �Township was again evidenced for maintaining the rural atmosphere and good schools in the Township, with also an interest for keeping taxes low. Among the aspects of the Township which are listed in Survey as possible priority issues, Rural Atmosphere was '7 ranked of highest priority by 445 percent of all respondents (also first by respondents in each geographic subarea), Good Schools was ranked highest priority by 42.1 percent, Low Taxes was ranked highest priority by 30 percent, Large Home Sites was highest priority by 28.3 percent, and Security was ranked highest priority by 27.3 percent. Similar preferences were substantially evidenced in each geographic subarea. Over 78 percent agreed strongly or agreed somewhat that the Township should try to maintain this low density, rural r atmosphere. L I Concerning public services, 62.5 percent of all respondents felt strongly that there ~ is a need for a full-time police department in the Township, 72.6 percent felt strongly that there should be an improved volunteer fire department, and 65.8 percent felt strongly that there should be area-wide garbage collection. Over 69 percent of the respondents felt th2.t adequate public services are more important than low taxes, versus about 36 percent in the 1980 Survey. These results in 1989 generally paralleled geographic subarea results. Sixty percent of all respondents disagreed that more opportunities for apartments or to··.· ~lhouses should be provided in the Township, with only about 28 percent agreeing either somewhat or strongly that such housing type should be provided. This result contrasts with the 1980 Survey when 14 percent of the respondents felt there was a need for such housing ' - types. The strongest interest of respondents for future land development strategies was evidenced in 1,392 ( 46 percent) responses favoring reservation of land having unique or special natural value, and 1,611 responses (39.7 percent) supporting single-family residential development. · Preferred density by respondents was for moderate size lots (2.5 acres) 39.4 percent, followed closely by large parcels (over five acres) 33.5 percent, and thirdly, average size lots (one-two acres) 25.1 percent. These preferences are generally similar in all subareas, and are comparable to the 1980 Survey results when 58 percent of respondents desired moderate size lots, and 30 percent desired large parcels (over five acres). About 60 percent of the respondents felt that there should be a low density rural estate area (5- 10 acre parcel size) in some portions of Township versus 52.5 percent of respondents who felt this way in 1980. Nearly 38 percent of respondents saw a need for senior citizen housing with 23 �individual living accommodations and about 52 percent felt there was a need for housing units with support services. (i.e., semi-skilled care, congregate dining). In 1980, over 50 percent of respondents agreed there was a need for housing for moderate income families and senior citizens. Forty six percent of respondents believed housing for moderate income families and senior citizens should be privately sponsored as contrast to 68 percent of respondents who felt this way in 1980. Nearly 38 percent of respondents saw a need for senior citizen housing with individual living accommodations and about 52 percent felt there was a need for housing units with support services. (i.e., semi-skilled care, congregate dining). In 1980, over 50 percent of respondents agreed there was a need for housing for moderate income families and senior citizens. Forty-six percent of respondents believed housing for moderate income families and senior citizens should be privately sponsored as contrast to 68 percent of respondents who felt this way in 1980. About 45 percent of the respondents feel that there is a need for a balanced tax and employment base in the Township supported by commercial/office/light industrial uses. This compares to 53 percent of respondents in 1980. Approximately 51 percent of respondents agreed that the commercial buildings built or being built in Township are attractive, (46 percent so stated in 1980). Concerning roads and highways in the Township, there was a strong indication (over 80 percent) that traffic controls should be improved along Grand River Avenue, and 81 percent felt that similar improvements in traffic control should be introduced along Old U.S. 23. In 1980, 71 percent and 54 percent of respondents felt so. A very large percentage of respondents felt that local Township roads need improvement (81%), compared to 78% of respondents in 1980. Private roads were desired by 51 percent of the respondents to require approval by the Township, down from 60 percent in 1980. In reference to new freeway interchanges desired in the Township, keeping in mind that there is no local access existing directly to U.S. 23 Freeway in its six miles of route in the Township, respondents desired interchanges at Hilton Road (33.9%), Hyne Road (18.8%) and Spencer Road (14%). Just under 16 percent of all respondents felt no new interchanges are needed, down from 46 percent of respondents in 1980 survey. Concerning other road improvements, the predominant feeling was that local Township roads and County roads are just not adequately maintained and most need improvement. On a geographic subarea basis there was fairly even disagreement throughout the Township on the calibre of local road 24 �-. . maintenance and improvement. Nearly every principal road was cited for its inadequate condition. Respondents by subarea felt the principal roads that need design and/ or traffic control improvement in order of priority were: Area A: Grand River Avenue, McClements Road, Taylor Road Area B: Old U.S. 23, Taylor Road, Grand River Avenue, Parklawn Road Area C: Taylor Road, Hyne Road, Pleasant Valley Road Area D: Taylor Road, Hyne Road, Old U.S. 23 Area E: Grand River Avenue, Old U.S. 23, Spencer Road Area F: Grand River Avenue, Old U.S. 23, Buno Road Area G: Grand River Avenue, Old U.S. 23, Spencer Road, Pleasant Valley Road ,__ J Area H: Grand River Avenue, Buno Road, Larkins Road Area I: Grand River Avenue, Old U.S. 23 Area J: Grand River Avenue, Larkins Road, Culver Road, Old U.S. 23 Some concerns of specific roads and intersections were from respondents some distance away from the road locations, reflecting in all likelihood concerns over commuting routes to work or shop. Specific write in concerns included very strong objections to the ,• Spencer/Old U.S. 23 off-set intersections (traffic lights, pavement/lane widening, street lighting), the curve problem at Spencer and Pleasant Valley, lower speed limits on various roads, left turn lanes of Grand River Avenue, curb and sidewalk improvements on Grand River Avenue east of City of Brighton, and street lighting on Old U.S. 23. These were substantially same concerns as in the 1980 Survey. On the -question of community facilities, 61 percent of the respondents felt that there were no police protection problems in the Township which would warrant expanded services. This compared to 43 percent in the 1980 Survey. Regarding fire protection, 62 percent of respondents did not feel there are problems which would warrant expanded services. To the question of whether Township should be progressive and initiate a recycling program and center, over 52 percent of respondents agreed strongly, eight percent agreeing somewhat. Over 81 percent agreed strongly or agreed somewhat that emergency health care facilities are needed in the Township area versus a 60 percent response in 1980 Survey. 25 �Concerning specific recreational facilities desired, the greatest interest by far was for nature trails, bridle trails and bikeways (43.15), followed by parks and picnic areas (37.25) 'I ' J and playgrounds (8.5%), the same ordering as in the 1980 Survey. Only 1.4 percent of respondents felt no recreational facilities needed to be developed or improved in Township. This result sharply differed from a 30 percent response in the 1980 Survey. Residents were asked to show a preference to certain identified public services and facilities which should be improved in the Township. The strongest interest, based upon highest priority rating, was a desire for the improvement of local roads, followed in order by a desire for garbage and waste collection, water and sewer services, a recycling center, additional police protection and additional fire protection. These results reflect a change in attitudes from the 1980 Survey when additional police and fire protection ranked second and third in highest priority ratings. When asked if they would be willing to pay additional taxes for the services for new public services, nearly 75- percent of the respondents said yes, a substantial change from the 40 percent who so answered in the 1980 Smvey. Concerning resident participation in organizations that work to improve conditions in the Township over 80 percent of respondents said they belong to such an organization, again a dramatic change from 25 percent in the 1980 Survey. Seventy-eight percent of respondents indicated that they had tried to get Township officials to do something about features they do not like in the Township (versus only 41 percent in the 1980 Survey), with a wide expression of positive and negative answers as to the results of their effort. In summary, from the overall survey responses it can be demonstrated that residents prefer to maintain the present predominant low density residential character of the Township, with preservation of land having unique or special natural resource value. A large percentage of respondents appear to be satisfied with shopping and employment opportunities even though commuting to out-of-Township locations is generally required. Better road improvements stand out as the major desire along with preservation of the natural resources. It might be noted here that there could be confusion on the part of some respondents as to which governmental agency is responsible for road improvements and maintenance, a function largely that of the Livingston County Road Commission and the State Department of Transportation (Grand River Avenue, U.S. 23 and 1-96 Freeways). The introduction of nature trails and preservation of the low density residential pattern keep coming through as key development interests. These underlying desires reaffirm those expressed in the 1980 Survey. For certain, based upon the expected population growth and 26 �-~ in-migration into the Township, there is an opportunity in the current Township planning I program to continue to guide growth into planned areas of Township and save parts of the 'I ', -- ' r~ t l~ Township for natural resource development. To do otherwise will cause premature, spotty development and costly demands for site infrastructure, (i.e., water · and sewer systems, road improvements). As a result to the responses to the Community Survey, these issues I , and others have been examined and will be considered in the Township's Comprehensive Development Plan. Further citizen input in this process will be encouraged. ' J I l, ( . l. 27 �SOCIO-ECONOMIC STUDY Introduction As part of the process of updating the Brighton Township Comprehensive Development Plan, this study analyzes the social and economic trends which are affecting the Township's growth and development. The conclusions arrived at herein can be utilized as a basis for planning decisions relating to the residential, commercial and industrial land use elements of the forthcoµling plan. In some instances 1980 Census data was utilized as these were the latest available data which documented certain socio-economic aspects of the Township's population. Specific data from the recent 1990 Census will become available in the 1991-1993 period. (' ' Re~onal Settin~ Brighton Township is located in the eastern most tier of townships in Livingston County adjacent to the developing townships to the east in Oakland Country. In recent years Livingston County has recorded a substantial rate of growth as evidenced by the fact that the County population increased from 38,233 in 1960 to 58,967 in 1970, and to 100,289 in 1980. In 1990, population is 114,517. By Year 2010 a total of 169,421 people is expected to be living in the County. 14 One major reason for this surge in development was the completion in the 1960's of the 1-96 Freeway which connected the Brighton area to the Detroit Metropolitan Area on the east and to the Lansing area on the west. As a result of the presence of this freeway, people for the first time could reside in Livingston County and be within a reasonable commuting distance of the major Detroit area employment centers in Oakland County and in the City of Detroit. Growth also began emanating into Livingston County '· north of the 1-96 Freeway along M-59 as development moved in a westward direction out of the City of Pontiac along this growth corridor into Livingston County. Additionally, growth in the southern portion of Livingston County began to occur as a development spilled northward out of Ann Arbor area along the U.S. 23 Freeway corridor and leap frogged into Livingston County. Upon the completion in 1989 of 1-696 through Oakland 1990 Adjusted Census Count, January 1991; Year 2010 population estimate from Livingston County Databook, March 1991. 14 28 �. 9 County, a major crosstown freeway now connects Llvingston County with Macomb County and Oakland County. With the emergence of these growth corridors, Llvingston County is now recognized as one of the major growth counties in the State. In this context, as will be documented in more detail later, Brighton Township recorded the sixth highest level of growth among the 20 local municipalities in Llvingston County during the decade of 1980-1990, experiencing an increase of 3,593 persons (32%), far ahead of the 1,765 population increase in Hamburg Township, the_second highest ranking community in Llvingston County in terms of an increase in population. Employment Trends in Livin~ston County The employment trends within Llvingston County indicate that the County has generally experienced healthy economic conditions during the years 1981-1990. As documented in Tables 4 and 5 the rate of unemployment of Llvingston County residents has dropped from a high of 7.2 percent in 1985 to 5.9 percent in 1990. Additionally, employment jobs within the County increased by 16.9 percent during this six year period from 47,700 to 55,775 employees. 15 It is evident that employment opportunities in the County have increased faster than the County's labor force since that time. Therefore, although Llvingston County is now primarily a bedroom community, if these trends continue it is quite possible that in the future there will be a balance between employment positions within the County and the number of County residents who are employed. Work - Travel Patterns In 1980 Llvingston County was primarily a bedroom community. That is, a significant number of Country residents were employed elsewhere and commuted outside of the County for purposes of employment. Reflective of this fact is that in 1980, a total of 53.8 percent of the employed residents of Llvingston County worked in another County, up from 41.1 percent in 1970. Data in Table 6 present the county of employment of the employed residents of Llvingston County in 1980. These commuting patterns document some noteworthy trends. A net total of 19,866 Livingston County residents worked outside of the County of the 36,926 County 15 Michigan Employment Security Commission, February 1991. 29 �L - - C, .) C.7 I. ' ... .: ============================================== AVERAGE ANNUAL CIVILIAN LABOR FORCE NUMBER AND UNEMPLOYMENT RATE =============================================================================================================================================== Labor Force 1985 Uneq:>l Rate 1986 Labor Uneq>l force Rate 1987 Labor Uneq>l Force Rate 1988 Labor Uneq:>l Force Rate Labor force 1989 Unenpl Rate Labor force 1990 Uneq>l Rate =============================================================================================================s================================= TO,jNSHIPS Brighton 5550 1050 Cohoctah Conway 825 Deerfield 1100 Genoa 4400 Green Oak 5100 Hantiurg 5750 Handy 2025 Hartland 2850 Howell 1775 Iosco 700 2025 Marion 2050 Oceola 2700 Putnam Tyrone 2825 Unadilla 1300 -. - --- -------- . - -...... CITIES Brighton City 2300 3400 Howell City 6.2X 10.7" 9.8X 8.1X 8.4X 7.0X 5.5X 11.3X 5.0X 6.0X 8.3X 7.6X 6.8X 7.4X 6.2X 8.4¾ 5775 1075 850 1150 4575 5300 6000 2100 2950 1850 725 2125 2150 2800 2925 1350 5.4" 9.3" 8.4" 7.0X 7.2X 6.1X 4.8X 9.8X 4.3X 5.2X 7.2X 6.5X 5.8X 6.4X 5.4X 7.2X 5975 1125 875 1175 4725 5475 6225 2175 3075 1900 750 2200 2225 2900 3025 1375 5.2X 8.9X 8.1X 6.8X 6.9X 5.8X 4.6X 9.4X 4.2X 5.0X 6.9X 6.3X 5.6X 6. lX 5. lX 6.9X 6275 1175 925 1250 4975 5750 6525 2275 3225 2000 800 2300 2325 3050 3200 1450 4.9l 8.4X 7.7" 6.4X 6.6X 5.5X 4.3X 8.9X 3.9X 4.7" 6.6X 5.9X 5.3X 5.8X 4.9X 6.5X 6575 1225 975 1300 5175 6000 6825 2375 3375 2100 825 2400 2425 3175 3325 1525 4.3" 7.5X 6.8X 5.6X 5.8X 4.9X 3.8X 7.9X 3.5X 4.2X 5.8X 5.3% 4.7" 5. 2X 4.3% 5.8X 6500 1225 975 1275 5150 5950 6750 2350 3325 2075 825 2375 2400 3150 3300 1500 5.1l 8.8X 8.0X 6.7" 6.9X 5.8X 4.5X 9.3X 4.1X 5.0X 6.8X 6.2X 5.5X 6.1X 5.1X 6.8X 6.0X 8.7" 2400 3525 5.2X 7.5X 2475 3650 5.0X 7.2X 2600 3825 4.7" 6.8X 2725 4000 4.2X 6.1X 2700 3975 4.9X 7.1X 7.2X 49575 6.2X 51350 5.9X 53925 5.6X 56325 5.0X 55TT5 5.9X ·- -- ---- . - .. - .. ---- --- .. --- ..... --- . - -- -- .. - -- --- .... -- --- -- -- -.. -- - ---- -- --- -- --- --- ··-- -- ---- -- ... -- --- -- -- -- --------- ...... -- --- --- -- - COUNTY TOTAL 47700 ======-----------==-----=====--==--===================-===========-==-=---===-================================================================= SOURCE: Michigan Enployment Security Coomlsslon, 2/91. g ~ ~ �TABLE 5 TRENDS IN PRIVATE SECTOR EMPLOYMENT AND CIVIl..IAN LABOR FORCE LIVINGSTON COUNTY, MICIDGAN, SELECTED YEARS 1977 - 1987• 1977 1987 Civilian Labor Force 24,875 51,350 Employment 23,250 48,320 6.5 5.9 12,154 23,861 3,911 6,421 Construction (Contract) 568 1,731 Transportation, Communication and Utilities 290 363 Wholesale Trade 424 1,366 3,394 5,583 838 1,716 2,540 6,461 189 37 Rate of Unemployment Total Private Sector Employment Manufacturing Retail Trade Finance, Insurance and Real Estate Services Other Industries • Data for Civilian Labor Force, Employment and Rate of Unemployment is by Country of residence. Data source is Michigan Employment Security Commission. Data documenting private sector employment is by County of employment. Data source is U.S,. Bureau of the Census, County Business Patterns (1977 and 1987 editions). 31 �1960 Cc»iHUTER DESTINATIONS AHONG PERSONS IIEPORJING THEIR PLACE Of UORK REPOlllED ~K PLACES OUlSIDE LIV. COUNlY 1960 1960 LABOR fOIICE REPOlllED WRK PLACES I BY COUNlY Of DESTINATION IN LIV. COUNJY OUJSIDE LIV. COUNTY I LABOR IREPOIIJING WRK PLACES I Other Hacoob llashtenaw Geneaee Oakland llayne X FORCE I Reported No Report I I I •=•caaa:aaa~:a::a:&::aa=a••========•:;;::a:::aaaaa::•==•===================•=====================•=•==•====•===•==============•=====••====••=•••acaa• a•• lWNSHIPS l.1X 17.5X 1.71 4681 271] 40.2X 1.8X lrlghton 206 1852 41.41 l5.9X 4475 61.11 l0.6X 4.lX 6. 1X 1]80 o.ox Cohoctah I Conway 66.4X 21.6X 1511 916 510 37.0X 35.5X 111 Conway (&ee Cohocteh) 5.9X 28.71 4.51 266] ]1.6X O.lX Deerfield I Oceola 2509 29.0X 154 1414 57.21 1159 46.2X 0,6X ]69] ]]98 19.1X 4.8X Genoa JO.OX 1.2X 295 1712 50.4X 1567 46.1X 44.2X 30.5X o.ox 2.4X Green Oak 1.ll 4260 3985 l2.9X 2918 28.11 37.71 275 1111 71.71 0,8X .0.5X 1.ax ]].OX 61.71 Harilurg 11.5x 4892 4]4 2860 2l.6X 4458 1472 64.2X o.ox 2.4X 19.lX 162] 2l.8X 5.2X Handy I fowlervllle VII. 1294 85.lX 420 14.lX 1517 106 27.71 5.lX 2.9X o.ox 7.71 51.9X Hartland 2411 2150 820 l8.1X l2.1X 281 1127 52.4X o.ox 4.9X o.ox 18.BX 35.5X 40.71 Howell 1510 1472 18 1027 69.8X 425 28.9X 0.5X 44.9X 0.71 27.71 lo1co I Unadilla 1647 20.0X 6.2X 1475 1a.ax 817 56.71 172 5n o.ox 28.71 o.ox Marlon 1678 7.2X 857 586 4l.8X 21.0X 1118 140 64.1X 4l.2X Ocaola (1ea Deerfield) Putnam I Pinckney Vil. 2268 o.ox n.ox 1.2X 1.lX 2158 110 677 :u.4x 1468 68.0X n.5X 7.0X ]1] Tyrone 22]6 58.8X 2'11 18]1 2l.2X 1.7X 2.71 2.lX 14.0X 175 81.9X 11.4X Unadilla (1e1 Iosco) , , CIJ IES C. of Brighton C. of Howell LIVINGSTON CCONIY • lotala do not w IUII 2001 2812 1 1 1707 2668 294 I 164 1 909 2097 51.lX 78.6X 821 582 40101 I 36926 1115 I 17264 46.8X 19866 to 100X due to the 5&"'11• designs used by the Bureau of the Census 1-JSOJRCE: U.S. Bureau of the Census 6/86 I I 1.2X 26.ll 1.2X 27.71 1.2X o.ox 18.6X 1.2X 6.71 1.2X 20.ax 5l.8X I '26.5X 26.1X 1.0X 27.6X 8.lX 5,IIX 48.2X 21.BX 1.2X ~ ~ °' �residents who were reported employed. The primary counties of employment of the 19,866 employed Livingston County residents who worked outside of their County of residence were Washtenaw County (27.6%), Wayne County (26.5%), Oakland County (26.1 %), Genesee County (8.3%) and Macomb County (1.0%). It is evident that many persons moved into Livingston County and maintained their place of employment in their previous county of residence. This situation would suggest that many people are willing to reside within Livingston County and generally commute further to work rather than move and live closer to their place of work in another county. Thus, Livingston County has established itself as a desirable area in which to reside. There is a distinct trend of workers with middle and upper incomes to want to live in a rural, country style environment. Comparable statistics available for Brighton Township, reveals that in 1980 there were 4,475 reported employed residents in the Township of whom 2,733 (61.1 % ) worked outside Livingston County, principally in Oakland County (40.2%), .Wayne County (35.9%), Washtenaw County (17.5%), Macomb County (1.8%), and Genesee Country (1.7%). It is clear that the employed residents of Brighton Township are not solely dependent upon employment opportunities within Livingston County and will migrate into Brighton Township for a place of residence even though a greater commuting distance to their place of employment may be required. Socio-Economic Characteristics of Brighton Township Residents Industry of Employment The residents of Brighton Township are heavily reliant upon employment within the manufacturing sector, even more so than the State labor force which is dominated by the automotive industry. In 1980, 31.6 percent of the Brighton Township residents were employed in manufacturing industries compared to 32.1 percent in Livingston County and 30.1 percent in the State of Michigan. 16 A further analysis of the employment patterns of the Township residents can be undertaken by computing the Coefficient of Specialization which compares the proportion of the Township residents employed within specific industries with the proportion of the Bureau of the Census, 1980 Census of Population., Michigan. General Social and Economic Characteristics. (1980 edition). 16 U.S. 33 �-. State of Michigan labor force which is employed within the same industry. Mathematically, the Coefficient of Specialization is defined as follows: ~ s ~ = .Ei Et Where: S = Coefficient of Specialization ei = Number of Brighton Township residents employed in a certain industry. et = Total number of Brighton Township residents who are employed. Ei = State employment in the ith industry. Et = Total employment throughout the State. If S is greater than 1.00 then the proportion of the Brighton Township residents who are employed within that specific industry is greater than the proportion employed in the same industry throughout the state. Similarly, if S is less than 1.00 then the proportion of Brighton Township residents who are employed within that specific industry is less than the proportion who are so employed throughout the state. The Coefficients of Specialization for the employed residents of Brighton Township in 1980 are documented in Table 7. As indicated, the Coefficient of Specialization for the Construction and Wholesale Trade Industries was high, being 2.17 and 1.92 respectively in 1980. This means a higher percentage of Township residents are employed in those categories than residents of the State of Michigan as a whole. In all other industries, except the Transponation, Communication and Utilities Industry and Public Administration sector, the Coefficient of Specialization for Brighton Township residents was less than 1.00. Level of Income Probably the most imponant criteria of the economic well-being of the residents of a community is the level of income. Data in Table 8 document the level of per capita income in 1985 and the 1980 level of median family income, the latest year for which such data are available, for the local units of government in Livingston County. Based upon available data, the 1985 per capita income level for Brighton Township residents of $14,368 (up from $5,240 in 1970) was highest of any locality in the County and substantially greater than the County-wide per capita income level of $11,760. In terms, of the median family income, Brighton Township also ranked highest among all local municipalities with a median family income level of $31,830 in 1980 (up from $12,666 in 1970). The Livingston County median family income in the same year was $26,339, substantially less than the level in Brighton Township. 34 �One reason for the relatively high level of income of the Brighton Township residents is the fact that 27.7 percent of those who were employed were in the highest paying occupations of Managerial and Professional Specialty Occupations compared to 23.8 percent throughout Livingston County. In 1970, the respective percentages were 25.0 and 20.6. Thus, even though there is a heavy reliance upon the manufacturing industries for Brighton Township residents it is evident that those who are employed therein generally work in the higher paying, white-collar positions. Table 7 COEFFICIENT OF SPECIALIZATION EMPLOYED RESIDENTS OF BRIGIITON TOWNSHIP, 1980* Industzy Construction Number of Employees a Coefficient of Specialization 280 2.17 1,530 1.04 Transportation, Communication and Utilities 190 0.68 Wholesale Trade 336 1.92 Retail Trade 882 1.11 1,909 1.39 Finance, Insurance and Real Estate 315 1.33 Public Administration 116 0.56 Manufacturing Services Other Industries b _ill Total 4,845 7.0 • Analysis by Brandon M. Rogers & Associates, P.C., April 1990, based upon comparison of proportion of Brighton Township labor force in various industries compared to the proportion of the national labor force employed within the same industries. a. U.S. Census Bureau of the Census, Census of Population. General Social and Economic Characteristics, 1980 Edition. b. Other industries include agricultural and related industries, and mining industries. 35 �TABLE 8 1985 PER CAPITA INCOME LEVEL AND 1980 MEDIAN FAMILY INCO:ME LEVEL LOCAL MUNICIPALITIES IN UVINGSTON COUNfY Local Municipalitv 1980 Median Familv Incomeb $ 23,429 Village of Fowlerville 8,776 17,128 City of Howell 11,457 21,905 9,533 22,404 14,368 31,830 Cohoctah Township 9,410 23,886 Conway Township 9,832 24,420 Deerfield Township 10,584 24,271 Genoa Township 12,908 27,171 Green Oak Township 11,174 26,853 Hamburg Township 12,714 26,652 Handy Township 8,998 22,095 Hartland Township 12,657 30,905 Howell Township 10,214 25,669 Iosco Township 10,686 26,507 Marion Township 9,922 27,624 Oceola Township 10,709 25,669 Putnam Township 10,546 23,488 Tyrone Township 13,155 30,281 Unadilla Township 9,849 22,723 Livingston County 11,760 26,339 Village of Pinckney I t . a 12,317 City of Brighton , ..,, 1985 Per Capita Income BRIGHTON TOWNSHIP $ a. U.S. Bureau of the Census, Population Estimates and Projections, Series P-25 (January, 1989). b. U.S. Bureau of the Census, 1980 Census of Population and Housin~. Census Tract Data for Detroit, Michigan SMSA (1980 edition). 36 �Housin~ Values As would be expected, there is a strong correlation between housing values and the level of income in a community. This is evidenced by the fact that the 1990 median value of owner-occupied housing units in the Southeast portion of Livingston County (i.e., Brighton Township, City of Brighton, Green Oak Township, and east 1/2 of Genoa and Hamburg Townships of $117,000 (up from $110,500 in 1979) also was significantly higher than the 1990 Livingston County median value of $103,000. Again, in this criteria, as in those measuring income, Brighton Township ranked among the first among local municipalities in the County. (See Table 9) Thus, it is apparent that the residents of Brighton Township are characterized by having relatively high incomes and living in higher valued homes when compared to other local municipalities in Livingston County. For planning purposes such a situation would suggest that such an area would be likely to attract additional new housing as it is easier to sell new homes in areas which have an established patterns of high quality development than in other areas in which no such trend has been established or in areas of lower valued homes. It is noted that as home prices escalate, there may be a gap created with expected family income levels, and households with lower incomes will be limited to buying ~xisting homes or be priced out of the market completely. 17 Livin~ston Countzy Population Trends In addition to the residents of Brighton Township having the highest levels of income and the highest valued homes of any local municipality in Livingston County, the Township has also been the fastest growing community in terms of population increase in Livingston County since 1970. Data in Table 10 document the population trends of local municipalities in Livingston County during the years 1840-1990. During the 20 year period. 1970-1990, the population increase of 8,933 persons in Brighton Township ranked it second highest in real growth among all units of government in the County. Hamburg Township grew by 7,602 persons during this period. Brighton Township's population increase of 3,593 persons from 1980 to 1990 again represented the second largest (next to Hamburg The Relationship of Housing Sale Price and Household Income in Livingston Countv, Livingston County Planning Department, Working Paper, March 1990, p. 21. 17 37 �-. TABLE 9 1989 AND 1990 HOUSING SALE PRICE CHANGE: IN J.£DlAN AND AVER.AGE: VALIJES co .......- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - , 120 r • I ,_ ;• - o- no Q~ -c 0 ~ Median •• 11 je ... 100 90 Central Median <=----------------1 80 ~.- - - - - - - - - ~ - - - - - - - - - - - - : - - - - - - - - - - 1989 1990 1989 SAMPIL 1990 TOTAL SAL£S ----- 1989 AHO 1990 SALE PRlC; C:O.AllSON ---- , COJNTY AVERAGc COJNTT MEDIAN NU!BEJI Of SALES SQJTHE.AST AVERAGE MEDIAM NUIBEll Of SAL!S 9 L.C.P.C. 1/91 , •1989 aw --1990 S105 ,600 629 S114,ZZ2 S103,000 1222 S91,2S0 sa1,000 NA sa1,000 261 $96,000 CSITRAL AVERAGE Cl:!ITRAL M£D 1AM NUMBER Of SAL!S SQJTHE.AST -- S119, 000 S110,500 NA WWWFd"P'F--===zsm-zm ffl,680 S12S,.330 S117, 000 -5n Central Livings:on • The City of Howell, H-ll Twp, Marion TIOp, The East 1n of Conoct.an Twp, The \lest 1n of Onrlield, Oceola, ' - Twps. Southeast Livingston • The City of Brighton, Brighton TIOp, The East 1/2 of GeN1a and Halilurg TIOp&. (inen 0alt Twp, SOJRC;: LIVINGSTON COJNTT IIJLTl·LlSTINGS DATA L!MITATl011S: Don not include sales !lade thr-oug/1 non-participating rHl tors or i na!vicaials. Does not incl I.de uiles by rHl tors outside of Livingston Cou,ty. 38 �========-------============================== HISTORICAL POPULATION PROFILE BY COHHUNITY ===========================================================================================================================================---------------====1840 1850 1860 1870 1874 1880 1884 1890 1894 1900 1904 1910 1920 1930 1940 1950 1960 1970 1980 **1990 =============----=-===================================================================================== =========================-----------------------=---=TOUNSHIPS Brighton Cohoctah Conway Oeerf ield Genoa Green Oak Hanburg Handy Hartland Howell Iosco Harion Oceola Putna11 Tyrone Unadilla 786 247 141 440 504 764 602 158 570 321 395 345 523 597 394 643 1015 544 460 882 754 941 895 484 996 1155 645 873 960 977 867 1027 1186 857 764 1017 878 944 996 905 1206 1063 770 682 1128 1215 1144 1117 1439 1177 1019 1128 991 994 907 1306 1159 2563 904 1111 1013 1361 1222 1041 1737 1144 1029 1043 921 938 887 2144 1105 2813 943 1162 1018 1213 1166 1066 1793 1276 1344 1152 1008 1002 919 2301 1250 3250 1018 1255 1022 1294 1273 1094 1788 1244 1341 1086 1001 957 945 2225 1171 3194 916 1218 973 1326 1148 1035 935 1286 1298 1072 916 817 918 2103 1049 1001 947 1146 914 793 1076 1010 837 1283 1264 1025 912 831 870 1121 1021 970 894 1055 879 716 970 940 724 1340 1206 898 843 770 876 1023 969 937 908 1018 865 701 911 930 681 1203 1121 859 793 677 840 1042 897 832 805 947 803 671 829 923 1402 1152 1104 816 762 691 701 1849 830 784 753 940 758 1118 829 909 1337 1113 931 771 682 692 641 1921 760 738 668 1071 752 922 737 835 654 1057 929 695 746 674 662 891 856 774 581 1315 785 495 823 861 927 976 965 789 901 1049 901 941 733 728 663 1396 790 602 920 907 1645 1015 899 919 1066 1837 1713 963 1098 984 662 1572 1030 830 1039 1078 2875 1160 978 1149 2402 4631 3189 1216 1436 1540 705 1740 1453 1471 1523 1216 5882 11222 1454 2436 1160 1722 1734 2611 4800 9261 7598 10802 5481 11318 1578 2392 2630 6034 2426 3999 817 1436 2668 4754 2496 4175 2433 4253 3437 6077 1793 2874 14815 2693 1818 3000 10820 11604 13083 2840 6860 4298 1567 4918 4825 4580 6854 2949 --------------------------------------------------------------------------------------------------------------------------------------------------------------· CITIES I VILLAGES c. of Brighton v. of fowlervll le c. of Howell v. of Pinckney • • • • • • • 757 • • • • • • • • • • • • • • • • • • 741 • • 2387 449 • 812 971 2562 504 781 946 2518 500 777 1014 2450 485 • • • 2338 2951 • • • 1287 1141 3615 433 1353 1118 3748 456 1861 1466 4353 695 2282 1674 4861 732 2457 1978 5224 921 4268 2289 6976 1390 5686 2648 8184 1603 --------------------------------------------------------------------------------------------------------------------------------------------------------------LIVINGSTON COUNTY 7430 13475 16629 19335 20329 22251 21568 20858 20437 19664 18649 17736 17522 19274 20863 26725 38233 58967 100289 115645 =================-=====================================================================================================================•======================= • Date not available. **1990 Preliminary Pre-Adjusted Census Counts, January 1991 SOURCE: U.S. Bureau of the Census State of Hlchlgan Census ~ s;; .... 0 �Township's 1,765 growth) of any local municipality in Livingston County during this nine year period. By comparison, to the east in Oakland County, Milford Charter Township added 1,451 persons in the 1980-90 period, reflecting a 28 percent increase. 18 State Equalized Valuation t 1 There has been substantial growth in State Equalized Valuation (SEV) in Brighton Township. In 1990, the Township ranked first out the of 18 Livingston County localities with a SEV for real and personal of $322,864,100. For comparison, City of Brighton's SEV was $124,308,800, and Hamburg Township, the second highest, was $240,186,700. (See Table I ' l ., 11) For comparison Table 12 reflects 1990 SEV by class of~ property for the Township and ·nearby communities. As a percent of total real property tax base, Table 13 indicates data for Brighton Township. TABLE 13 REAL PROPERTY STATE EQUALIZED VALUATIONS, 1990 BRIGHTON TOWNSHIP* , .. Land Use Type Township SEV Township Percent of Total Livingston County Percent of Total I' Agricultural $ 1,350,500 0.5 5.0 Commercial 20,532,128 6.9 8.9 Industrial 21,020,000 7.0 4.0 256,283,598 85.5 81.9 392,800 0.1 0.1 100.0 100.0 Residential Developmental Total $ 299,579,026 *Livingston County Equalization Department, March 1991. 18 1980 and 1990 U.S. Decennial Censuses. 40 �============-=-============================= SfATE EQUALIZED VALUE (S.E.V.) FOR REAL ANO PERSONAL PROPERTY IN THOUSANDS Of DOLLARS ================================================================================================a==========•====~= TOI.INSHIPS Brighton Cohoctah Conway Deerfield Genoa Green Oak Hanwrg Handy Hartland Howell Iosco Harlon Oceola Putna111 Tyrone Unadilla 1985 1986 1987 $184,546.6 U0,350.8 120,622.0 Sl7,330.4 $130,554.0 1125, 180.6 $154,552.3 145,486.6 184,412.7 $54,983.1 121,404.7 157,753.4 145,193.6 166,038.9 179,960.4 127,950.2 $189,627.6 130,407.6 120,706.5 137,587.4 1132,708.3 1131,520.9 1155,889.1 S45,670.3 $89,408.1 S56,604.1 S21,496.9 156,575.6 $45,6'4.9 167,614.4 183,333.0 128,729.2 1205,237.6 '31,466.5 120,143.9 137,397.5 1146,070.7 $140,662.9 1162,079.8 S46,929.9 S93,344.8 157,579.2 121,603.9 160,696.4 $46,249.1 $69,571.5 $87,545.5 $28,666.7 1988 1231,239.1 '33,314.9 121,371.7 142,663.8 1163,662.7 $157,201.7 $181,854.9 149,648.2 $102,320.1 160,370.3 $22,743.9 167,320.3 S54,264.1 $74,387.0 194,181.1 $30,845.8 1989 1262,264.1 Sl6, 135.6 123,011.9 143,801.6 1189,423.6 $182,503.7 $206,184.9 156,772.9 $120,044.9 168,115.6 $23,677.0 $75,008.2 $62,361.6 182,128.3 1108, 117 .1 $33,358.7 1990 '322,864.1 '38,844.2 124,411.1 149,018.2 1223,009.8 1230,952.0 1240,186.7 165,205.5 1139, 175.5 $77,752.7 $26,852.6 185,197.0 $70,306.7 191,153.2 $115,414.7 $36,188.6 Total Change in Value 85·90 1138,317.5 18,493.4 Sl,789.1 $11,687.8 192,455.8 $105,771.4 185,634.4 $19,718.9 $54,762.8 122,769.6 $5,448.1 127,443.6 $25,113.1 $25,114.3 '35,454.3 18,238.4 Percent Change In Value 85·90 74.9X 28.0X 18.4X 31.3X 70.8X 84.SX 55.4X 43.4X 64.9X 41.4X 25.SX 47.SX 55.6X 38.0X 44.3X 29.SX ---···-------------------·---------------·---·-·--·-·------------------------------------·-------------·-····-···CITIES Brighton City Howell City 172,934.0 177,030.1 S78,217.4 S81,470.2 $85,964.7 188,224.5 194,029.3 $97,020.9 $107,320.4 1106,753.6 $124,308.8 $120,328.5 $51,374.8 S43,298.4 70.4X 56.2X -----------------------------····-··-·-····-·-------------------------··-·--·-·---····-···-···-·····-·-···-------County Total S1,316,284.4 11,355,411.5 Sl,431,455.1 S1,576,640.0 Sl,786,984.4 S2,081,170.0 S764,885.6 58. IX ----------------------------•----------------------a--------------------------=.-----=-----•---------•-••--=-•==-~ Assessed value is 50X of market value. SOJRCE: Livingston County Equalization Department, 1/91. ~ 1--.> ~ ~ ........ �.. l '. TABLE 12 REAL PROPERTY STATE EQUALIZED VALUATIONS, 1990 SELECTED LIVINGSTON COUNTY AND OAKLAND LOCALITIES• Locality Brighton Twp. Agricultural $ 1,350,500 City of Brighton Industrial Residential $20,532,128 $ 21,020,000 $256,283,598 41,546,100 8,908,500 60,484,200 Commercial Developmental $ 392,800 Total $ 299,579,026 I 10,938,800 524,500 207,271,056 Genoa Twp . 3,692,200 20,686,928 7,658,500 174,708,928 Green Oak Twp. 3,406,0 IO 7,322,216 15,305,676 189,273,547 215,307,449 Hartland Twp. 5,737,700 12,800, I 00 728,800 113,913,000 133,179,600 Milford Twp. 8,875,600 22,628,700 23,066,900 176,315,125 230,986,325 • Livingston County Equalization Department, March 1991; Pat Haney, Oakland County Equalization Department, March 1991. a. Refers to land expected to be developed in near future. �It may be observed that the nonresidential tax base comprises only 13.3 percent of total SEV as compared to 36.2 percent for Livingston County as a whole. Clearly the residential base at 86.0 percent is reflective of the predominant land use pattern in the Township. Based upon the foregoing facts and past trends it is clear that the Township will continue to attract high quality residential development. If the Township is to depend on this country style of low-density residential development, it will require careful land use planning to wisely apportion limited Township revenues for needed infrastructure. Urban Land Institute's often quoted standard that is desirable to have a least one third of a community's real estate tax base in non-residential uses does not appear for the Township a required or desired objective to achieve. There are several well planned communities in the region with a residential emphasis (i.e., West Bloomfield Township, Bloomfield Township). It will, however, take effort to maintain the Township's present characteristics and development goals in the future with the obvious urban growth trends of the surrounding region, trends which will require corresponding infrastructure improvements. Population and Housin~ Trends in Bri~hton Township Components of Population Chan~e in Bri~hton Township Before projections of a local municipality's population can be undertaken it is important to analyze the variables of births, deaths, and net-migration which have affected the community's growth in the past. The excess of births_ over deaths over a specified time period is termed the natural increase in population while the differential between the natural increase in population and the total population change in a community during the same time period is the net-migration into or out of the community. Data in T_able 14 document trends in the population of Brighton Township during the 1970-1980 decade which increased dramatically from 5,882 in 1970 to 11,222 in 1980, and to 14,815 in 1990. This increase of 8,933 persons computes to a growth rate of 152 percent during this 20 year period. 44 �·-· TABLE 14 POPULATION TRENDS, BRIGHTON TOWNSHIP 1970-1990 Population ,_-, , ~ I ! •-' 1970 5,882 1980 11,222 1990a 14,815 f''i I, I , , a. Final 1990 U.S. Census count, January 1991. . I Births and Deaths.--The births and deaths attributable to the residents of Brighton Township during the 1979-1989 period are documented in Table 15. Also presented therein are the births and deaths attributable to the residents of the City of Brighton and all the residents of Livingston County, for comparison purposes. During this time period it is computed that the natural increase in population, of binhs minus deaths, in Brighton Township was 975 persons (as compared to 1,422 persons during the 1970-1980 decade). Using this natural increase in population and the previously computed 1980 Township population of 11,222, it is calculated that 3,593 persons moved into Brighton Township r • during the 1980-1990 decade (as compared to 3,875 persons during the 1970-1980 decade). This net migration was computed thusly: 1980 Brighton Township population Natural increase in Brighton Township population 1979-1988 11,222 975 1990 Brighton Township population 14,815 Net migration into Brighton Township 1980-1990 (14,815 minus 11,222 and 975) 3,593 45 �TABLE 15 BIRTIIS AND DEATIIS ATTRIBUTABLE TO RESIDENTS OF BRIGHTON TOWNSHIP, CITY OF BRIGHTON AND UVINGSTON COUNTY, 1979-1989• Year 1979 Briihton T ownshil) Births Deaths 138 52 Ci~ oi'. Brfahton Births Deaths 49 145 Liviniston CQJ.m~ Births Deaths 1,463 541 1980 146 35 113 49 1,462 588 1981 124 36 135 43 1,437 566 1982 130 50 132 41 1,341 570 1983 105 36 133 44 1,337 590 1984 143 44 139 42 1,443 602 1985 110 61 156 58 1,414 676 1986 147 59 136 44 1,469 641 1987 162 61 140 43 1,567 754 1988 139 39 165 45 1,499 643 1989 163 59 182 56 1,578 626 Total 1,507 532 1,576 514 16,010 6,797 • Michigan Department of Public Health, Statistical Services Section, Office of the State Registrar, March 1991. Residential Construction Trends Data in Table 16 document the trends in new dwelling unit construction for the local units of government in Livingston County in 1990. It is evident from these data that the building permits issued for the construction of new housing units in Brighton Township was highest in County. Even though there was a downturn in the number of units as compared with the 1986-89 period when Brighton Township it is expected the Township will continue to be a leader. If conditions conducive to new residential construction continue, such as low interest rates and a strong resale market for existing homes, it can be anticipated that the rate of building activity in Brighton Township will increase over the 1989 level. As of March 1990, seven residential developments totaling 119 dwelling units are under 46 �===================================================---------========= DUELLING UNITS AND PERMITS FOR NEU STRUCTURES BY Cc»IHUNITY: 1990 ==============================================================================================-======== I I 1990 RESIDENTIAL PERMITS ··-------··-·-·-···········l··············· · ········-··············-·····················-·I COMMERCIAL PERMITS I ONE MULTI MANUF. 1990 CENSUS • I·····-····· I FAMILY FAMILY Hc»IES DEMOLITIONS UNITS PERMITS I 1990 ===-=----=--=============== c============================================================== =========== *1990 CENSUS TOUNSHIPS Brighton Cohoctah Conway Deerfield Genoa Green Oalr. Hanburg Handy Hartland Howell Iosco Marion Oceola Putnam Tyrone Unadi Ila 4867 862 581 1053 4033 4242 5079 925 2331 1359 509 1627 1574 1178 2350 1095 175 33 31 42 85 154 160 77 79 36 40 69 67 35 99 39 0 0 0 0 26 0 0 0 0 6 0 0 0 0 0 0 4 0 3 2 0 0 0 48 0 1 N/A 0 0 3 N/A 3 0 0 0 0 0 0 0 0 0 0 1 0 0 0 0 176 33 34 44 111 154 160 125 79 43 41 68 67 35 102 39 5043 895 615 1097 4144 4396 5239 1050 2410 1402 550 1695 1641 1213 2452 1134 34 0 0 0 11 32 4 2 4 4 0 0 0 1 3 0 ··----···-·····························-·······················I··-········ CITIES & VILLAGES I I 0 4 C. of Brighton 2533 I 51 0 58 2591 I 7 V. of Fowlerville 0 140 0 147 1162 2 1015 I 7 I N/A C. of Howell 3405 I 176 0 186 3591 12 2 I 0 V. of Pinckney 0 0 0 2 544 I 542 I 2 ·····-····· ·-·-······················-·-·······-····-··········-················-·-········I·---·-·--·· 1704 101 LIVINGSTON COUNTY 41160 I 259 202 6 42864 I 1249 ==============================================================================L============I=========== --···-············-··-····- * 1990 Census figures are preliminary. Individual townships do not add up to total because of census tract discrepancies. Source: Livingston County Building Department, Southeast Michigan Council of Goverrments ~ ~ ~ ~ �construction in Brighton Township, and 10 other developments totaling 259 units are pending site plan approval. 19 A more detailed and current analysis of the type of housing units built in Brighton Township during the years 1980-1990 is presented in Table 17. It should be noted that none of the 1,902 new homes from which building permits were issued were for multiplefamily developments. There were six permits for two family units. The Township housing industry has recovered from the 1980-82 recession, however there bas been a decline from the 1988 peak year owing to the 1990-1991 recessionary period. It should also be noted that in today's housing market there is a demand for detached home site condominiums. Site condominiums have become popular because they offer the tax advantages of home ownership as well as a hedge against inflation. However, they are usually less costly to purchase than single-family detached homes and development costs are less than for a conventional plot. As will be noted in the Future Land Use Plan there are certain areas of Brighton Township in which multiple-family housing units could be built and not be in conflict with the surrounding land use patterns. At present there are two mobile home parks in the Township: Pine Lodge Trailer Park at 8191 Woodland Shore Drive (46 sites) and Woodland Lake Mobile Court at 8005 W. Grand River Avenue (65 sites). Population Projections The previous analyses indicated that Livingston County experienced significant population increases in recent years, especially during the 1970-1980 decade. Additionally, population projections indicate that the numerical population increases in Livingston County are anticipated to continue to increase during the next 20 years as documented by the fact that the County's population is projected to increase from an estimated 100,289 in 1980 to 140,454 and 169,421, respectively, in the Years 2000 and 2010.20 Since there is a substantial amount of vacant land available to accommodate new residential development in Brighton 9Data from Livingston County Planning Department, March 19, 1990. 1 SEMCOG, Regional Development Forecast: Population, Households and Employment, Communities in Livingston County, June 8, 1990. 20 48 �TABLE 17 RESIDENTIAL BUILDING PERMIT TRENDS BRIGHTON TOWNSHIP, 1978 - 1990• -. .r - ' . l [ ~ . ' Detached Single Family Two Family Multi Family Gross Year JJ.ni1s J.lniis JJ.ni1s Total 1978 248 0 0 248 2 246 1979 183 0 0 183 1 182 1980 48 0 0 48 1 47 1981 21 0 0 21 0 21 1982 8 0 0 8 2 6 1983 30 0 0 30 2 28 1984 44 0 0 44 1 43 1985 110 0 0 110 2 108 1986 204 2 0 206 2 204 1987 291 0 0 291 2 289 1988 320 2 0 322 11 311 1989 223 0 0 223 0 223 1990 166 2 0 168 3 165 1,896 6 0 1,902 0.5 0 146 TOTAL , __ Total (1978-1990) Average 146 • Less Demolitions 29 2.2 Net Total 1,873 144 SEMCOG Annual Reports, 1978-1990, Brighton Township Building Department . February 1991. 49 �• Township and since this community has experienced significant growth in the past, it is evident that the Township can anticipate a substantial increase in population in future years. In communities which have registered steady population trends over a long period of time forecasts of population are rather predictable if no significant changes are anticipated to affect the variables which determine the community's growth trends. However, in the case of Brighton Township it is difficult to determine if the Township will follow the past trends or perhaps experience in growth as is projected for Livingston County. Therefore, several alternative population projections for the Township will be presented, along with the basis for each. Documented in Table 18 are five different sets of population projections for Brighton Township for the time period 1990 to 2010 based upon different premises. The highest population projection for the Township in the Year 2000 resulted when the geometric method was employed. That is, when the Township's percentage increase in population during the 1980-1990 decade was applied to the 1970 Township population and the resultant projection of 23,548 persons in the Year 2010 was derived. The lowest projection for Brighton Township resulted when the same numerical increase in the Brighton Township population which occurred during the 1980-1990 decade (297 per year) was utilized as a basis to project the population growth in the Township during the two following decades. The resultant figure was a population of 21,797 for Brighton Township in the Year 2010. When Brighton Township's population for the Year 2010 is projected on the basis that the Township will have the same proportion of the Livingston County population in the ensuing years as in 1990 (12.42 percent), a projection of 20,916 persons is computed for the Township in the Year 2010. (See also Table 19 for other projections by•Livingston County Planning Commission.) The SEMCOG population projection methodology is based upon an increase of 3,466 housing units during the 20 year period 1990-2010 and a declining household size from 3.07 persons in 1990 to 2.64 persons per occupied housing unit in the Year 2010. This average out to 173 new housing units a year compared to an average annual increase of 123 a year during the 1980 to 1990 decade. The decreasing family size reflects a declining birth rate and the fact that there is usually a lower household size in multiple-family housing units, which can be anticipated to be built in the Township during the next 20 years. 50 �( ' ,.. - . ·--~-. : --- -~ •J • - -.1 TABLE 18 COMPARISON OF VARIOUS POPULATION PROJECTIONS FOR BRIGHTON TOWNSHIP, 1990-2010 Projection Method 1980 1990 e 1995 2000 2005 2010 SEMCOG a 11,222 14,815 15,622 17,845 19,445 21,351 Geometric (Based upon years 1980 - 1990) 11 , 222 14 , 815 16,698 18,649 21,117 23,584 Arilhmalic (Based upon 1980-1990 lime period) b Constant Proportion of Livingston County population 11,222 14,815 16,510 18,272 20,035 21,797 I 1,222 14,815 15,442 17,362 19,006 20,916 11,222 14,815 16,732 19,202 22,262 25,232 11,222 14,815 15,292 17,241 20,039 Consultant Estimate C Livingston County Planning Commission a. d SEMCOG, Regional Development Forecast : Revised June 8, 1990 . Population. Households and Employment, by Minor Civil Division, b . Livingston County Planning Commission, 1990 Livingston County Data Book, February 1991, page I. c. Based upon lhe same proportion of the 1990 Livingston County population . d. Based upon a declining household size and an average annual increase in occupied housing as were built in Brighton Township during lhe years 1980 - 1989. e. Final 1990 U .S. Census count, January 1991. ~- J �=================================== POPULATION FORECAST BY COHHUNITY =================================================================================-=--=============================================z===============------------PERCENT CHANGE IN POPULATION PERCENT Of C<XJNTY POPULATION PRELIH. CENSUS CENSUS* 1980 TO 1990 TO 1995 TO 2000 TO 2005 TO 1980 1990 1995 2000 2005 2010 1980 1990 1995 2000 2005 2010 1990 1995 2000 2005 2010 ====================================2=================2===================================================================================----------==---2s---TOUNSHIPS 11222 32.0X 5.4X 9.8X 11.2X 12.8X 12.5X 12.7" 12.6X 12.6X 14815 15622 17845 19445 21351 14.2X 9.0X Brighton 2436 2693 2804 10.6X 4.1X 11.5X 2.4X 2.3X 2.2X 2.2X 2.lX 2.lX 3153 3481 1885 12.4X 10.5X Cohoctah 2280 5.6X 12.7" 1.7" 1.6X 1.6X 1.6X 1.6X 1.6X 1722 1818 2049 2493 2755 11.lX 9.lX 10.5X Conway 2611 3000 2.6X 2.6X 2.4X 2.lX 2.lX 2.3X 2949 3266 3568 3921 14.9X ·1. 7X 10.7" 9.9X Deerfield 9.2X 9261 10820 11243 12987 14508 16184 16.8X 3.9X 15.5X 11.6X 9.2X 9.4X 9.0X 9.2X 9.4X 9.6X Genoa 11.7" 10.8X 10.0X 11.lX 11.0X 10.8X 10.5X 10802 11604 14109 15489 16582 7.4X 21.6X 7.5X Green Oak 17829 9.8X 7.1X 11318 13083 13690 15552 17006 Hanilurg 18502 15.6X 4.6X 13.6X 8.8X 11.lX 11.lX 11.0X 11.1X 11.0X 10.9X 9.3X 2192 2840 2971 1329 4033 18.7" 4.6X 11.0X 2.4X 2.5X 2.4X 2.4X 2.4X 2.4X Handy 1612 12.0X 9.1X 6860 ,iV' 7469 6034 6.0X 5.9X 6.0X 6.lX 6.5X 6.8X Hartland 8817 10070 11600 13.7" 8.9X 18.0X 14.2X 15.2X 3999 4298 4784 501 6010 6744 7.5X 11.lX 11.8X 4.0X 3.7" 3.8X 3.9X 3.9X 4.0X Howell 1l.5X 11.0X 1416 1567 1861 2140 2404 2746 9.1X 18.8X 15.0X 1.4X 1.4X 1.5X t.sx 1.6X 1.6X Iosco 12.3X 14.2X 4754 4918 5738 6599 7408 8401 3.4X 16.7" 4.7" 4.3X 4.6X 4.7" 4.8X 5.0X Marlon 15.0X 12.3X 13.4X 4175 4825 5277 6040 7602 15.6X 9.4X Oceola 6737 14.SX 11.5X 12.8X 4.2X 4.2X 4.2X 4.JX 4.4X 4.5X 4253 4580 4940 6985 Putna111 5634 6264 7.7" 7.9X 14.0X 11.5X 4.2X 4.0X 4.0X 4.0X 4.1X 4.1X 11.2X Tyrone 6077 6854 7493 11281 12.8X 8729 9877 9.lX 16.5X 14.2X 6.1X 5.9X 6.0X 6.2X 6.4X 6.7" 1l.2X 2874 Unadilla 2949 1069 3443 3812 4211 2.6X 4.1X 12.2X 10.7" 11.0X 2.9X 2.6X 2.5X 2.5X 2.5X 2.5X ~ ~ to ----·-------·-------------------------------------------------------------------------------------------------------------------------------------------------CITIES AND VILLAGES 4268 c. of Brighton v. of Fowlerville 2289 6976 c. of Howell 1390 V. of Pinckney 5686 2648 8184 1603 5983 2588 8708 1476 6316 2637 9144 1623 6499 2703 9621 1763 6675 2769 10025 1900 ll.2X 15.7" 17.lX 15.3X 5.2X -2.lX 6.4X ·7.9X 5.6X 1.9X 5.0X 10.0X 2.9X 2.5X 5.2X 8.6X 2.7" 2.4X 4.2X 7.8X 4.3X 2.lX 7.0X 1.4X 4.9X 2.3X 7.1X 1.4X 4.8X 2.1X 7.0X 1.2X 4.5X 1.9X 6.5X 1.2X 4.2X 1.8X 6.lX 1.1X l.9X 1.6X 5.9X 1.1X --------------------------------------------------------------------------------------------------------------------------------------------------------------LIVINGSTON CWNTY 100289 115645 124823 140454 153907 169421 15.lX 7.9X 12.5X 10. lX 9.6~ 100.0X 100.0X 100.0X 100.0X 100.0X 100.0X -------------------------------------------------===-===--==-==--=-----------============================--===========-===-----------------=--------a-~---22--- • 1990 Preliminary Pre-Adjusted Census Counts, January 1991. 8:4COG Sma 11 Area forecast, Version 90. N •• �The Consultant's estimate is based upon an average annual increase of 200 new housing units a year during the 1990-2000 decade, up from the rate which prevailed during the 1978-1990 period (144/year) but less than the 217 /year rate during the 1985I , 1990 period, and then an increase to a rate of 225 housing units per year during the 2000-2010. The declining family size as projected by SEMCOG through the Year 2010 was also used. This methodology yielded a population projection of 23,942 persons , \ compared to SEMCOG's projection of 21,351 persons in the Year 2010. (See also Table 20 for a housing unit projection based upon the Consultant's population estimate.) Thus, the population projection utilized in this study is primarily based upon the 1980-geometric trends within the Township. The SEMCOG projection can be considered a moderate projection. That is, Brighton Township's population is projected to be 23,942 persons in the Year 2010, but if lower, not be expected to be less than l - 21,351. It should also be reiterated that SEMCOG's Small Area Forecast, Version 90 foresees a growth of 21,351 population for Brighton Township by Year 2010. One other consideration should be examined in relation to Brighton Township's population projection. As noted, the Year 2010 projection is based upon a decrease in the household size from 3.07 persons in 1990 to 2.64 persons per household. in the year 2010. Also, the average household size throughout Livingston County in 1990 was 2.88 persons per occupied housing units, down from 3.15 persons per occupied housing unit in 1980. These data clearly indicate a declining household size throughout Livingston ! ' I L. County during 1980-1990 decade. However, if the ratio of persons per occupied housing unit in Brighton Township remained at 3.07 persons until the Year 2010 instead of declining to 2.64 persons per occupied housing unit, as projected, the Township's population based upon the Consultant's estimate would be 29,343 persons instead of 25,233 persons, i.e., there would be 4,110 more persons who would be residing in the same number of housing units. A~e Cohort Projections.--Projections of the number of Brighton Township ',~ residents in the various age categories are represented in Table 21. These projections are based upon a declining family size and a general aging of the Township population as average life expectancy continues to increase. Additionally, the proportion of the Township's population in the school age categories of 5 years to 19 years of age is projected to gradually decline, along with the decrease in the average family size. However, the number of school age children is 53 �projected to increase due to the population growth projected for Brighton Township during the next 20 years. TABLE 20 POPULATION AND OCCUPIED HOUSING UNIT PROJECTIONS BRIGHTON TOWNSHIP, 1990-2010• Person Per Year Population Occupied Housin~ Units Occupied Housin~ Unit 1980 11,222 3,375 3.33 1990 14,192 a 4,600 3.09 1995 15,622 5,332 2.93 2000 17,845 6,269 2.85 2005 19,445 7,127 2.73 2010 21,351 8,066 2.65 • Population per housing unit ratios from SEMCOG, Version 90, Re~onal Development Forecast: Preliminazy Estimates of Population. Households and Employment. Communities in Livin~ston County, June 8, 1990. Forecasts by Livingston County Planning Commission, 1990 Livin~ston County Databoo~ March 1991. a. Final U.S. Census count (January 1991) was 14,815. 54 �• TABLE 21 ~ POPULATION PROJECTIONS BY AGE CATEGORY BRIGHTON TOWNSHIP, 1980-2010• ··111 ,,.,,.., Age Category 198(f 1990 1995 2000 2005 2010 835 1,007 1,087 1,210 1,358 1,489 ~ l Less than 5 years r • ' I_; 5 - 13 years 2,161 2,637 2,727 3,034 3,384 3,734 , ~. 14 - 20 years 1,533 1,881 2,025 2,247 2,493 2,750 21 - 34 years 2,318 3,064 3,463 3,975 4,608 5,223 35 - 44 years 1,938 2,727 3,229 3,783 4,519 5,173 45 - 64 years 1,888 2,654 3,147 3,686 4,364 5,046 65 + 549 845 1,054 1,267 1,536 1,817 Total 11,222 14,815 16,732 19,202 22,262 25,232 ,.., • a. Projections by Brandon M. Rogers & Associates, P.C., February 1991. U.S. Bureau of the Census, Census of Population, 1980. '' Future Commercial Land Use Potential Comparison Shoppin~ Comparison shopping goods are those that are not purchased on a regular basis as necessities are, and include such retail categories as Furniture and Appliance Stores, l . Apparel Stores and General Merchandise Stores. Establishments of these types are usually found in concentrated clusters, central business districts, or shopping centers as they then provide the potential buyer with a selection of goods of a similar type via a one stop shopping trip. There are only a few comparison shopping establishments in Brighton Township, primarily located on Grand River Avenue and Old U.S. 23. However, the major shopping complex in Livingston County, the Brighton Mall and a 55 �new Meijers Thrifty Acres facility are located a short distance away in the City of Brighton. Also the new Boardwalk center at Grand River Avenue and Old U.S. 23 provides convenient shopping, having an Acco Hardware, Arbor Drug, New York Carpet and bank facilities. Also residents commute outside of the County to the Briarwood Mall in Ann Arbor or the Twelve Oaks Mall, West Oaks Shopping Center and Novi Town Center in City of Novi. Based upon the 1989 Township Community Survey, residents indicated that the Novi Area was most frequented, followed by the City of Brighton. In Livingston County there is no comparison shopping center of this type, with Sears Roebuck Store, J. L. Hudson Store, or Penney's Store as its primary tenant. However, it would take more than 200,000 persons, more than the projected Livingston County population of 174,298 in Year 2005, to support one full-line department store of this type with approximately 180,000 square feet of retail floor area. 21 Furthermore, most of the shopping centers of this type are located near major freeway interchanges to provide easy access as draw from a substantial market area. The U.S. 23 Freeway does traverse the entirety of Brighton Township, although there is presently no interchange in the northern portion of the Township. Even if there was, whether a comparison shopping center would locate at such an interchange is questionable. Therefore, based upon a limited market and no prime site, it is the Consultant's conclusion, as it was in 1980 at the time of the previous Plan, that there is no potential for comparison shopping of this type in Brighton Township, and the Township's Future Land Use Plan should reflect this situation. Referring again to the Township Community Survey, over 77 percent of respondents were satisfied with availability of shopping services. There are only a few high quality shopping centers in the Detroit Metropolitan Region. The ·most prestigious and largest is Somerset Mall in the City of Troy. Other shopping centers which sell relatively high quality goods are located in the Rochester area, the Grosse Pointes, in the City of Birmingham and in the City of Livonia. Some have Jacobson's store as their major tenant but others have no key tenants. It is evident by the distribution of these shopping centers that their number is limited and they are located in areas with a substantial concentration of higher income families. While the 21 Based upon expenditure patterns in 1987 and 1987 income levels of the resident population of Livingston County. 56 �. -, level of income of the residents of Brighton Township is relatively high, there are not sufficient dollar expenditures on these types of goods in Livingston County to support a shopping center of this type. Therefore, there appears to be no market for a high quality shopping center in Livingston County. Based upon these trends it is the Consultant's recommendation that no comparison shopping center should be planned for in Brighton Township. The Township residents can meet their comparison shopping needs at the present shopping centers in the County or in nearby areas, as they do today. \ J ! ' I l ~ Convenience Shoppin~ Centers Convenience shopping goods are necessities and, as opposed to comparison shopping goods which are purchased less frequently, are bought on a regular basis, usually weekly. The major tenant in a Convenience Shopping Center is usually a supermarket although sometimes a hardware store or a drug store is the key tenant. This analysis will focus upon the market potential for a convenience shopping center which has a supermarket as its key tenant. Presently, based upon the 1989 Township Community Survey, Brighton Township residents primarily purchase their convenience goods in the City of Brighton, followed in order by the Novi Area; along Grand River Avenue west of the City of Brighton, and along Grand River Avenue east of the City of Brighton. Referring again to the Survey, over 77 percent were satisfied with such services. Convenience Shopping Centers have a drawing radius of about three-fourths of a mile in built-up areas. However, this market area extends further in less densely populated areas such as Brighton Township. Today, it talces from 3,500 to 4,000 families to support a full line supermarket with a l .. retail floor area of approximately 25,000 square feet. 22 In this context, it should be noted that by the Year 2010 the Consultant projected that there will be 9,558 households in Brighton Township, an increase of approximately 4,935 households from the 1990 household level of 4,623. The projection indicates that there will be a sufficient market in Brighton Township itself to support two convenience shopping 22This analysis is based upon the income levels of the residents of Brighton Township, statewide expenditure patterns and dollar sales per square foot of retail floor area in 1987. 57 �centers by the Year 2010. The new growth projected for the 20 year period 1990-2010 is sufficient to support such shopping centers. Therefore, the maximum number of convenience shopping center which should be planned for in the Township's Plan is two. However, the entire total dollar expenditures of the Township residents would be necessary for both of them to be economically feasible. Undoubtedly, some of these potential dollar sales from the Brighton Township residents would be lost to competing establishments in other communities, offset by the influx of dollar sales into Brighton Township. Future Industrial Land Use Potential In 1989, there were approximately 68 acres of land devoted to industrial uses in Brighton Township, 42 acres in light industrial and 26 acres in heavy industrial (this excludes 2,337 acres of the G.M. Proving Ground and 356 acres in the extractive uses in Brighton Township). 23 Most of these industrial firms are also located along Grand River Avenue and Old U.S. 23. There has an increasing amount of industrial development of this type in the Township in recent years. It is concluded that there is potential for industrial growth in Brighton Township if it is the desire of Township officials to encourage this type of development. There has also been industrial development in the adjacent City of Brighton and in Green Oak Township in recent years. It is evident that there is also potential for future industrial development in Livingston County, however, where it will be located is dependent upon many factors. These variables include a proper site size on industrial zoned land, the availability of the necessary utilities and the possibility of assistance under the various industrial development acts in the State of Michigan. Based upon past trends Brighton Township can anticipate continued industrial development in the future. The Township could also seek to develop a market for research and development firms, light manufacturing and testing laboratories and office parks similar to development in and near the City of Ann Arbor. The Township has strategic, visible vacant industrial and office zoned sites along U.S. 23 and I-96 Freeways which are reserved exclusively for such purposed ( e.g., prohibition of residential and ~ownship Existing Land Use/Environ.mental Survey, November 1989. 58 �retail business uses), and could add attractive tax and employment base producing businesses to the Township. From the 1989 Township Community Survey about 45 percent of respondents agreed strongly or agreed somewhat that there is a need for a balanced tax and employment base in the Township supported by commercial, office and light industrial uses. ,' ( ,· il ' ~ .J f' 'I L '·• J ' - 59 �GOALS AND OBJECTIVES Introduction Before a community designs a plan it must first set certain goals and objectives that would define the parameters of its needs and aspirations, and thus establish a basis for plan development. These goals and objectives must reflect the type of community desired and the kind of lifestyle its citizens want to follow, given the economic and social constraints. The primary contributor to gathering information regarding the living patters of Township residents and their attitudes toward present and possible future Township policies \ , is the Community Survey. These findings are incorporated in terms of wants and needs into f "'· general Township goals. Since they influence the nature of plans, their establishment l_, coupled with more specific development objectives, will be an important step to achieving ' the plans themselves. To provide the necessary focus of long range policies and operational statements for action programs a set of goals and specific objectives have be.en determined and are described as follows: Overall Growth and Development Goal: To provide for the orderly and efficient growth and development of land, transportation. and public and private services and facilities in the community. Objectives: 1. Restrict urban development in areas which are not served by public service cost, waste land or are beyond the carrying capacity of the land. 2. Recognize and protect the considerable environmental attractions of the Township of Brighton for enjoyment and utilization of the population. 3. Locate and cause the removal of blight and deterioration. 4. Safeguard sound developed areas from intrusion of land uses and activities of noncompatible character. 5. Periodically update the Township's Comprehensive Development Plan. 6. Provide and enforce up-to-date codes, ordinances and development controls to achieve desired land development. 7. Develop an effective circulation system between and within land use 60 �activities to produce optimum movement of people and goods and utilization of land. 8. Create an awareness of the importance of good design by emphasizing development and performance standards in Township codes and ordinances. 9. Develop and use techniques which symbolize Brighton Township as a desirable community with a separate character. Agriculture Goal: To retain, wherever possible, prime agricultural lands in the Township by protecting them from urban development through the concentration of urban growth. Objectives: 1. Recognize agriculture as an essential economic activity. 2. Maintain agriculture as an environmental asset as well as an important economic resource of the Township through endorsement of existing legislative tools as the Farmland and Open Space Preservation Act and others as made available. 3. Avoid rural-urban land use conflicts by encouraging only very low density, dispersed, residential uses in agricultural areas. 4. Study areas to be retained permanently as productive agricultural lands, and not necessarily as a holding bank for future urbanization. Residential Goal: To provide and preserve adequate and suitable housing, and a desirable residential environment for all Township residents. Objectives: 1. Provide a range of acceptable housing units for all levels of income, variations in lifestyle, and different family sizes. 2. Promote the maintenance and rehabilitation of older housing areas and encourage neighborhood improvement and "in-filling" of unused ares. 3. Encourage the removal of conflicting or undesirable land uses from residential areas. 4. Limit the volume and character of traffic on residential streets. 5. Improve the environmental quality of all residential areas. 61 .l . _)I �6. Preserve residential areas in sound condition. and encourage rehabilitation and renovation of deficient structures. 7. Develop residential density patterns which relate to natural and man-made environmental features. 8. Promote higher densities in areas which are or may be served by public , -' utilities and service investments, such as schools, parks, sewer and water facilities, and reduce wasteful spread and sprawl random development. 9. Discourage strip residential development and recognize the desirability of controlled access to the primary road system. 10. Provide facilities and services designed to stabilize and improve residential areas, including a level of public, semi-public and community facilities consistent with the needs of the residents. 11. Develop incentives to encourage new energy efficient housing construction and other private capital investments in the Township. 12. Improve living amenities in all residential neighborhoods through high standards of housing design and construction. increased privacy and quiet, and access to usable and convenient open space. I '- ~> Commercial Goal: ... The supply of commercial facilities, including office should correspond closely with the demand for such facilities, and the commercial enterprises so located and grouped to efficiently service the needs and desires of the Township residents while at the same time strengthening the Township's tax and employment base. Objectives: 1. Promote and allow the type and amount of commercial operations proved by market analysis, historical performance and consumer desires to be in demand by the population and an overall asse_t_to the community. 2. Encourage the rehabilitation or replacement of obsolete commercial buildings. 3. Encourage variety in commercial product to facilitate optimum customer selection. and competitive, reasonable prices. 4. Improve traffic and pedestrian circulation patterns within and servicing commercial areas. 62 �5. Provide general areas for commercial expansion based on market demand, commercial location standards and effect on surrounding land usage. 6. Remove underutilized, undesirable strip commercial areas from the business zoning classification. 7. Promote the design of commercial areas in compatibility with the primary function of the commercial areas and the particular characteristics of the uses therein. 8. Provide appropriate services to the commercial areas to facilitate their sound development and operation. 9. Enforce strict land use and zoning policies which limit the expansion of harmful strip commercial and control the unplanned location of isolated retail activities. 10. Provide sufficient land for commercial uses based upon a rational plan for commercial development and in accordance with contemporary design standards. 11. Consolidate development between existing commercial centers. Industrial Goal: Encourage the development of industrial areas to provide attractive sites to industrial enterprises which will strengthen the ta.x base and provide a place of employment for area residents. Objectives: 1. Provide climate of economic incentives for new, light industrial establishments. 2. Relocate nonconforming uses out of industrial areas and replan the areas for industrial usage. 3. Provide adequate development and operations controls to insure industrial firm compatibility both within and adjoining the industrial uses. 4. Provide appropriate services to the industrial areas to facilitate their sound development and operation. 5. Provide opportunity for industrial growth and rejuvenation. 6. Designate sufficient land for industrial development to allow a variety of parcel sizes and locations, and to offer firms a range of choice. 63 �7. Encourage well planned and adequately developed industrial areas which ! I provide sites meeting long-term functional needs of industry in an attractive 1..: industrial setting. t··~; 8. Encourage existing industry located in industrially designated areas to I u remain and expand on their present or expanded sites. i"' 9. Encourage the development of new types of industries and those that are ,_• I economically associated with the existing industrial base. ,~ 10. Develop area plans to guide and encourage solutions to problems created by obsolete platting which results in underdeveloped industrial usage or conflicts between adjacent industrial and residential propenies. r .. I Public/Semi-Public Goal: Provide for use public and semi-public areas offering a variety of opportunities for human fulfillment in locations appropriate for their development and utilization. Objectives: 1. Provide public and encourage private community facilities in size, character, function and location suitable to their users. 2. Encourage citizen participation and utilize professional expertise to r. l , .. determine needed and desired public and semi-public improvements. 3. Research methods and manners of providing public and semi-public r ·• l services and choose those most conducive to citizen needs and desires, considering sound budgetary practices. 4. Maintain Township administrative services in efficient, central locations. 5. For Township provided facilities, plan, locate, and provide public areas based on a long range general plan, short range project plans and capital improvements programming. r 6. Assist and guide semi-public and citizen groups in their efforts of providing needed community facilities. c •• Recreation-Conservation Goal: To maintain and preserve sufficient open space and recreation facilities to satisfy the needs of Township residents. 64 �Objectives: 1. Plan a system of active and passive recreational resources for Township residents maximizing use of State, HCMA and local recreational facilities. 2. Employ zoning, subdivision and site plan review regulations to protect the open character of lands unsuitable for development and to encourage residential developers to provide usable open space for property owners or tenants. 3. Encourage the preservation and/or restoration of areas of special natural features, such as trees, forests, natural drainage areas and nature trails. 4. Encourage the development of recreation facilities by private sources, nonprofit organizations and clubs. 5. Encourage good design priorities in the development of all private and public buildings and sites, through site plan review. Transportation Goal: Promote an effective transportation and circulation network within and through the Township. Objectives: 1. Provide an overall plan of thoroughfares to effectively allow the safe movement of vehicles to any area within the Township in the minimum amount of time. 2. Develop a functional system of roadway classifications and standards, consistent with those of the Livingston County Road Commission, to provide sufficient rights-of-way to accommodate the varied modes of travel which are expected to be present in and through the Township in future years. 3. Encourage the separation of through and local traffic in residential neighborhoods and in planned commercial and industrial areas. 4. Provide for the separation of vehicular and pedestrian traffic in shopping areas and places of assembly in the Township. 5. Provide adequate and aesthetically attractive off-street parking areas to serve commercial, industrial and recreation centers in the Township. 6. Encourage improved levels of road construction and maintenance in the Township from the State Department of Transportation. County Road Commission, developers and local resources. 65 �~• r The proposed goals and objectives for Brighton Township are guidelines for the future development of the Township. If the planning program is to be more than a confusion of varied opinions, then it is essential that these goals and objectives be seriously considered. They will help insure an orderly, prosperous and attractive development for Brighton Township. These goals and objectives are suggested as a starting point for Township officials. As the planning process progresses, the goals and objectives may be altered and new ones formed. Thus, the goals and objectives of Brighton Township are flexible and need constant attention. L ,, ··• ' ' 66 �....., ,- • . .. LAND USE PLAN Introduction Many problems which are facing communities today are the result of unregulated r, I • t. .... growth in the past. People were allowed to build on their land as they wished without i~ I • { _; regard for those uses adjacent to them. This has resulted in a mixing of incompatible land uses, wasting of scarce natural resources, and either a lack of services or their provision at high cost. There are locations in Brighton Township where commercial or industrial development are suitable. However, due to the present low residential density in the Township, incompatible land uses are generally spaced at a great enough distance so as not ,~ to be troublesome. As densities begin to increase within the Township, problems could I arise with incompatible land uses. Also, demand has begun to be generated for a public r- sewer system, due to the inadequacy of present septic tanks. However, sewer systems are ! very costly for developing communities having scattered low density population. Future development in Brighton Township, therefore, requires a basic framework in which to grow. .. Urban Land Demand I In order to provide an adequate picture of urban land demand for Brighton l. Township, an analysis of existing land use was undertaken. (See Existing Land Use Study) I. By examining past increases in urban land, or land which bas become developed, projections .,. for the amount of additional vacant land which may become absorbed into the urban land ' classification by Year 2010 can be made. In this manner, the total supply of land for urban uses could be controlled to equal the demand for this land in the Township. This is known as "land market equilibrium." By ensuring that supply meets demand, orderly growth can be achieved, while at the same time maintaining property values. If too much developable land is recommended, urban sprawl and haphazard development could occur with adverse affect on property values. ' ' Urban Land Projections Existing land use acreage for 1967, 1979, and 1989 were available as the result of field surveys. Table 22 provides the figures necessary to project urban land use to Year 2010. Inherent in these calculations is an assumption that the land use trends in the 67 �Township over the recent years can be reasonably expected to occur through the Year 2010. Inasmuch as the years 1967-1989 represents a period of relatively high population growth for Brighton Township, such an assumption would be reasonable. TABLE 22 URBAN LAND PROJECTION, BRIGHTON TOWNSHIP, 2010• Land Use a 1967 Land Use (Acres) b 1979 Land Use (Acres) C 1989 Land Use <Acres) 1989-2010 1967-1989 Land-Use Land Use Change-Acres Increase (Acres) <Per Year) Total 2010 Land Use (Acres) Residential 793 1,319 2,758 1,965 89 1,869 4,627 Commercial 74 138 170 96 4 84 254 Industrial d 271 308 424 153 7 147 571 Public/Semi Public 485 509 473 Rights-of-Way 1,388 1,529 1,692 304 14 294 1,986 Urban Land Total 3,011 3,803 5,517 2,506 114 2,394 7,911 Non-Urban Land Total 18,895 18,017 16,303 2,592 Township Total 21,820e 21,820 (86) 21,906 (12) 473 (0.5) 13,909 (4) 21,820 • Analysis by Brandon M. Rogers & Associates, P.C., June 1990. a. b. c. d. e. Existing Land Use Inventory, Vilican-Leman and Associates, Inc., December 1967. Land Use Survey, Parkins, Rogers & Associates, Inc., December 1979. Land Use Survey, Brandon M. Rogers & Associates, P.C., August 1989. Excludes General Motors Proving Ground property. Reflects annexation of part of Township by City of Brighton. During the last 22 years it should be noted that land used for residential purposes increased by 1,965 acres, or 89 acres per year. This amounted to an 148 percent increase over what was committed to this land use in 1967. Commercial acreage during this same period expanded by 96 acres or about four acres per year, which amounted to nearly 130 percent increase. For industrial, some 153 acres, or seven acres per year in new growth occurred resulting in a 56 percent increase. Public and semi-public land use experienced a net lost of 12 acres. Finally, rights-of-way increased during this 22 year period by 304 acres, or 14 acres per year. This represents a 22 percent increase in the land use category. 68 �• In total, urban land grew by 2,507 acres, or 114 acres per year over this same time period which was an increase of 83 percent from that in 1967. Using the rate of growth cited above, residential land use can be reasonably expected to increase in Year 2010 by 1,869 acres over what it was in 1989. The commercial land projected increase is anticipated to be 84 acres while that for industrial land increase is expected to be 147 acres during this period. Public and semi-public would reasonably experience a modest increase, while rights-of-way could be expected to grow by 294 acres. Urban land is expected to increase by 2,394 or 43 percent over this 21 year period. Thus, by the Year 2010, it can be anticipated that at minimum 7,911 acres or about 12.4 square miles of urban land will be needed (36 percent of Township area). This figure with land I ' . use breakdowns represent the foundation or basis for land use plan development. Urban Land Absorption As a result of the urban land projections for Brighton Township, land use absorption capacity was calculated in five year increments as shown in Table 23. These figures are based on the assumption that the land use in the Township would grow in proportion to what is has over the last 22 years. It also assumes that no new significant factors will influence growth during this period. These figures were also prepared with an awareness of marketing trends present in the Socio-Economic Study. TABLE 23 URBAN LAND ABSORPTION BY FIVE YEAR INCREMENTS BRIGHTON TOWNSHIP, 1989-2010• Use .lW .1225 .2QQQ 2005 2QlQ 2,758 3,292 3,737 4,182 4,627 Commercial 170 194 214 234 254 Industrial 424 466 501 536 571 Public/Semi-Public 473 473 473 473 473 Rights-of-Way 1,692 1,776 1,846 1,916 1,986 TOTAL 5,517 6,201 6,771 7,341 7,911 Land Residential ( - • Analysis by Brandon M. Rogers & Associates, P.C., June 1990. Table based on data in Table 1. 69 �This data can be uses as a "measuring stick" by local officials in determining the progression of Township growth over the next 20 years. These figures also provide a more reference source upon which to base future rezoning decisions for upcoming land use proposals. These figures will also furnish assistance to capital improvements programming by indicating the distribution of land types over a shorter period of time. Plannin~ Principles The Land Use Plan is designed to serve as a guide for future development. To achieve this objective the basic characteristics of a Land Use Plan are: Long-Range - Planning for land development for the next 20 years. Comprehensive - Considering all major types of land use. Generalized - Based upon broad principles of land use allocations and relationships. Flexible - Able to accept changes which do not affect the integrity of the total Plan. Regional -- Encourage coordinated regional development rather than planning in a vacuum. The Brighton Township Land Use Plan is a plan for the Year 2010. The Land Use Plan is also comprehensive. Consideration is given to all major types of land use, such as residential, commercial, industrial, public and semi-public uses, thereby establishing the general character of the area. The Plan is generalized. There is no attempt to design the specific properties as this must await the more detailed analysis associated with an actual development project. The Plan is also flexible. Flexibility is important because economic, social and political influences change community policy. Therefore, the Land Use Plan should be periodically reviewed and updated so as to keep current with change. The Land Use Plan is regional in nature. Brighton Township is the leading growth area within Livingston County. The Brighton Township Land Use Plan has been developed to recognize trends in the region and the Township's particular role in the region. The Land Use Plan must also consider existing development trends in the area, the emerging land use development pattern and other significant landform concepts which will impact upon the choice and arrangement of the land use elements. 70 �• , -;, Brighton Township lies within the "morainal belt" of southeastern Michigan. The topography consist of rolling hills, small lakes, and swamp land. This type of landscape is very desirable from a recreation and residential point of view. With the introduction of new transportation patterns in southeastern Michigan (e.g., completion of 1-696), Brighton Township has achieved a higher degree of regional accessibility. This can only mean added growth for the Township in the future. The City of Brighton was a former part of Brighton Township. Growth and development that is attracted to the City naturally affects the Township. Since the City is mostly built up at the present time, those developers attracted to the area are generally required to look to the adjacent communities. As a result, development is expected to overflow into the Township. Thus, added growth and expansion into Brighton Township , ' is even more imminent. However, particular care must be taken to ensure that the total supply of urban land is controlled, orderly growth can be achieved, and urban sprawl contained. The preliminary sanitary sewer service area (Township area of south of I-96) may dictate certain development patterns for uses not able or desirous of using a septic system or of building a package treatment plant meeting State and County regulations. A general land use pattern is developing in the Township. There are a number of , ·. low density residential uses (single-family dwellings on large lots) in the northern, central ", and eastern areas of the Township. Land subdivision for residential purposes is scattered throughout the Township. Commercial establishments are developing along the Old U.S. 23 and Grand River Averiue corridors. Industrial uses are primarily concentrated south of the 1-96 Freeway and between Old U.S. 23 and U.S. 23 Freeway north of I-96. Future planning efforts must recognize this evolving land pattern. The high concentration of freeways and roadways that traverse back and forth through the center and southern section of the Township create many odd-shaped parcels of land that encourage intensive uses. For example, multiple family, research and development establishments or industrial sites can be planned to take advantage of frontage along the roadways and accessibility and visibility they provide. Another significant landform located in the southeastern corner of the Township is the regional recreational area of Kensington Metropolitan Park which generally encompasses the Huron River and adjacent lands. The new headquarters of the HuronClinton Metropolitan Authority is located here in the Township. Other areas of the Township also lend themse:lve~ to recreation purposes due to unsuitability for development. 71 �Sizable existing uses of land, such as the General Motors Proving Ground, also represent a landform that will influence land planning decisions. Its total acreage is so large a consumer of Township land that it should be recognized as a separate land use planning category to ensure its compatibility as a member of an optimum community environment. Commercial areas should be available to serve the Township's potential population. These commercial uses should be coordinated with existing retail facilities to meet the shopping needs of future consumers. There is an apparent need from the results of the Community Survey for improved shopping facilities such as a department store, more supermarket and family restaurants, and medical services. Some convenient shopping areas should especially be available to the expected concentrations of people in medium and high density residential districts. There are 18 land use classifications proposed in Brighton Township. Each land use is next discussed along with its special locational requirements which provide a rational basis for the Land Use Plan. Land Use Proposals As a result of the analysis, the various proposed land uses have been portrayed on Map 5 (following Page 137) and in Table 24 for each classification. The objective of this analysis is to examine and compare the general characteristics of the various land uses to serve as a basis for future planning implementation. In addition, a comparative reference to Zoning Map district classifications is shown on Table 24. Residential The Land Use Plan is based on an anticipated population in Brighton Township of 25,232 by Year 2010. Residential areas have been delineated to accommodate this population based upon existing lot sizes in already developed residential areas of the community, physical features of the land, likelihood of community sewer and water systems, anticipated range of dwelling types and density of development plus the projected pace of residential development. Seven categories of residential land uses have been proposed which include Country Estate, Country Residential, Rural Estate, Suburban Residential. Single Family Small Estate, Single Family Residential. Multiple Family Residential and Mobile Home Residential. 72 �TABLE 24 ' LAND USE PLAN - 2010 BRIGHTON TOWNSHIP• J Land Use Area (Acres) Percent of Total Zoning District Reference ..J f , 12,440 Residential Country Estate (5 acre) 4,561 Country Residential (2-1/2 acre) 997 Rural Estate (70,000 sq. ft.) 1,091 Suburban Residential (40,000 sq. ft.) 4,494 Single Family Small Estate (1/2 acre) 829 Single Family (15,000 sq. ft.) 282 Multiple Family 68 Mobile Home 118 Commercial Convenience General Office Commercial Industrial Research and Development General Specialized (GM Proving Ground) 57.0 20.9 4.6 5.0 20.6 3.8 1.3 0.3 0.5 CE a CR R-1 R-2 R-3b R-4c RM-1, RT RMH 1.7 366 19 201 146 2,582 0.1 1.0 0.7 B-1 B-2,B-3,B-4~ OS,RO,B-1 0.2 0.9 10.7 SR & D 1-1,NR 1-1 11.8 43 201 2,338 490 2.2 PSP Recreation/ Conservation 3,165 14.5 PSP Rights-of-Way 1,849 8.5 Water Bodies _m 4.3 TOTAL 21,820 100.0 Public/Semi-Public * a. b. c. d. Computations by Brandon M. Rogers & Associates, P.C., June 1991. Proposed new zoning classification to require 5 acre minimum lot size. Presently R-3 District provides for 9,600 sq. ft. minimum lot size if public sanitary sewer and water systems are available, otherwise 15,000 sq. ft. subject to perc test. R-3 District is proposed to be increased to 21,780 sq. ft. minimum lot size. If public sanitary sewer and water systems are available, lot sizes may be 7,800 sq. ft. or larger. Might also accommodate certain office related local business uses. 73 �Country Estate - This land use is composed of those areas of the Township where the principal use is recommended to be farming and residence for those people desiring to live in a farm-like residential atmosphere. The intended purpose of this land extends beyond simple consideration of farmhouses and high quality soils. Providing agricultural land acts as a preservation program meeting a variety of national, state, regional and local objectives. Preservation of farmland conserves energy. Prime soils require less energy to farm than do other soils, and when such lands are maintained near their markets (urban areas), energy is reduced in conserving transportation costs. Furnishing areas for agricultural pr(?duction prevents urban encroachment into rural areas while promoting compact urban development. Sprawl costs money; in saving farmland, sprawl may be contained and cost for the provision of urban services minimized. Farmland preservation also results in the maintenance of open space and natural systems necessary for adequate aquifer recharge areas and wildlife habitats. Agricultural lands can also add to the community's economic vitality. Generally, the tax returns to the community from farms are greater than the service and facility outlays they require. In addition, farming is most always an exporter of goods and importer of income to the community while supporting a variety of related business. Lastly, promoting compact urban development and preserving local agricultural areas contribute to the maintenance of agricultural reserves. Without agricultural land preservation, many farmers would be forced to turn marginal land into production, such action would force the loss of other important resources as woodlots and wetlands. Minimum farm size would be 10 acres; minimum non-farm residential lot size would be five acres. In effect, this land use category is much more than just saving a piece of land or providing a district where agricultural activity is merely tolerated. It is an endorsement and appreciation of the necessity of farming and related activities. In recognizing this land use, it supports compact versus spread and sprawl development, enhancing the local economic base, containing the cost of public services and preserving the quality of the local environment. A total of 4,561 acres, or 20.9 percent of the Township has been allocated to this category. Further, this category provides spacious home sites for residents appreciating country- style living, a desire strongly expressed in the Community Survey. 74 �Areas proposed for the Country Estate category involve the majority of land north of Hyne Road east of U.S. 23 Freeway; and north of McClements west of Old U.S. 23; east of Kensington Road between GM Proving Ground and I-96, and between Hyne Road and Newman Road, westerly of Pleasant Valley Road. To implement this land use recommendation, a new zoning district classification is necessary, i.e., Country Estate District. Countrv Residential - Closely related to the Country Estate residential category is the Country Residential land use category. Objectives of preserving rural atmosphere and farming are observed. However minimum residential lot size is 2-1/2 acre. (CR District zoning) A total of 997 acres, or 4.6 percent of Township is planned for this use. Designated areas are between Hyne Road and McClements Road, between Hunter Road (extended) and west Township limits; along east side of Corlett Road, between Hyne Road and Newman Road; the area at southwest corner of Newman Road and Pleasant Valley Road; and between Newman Road and Spencer Road, Pleasant Valley Road and Kensington Road. Rural Estate - This land is intended for occupancy by those people desiring to live in a semi-rural atmosphere. Again, there is a clear need from the results of the Community Survey for low density, large lot residential development. The Rural Estate category would encourage this type of living. Minimum lot size would be 70.000 square feet or 1.6 acres, or .62 units/acre. (R-1 District zoning) Approximately, 1,091 acres or five percent of the Townships's total land area is allocated for this land classification. This category would also act as a transition zone between the low density residential agricultural land designated in the Township's northern and eastern areas and the Suburban Residential category with its higher residential density. Two areas are proposed for the Rural Residential category. One area incorporates those lands generally located south of Newman Road, north of Skeman Road and east of Pleasant Vallev Road, while the remaining Rural Estate area is found north of Hyne Road between Hunter Road and U.S. ..,,., _.:,_ Suburban Residential - The Suburban Residential classification is intended primarily for single-family homes on large lots which do no need urban services such as community sewer or water. The minimum lot size proposed is 40,000 square feet or .91 dwelling units per acre. (R-1 District zoning) About 4,494 acres, or 20.6 percent of Township is set aside for Suburban Residential land use. 75 �Residents of Brighton Township also indicated a strong desire for preservation of a low density suburban environment in the Community Survey as a planning objective to be pursued. The Suburban Estate category would encourage this type of living. This classification would also be utilized to conserve land from more intensive usage in a manner consistent with the existing and desired residential character of the Township. Brighton Township is not anticipated to have any substantive central sewer or water facilities within the time frame of this plan except for possible service in area south of I96. Normally, lot sizes of less than one acre are not recommended in this instance because individual septic tanks and wells on small lots often do not function efficiently. The low density residential areas proposed incorporate the majority of the existing subdivisions in the Township which are proximate to major roads and the City of Brighton. These areas have also been oriented around feasible future community sanitary sewer service areas. Sin~le-Familv Small Estate - To accommodate a need for an intermediate size residential home site between that recommended for the Suburban Estate and Single Family categories, the Single Family Small Estate category is recommended. Just as concerns expressed for the Single Family category re. septic tank acceptability, this category providing for one half acre minimum home sites is possible only on sites able to provide adequate percolation or which can be feasibly served by a sanitary sewerage system. Areas so designated are located on nonh side of Spencer Road between I-96 and Old U.S. 23 Freeway nonherly of Hilton Road (as extended); and on nonh side of Hilton Road, westerly of Old U.S. 23. Such constitute 829 acres, or 3.8 percent of the Township area. To implement this land use recommendation it is recommended the Township's present R3 District classification be amended to require a minimum lot size of 21,780 sq. ft. Sin~le-Familv - This land use is intended for single-family residential development of relatively small lots of a more urban nature. Minimum lot sizes would be 7,800 square feet with utilities, and 15,000 square feet without utilities. (R-4 District zoning) Space allocated for this use is 282 acres, or 1.3 percent of the Township. Single-Family Residential areas are planned for the southwestern corner of the Township adjacent to Old U.S. 23 near the Brighton City limits and along Grand River Avenue along west edge of the Township. Similarly, it is planned for the central ponion of the Township around School Lake. In the case of the single-family development in the Township, care must be taken to 76 �....--.... determine the precise suitability of the soils for septic tank use. As indicted in the Chapter on Environmental Resources, portions of this area contain some of the Township's poorer soil conditions. Adequate percolation must be established by the County Health Department before any ·urban type development is approved. Although a significant amount of the Township is planned for single-family residential land use, there is no reason why single-family development need be dull and unimaginative. For example, designing single-family units in small groups or clusters reduces lot sizes and increases common open space. The land area gained through the decrease in lot size can be used collectively for a park area available to residents of that subdivision. Another concept which adds flavor to single family neighborhoods is planned unit development. This incorporates a mixture of land uses such as single family housing, multiple-family housing, and common open spaces. This could create a slightly higher '. density than proposed for low density residential and at the same time establish an area with a variety of housing types. These new concepts should be encouraged in future single family development. Multiple-Family - 68 acres, 0.3 percent of the Township area, is proposed for MultipleFamily Residential development. This classification is designed to accommodate higher density residential land uses such as townhouses and garden apartments. An area where Multiple-Family Residential is proposed is south of Grand River Avenue around Pickerel Lake and Woodruff Lake. Development of this area is dependent upon adequate percolation for higher density housing units if a community sewer system is unfeasible. As mentioned previously, the Township's housing inventory should correspond to the needs of its present and potential residents. Certain segments of the population, such as the newly married and retired, find townhouses or garden apartment living most suited to their current needs. therefore, selected areas of the Township are proposed for MultipleFamily Residential development. The area of the Township which is recommended for Multiple-Family Residential is adjacent to existing or proposed intensive land uses of arterials for optimum traffic movement. It is imperative that only economically sound and attractive developments of multiple-family residential housing be allowed to locate within the Township. Brighton Township can exercise numerous land development controls to ensure that development of this type will be an asset to the community. One device is site plan review contained in 77 �the Zoning Ordinance which can be instrumental in controlling the quality of development. This type of review can be conducive to upgrading and increasing property values not only to Brighton Township but also to the developer. Mobile Home Residential - Mobile Home Residential land use, located around Woodland Lake, is also included on the Land Use Plan. One site is found southwest of the Lake, while the majority of designated land is northwest of the Lake. Other sites are at southeast quadrant of 1-96 and U.S. 23 Freeways (a Consent Degree site still vacant), and on north side of Grand River Avenue, westerly of Pleasant Valley Road. These areas, containing approximately 118 acres, are intended to accommodate existing mobile home park development and provide space for some increase of such land use in the Township. These sites are well suited to mobile home residential development. Access to this area is provided off a major thoroughfare - Hacker Road. It is also supported by the fact that there were very limited areas in which mobile home residential development would correspond to the existing character of the general area. Proximity to Woodland Lake further enhances development potential for such land use. Commercial As population increases in Brighton Township, so will the demand for commercial establishments. There will also be commercial growth in the community owing to the convenient access via the freeways and other major roads in the Township. Planning for commercial development must be based on an understanding of the different types of establishments, their locational requirements and the varying needs of their customers. The location of commercial land uses is an important consideration in the Land Use Plan because of their economic importance and their effect on traffic and neighboring land uses. Businesses should be grouped at planned locations in the Township in order to eliminate strip commercial activities. Linear strip commercial developments are outmoded and inappropriate, particularly in a community such as Brighton Township that has attracted many residents due to the rural and open space nature of the area. Strip commercial uses often result in shallow lot development which restricts the amount of desirable parking and loading area and requires shoppers to drive from one store to another, thus adding to the friction produced by traffic movement on the roads, as well as creating problems through increased interfacing with residential land uses. Furthermore, 78 �strip commercial development causes fluctuation in property values along highways because J of its speculative nature, and it also effects the aesthetic value of surrounding development. The Land Use Plan recognizes the need to distinguish between the characteristics of various commercial activities. Commercial land areas are located, therefore, according to their function. Consideration is also given to existing development, but with the intention of discouraging further strip commercial development. About 366 acres are proposed for , -, commercial use on the Land Use Plan. Space is thus provided for some of the diversified, competitive businesses and services sought by the residents as evidenced in the Community t .J Survey. Convenience Commercial - Convenience Commercial shopping is for the daily shopping ( .. needs of residents who live close to the stores. A convenience shopping area is usually anchored by a supermarket and contains a drugstore, laundromat, party store or other similar businesses. A convenience shopping area is proposed along Old U.S. 23 at Hyne Road. Another convenience center is proposed at the intersection of Old U.S. 23 and Spencer Roads. These centers, combined with services provided by the City of Brighton, will serve the convenience shopping needs of residents throughout the Township through the Year 2010. Communitv Shoppin~ - A second type of commercial development normally recognized by the Land Use Plan is a community shopping center. This type of shopping facility generally has a department store of general merchandise store with a cluster of smaller businesses. A community shopping center requires a larger population to serve and good highway access. However, as indicated in the Socio-Economic Chapter, these shopping needs are presently met, are within relatively convenient driving distance, and are anticipated to be met through the Year 2010 by services provided in the City of Brighton, City of Novi and other centers. General Commercial - These businesses serve passing motorists. Such uses include automobile service stations, and drive-in facilities, such as restaurants and car washes, motels and similar uses. The largest concentrations of General Commercial development are proposed along Grand River Avenue and Old U.S. 23. There is already substantial General Commercial development in these areas. 79 �Grand River Avenue, north of Hilton Road, also provides desirable sites for General Commercial development. Motorists wishing automobile service, motel rooms, eating places or other services will be attracted to such locations due to the drawing power of the City of Brighton and its proximity to an interchange with the I-96 Freeway. Office Commercial - The Office Commercial classification is intended to facilitate planned locations for grouped office facilities in an activity area of the Township. This is a preferred method of accommodating the potential need for office space instead of permitting such uses randomly throughout the Township. This classification, however, would permit commercial uses that are compatible with and related to office development subject to site plan review. One area is identified on the Plan for such use, that being located south of Spencer Road, east of Old U.S. 23. Office Commercial development need not have adverse effect on abutting residential uses. Because of this, such uses can be used as a transition between residential and general commercial uses, and between major thoroughfares and residential areas. Industrial Industry requires many special considerations on the part of the community before it will develop into a stable and sound land use. Among the most important prerequisites are utilities, good highways, abundant labor supply, availability of suitable land and proximity to markets. Brighton Township is in a good position to attract industrial expansion. The factors contributing to this are as follows: Fast and easy access via the I-96 and U.S. 23 Freeways for truck transportation, especially if improved interchange access is provided. - Presence of such major roads as Grand River Avenue and Old U.S. 23 traversing the industrial areas. - Availability of suitable land for industrial development. - Expanding labor force through an increase in population. - Proximity to industries in Livingston, Oakland, Genesee, Washtenaw and Wayne Counties. Three types of industrial areas are proposed m Brighton Township: Research and Development, General, and Specialized Industrial development. For the most part, the proposed industrial areas of the Township lie in the southern and south central portions of 80 7 �the community. r .•, r ..., ' Research and Development and Li~ht Industrial - There are 43 acres or about 0.2 percent of the Township consigned to this category. Industrial uses in this context are thought of as "clean" industry of a light, pleasant and nuisance free character. These are typified by small parts fabrication, research and development testing firms, laboratories or electronic firms. The physical appearance of these facilities is characterized by generous front and side yards, attractively designed buildings, landscaping and an overall neat, clean, unobtrusive appearance. These developments have high performance standards and may be clustered in industrial park type settings. Research and Development and Light Industrial land use is planned for the southern portion of the Township on the south side of 1-96 Freeway. In anticipation of an additional freeway interchange with U.S. 23, a second area for Research and Development and Light Industrial is proposed south of Hyne ( . Road, on the east side of Old U.S. 23. Other Research and Development and Light I Industrial areas are along north side of Grand River Avenue between Kensington Road and U.S. 23 Freeway. '; General Industrial - The proposed General Industrial area is primarily located in the southern portion of the Township, south of 1-96, and along Old U.S. 23 between Spencer !. and Hilton Roads. There are 201 acres, or 0.9 percent of Township recommended for this use. Access to the 1-96 and U.S. 23 Freeways is available through several major roads (Pleasant Valley and Spencer Roads) and it lies within easy commuting distance of the Ford Wixom Plant and other industrial uses. It is expected that automobile related industries and suppliers (e.g., Cars & Concepts) will tend to locate in Brighton Township and other outlying areas. Those industries that produce undesirable side effects should be strictly controlled by Brighton Township through use of industrial performance standards. Specialized Industrial - The General Motors Proving Ground (an automobile testing facility) presently occupies roughly 2,338 acres in the northeast portion of Brighton Township, extending to the east into Milford Charter Township in Oakland County. The nature of automotive testing is not such as to be a major income and employment generator -- rather it is a space consuming, specialized type of industrial activity with a very light "urbanizing" influence upon the community. So long as this use remains as such, only a 81 �limited amount of personnel in relation to its large area will be stationed or visiting the site, thus restricting potential in such areas as local service needs and income production. In its present form, the General Motors facility in Brighton township represents a rather stable but limited economic force. Public/Semi-Public For this category, containing approximately 490 acres, the majority of land is already occupied. The Public and Semi-Public uses will be discussed in the Community Facilities Plan Chapter. Public uses include Township offices, parks and schools. Future acreage needs and locations for semi-public land uses cannot be anticipated as these decisions are made by private groups each utilizing their own locational criteria. Certain semi-public uses like churches and cemeteries are shown as they also represent uses commonly included within this category and as their land use implications are generally related to nearby parcels. Recreation /Conservation If Brighton Township is to fulfill its increasing role as an optimum community environment with a full range of community services, recreation facilities are of utmost importance. Identification and preservation is of special importance since Brighton Township is endowed with natural recreational opportunities. The Land Use Plan incorporates an open space network- the Recreation/Conservation classification. It is necessary for a township to have lands available for recreational use, but it is also necessary to have land remain in its natural state untouched by any type of development. The value to the public of certain open areas of the Township is represented in their natural, undeveloped or unbuilt condition. It is recognized that the principal use of certain open areas is and ought to be the preservation. management an utilization of the natural resource base possessed by these areas. In order that this value may be maintained and this use encouraged, the Land Use Plan has established a district designed to regulate the density and location of buildings and structures and the use of parcels and lots, in order to protect and enhance the Township. Such assets are the Township's natural resources, natural amenities, natural habitats of wildlife, watershed and reservoir areas, public recreation areas, and the public health, safety and welfare. In do doing the Township may see a reduction of hardships and financial burdens imposed upon the Township through the 82 �wanton destruction of resources, the improper and wasteful use of open land, wooded areas and the periodic flooding and overflow of creeks and streams. Recreation Conservation areas are of extreme importance to a growing community. Not only do they meet the increasing opportunities afforded by increasing leisure time and are a source of health and pleasure, but also serve as a reminder that man can never put his natural habitat back. Approximately 3,185 acres or 14.6 percent of the Township's total land area is devoted to this category. , ' Rights-of-Way In Brighton Township, 1,849 acres of land were committed to this land use type. Such rights-of-way consist of the U.S. 23 Freeway and 1-96 Freeway, County and local roads, Hyne Airfield, and anticipated additional need of space for rights-of-way generated by future land development. It is recommended, however, that if Hyne Airfield is no longer I ' utilized as an airfield in future years, that it be developed along the lines of Suburban Residential use. Further discussion of future rights-of-way will be presented in the Trafficway Plan. Water Bodies Brighton Township contains many small lakes and various water courses consisting in r .• '·· total area of approximately 928 acres or 4.3 percent of the Township's overall land area. These figures are anticipated to remain relatively constant throughout the time span of the Land Use Plan. Conclusion Several basic influences have guided the development of the Plan: the existing land use pattern, the highway network, the feasibility of utility service areas, urban sprawl containment objectives, environmental limitations, land use proposals of adjacent municipalities and market dictates. However, as indicated in Table 21, more urban land beyond that projected as necessary through the urban land projection technique was provided. This technique is based on the premise of an ideal situation shielded from political, economic and environmental constraints. Its use lies in its function of projecting the minimum amount of land that can reasonably be anticipated to develop over a given period of time. Yet, other factors must be considered in land use plan development which 83 �will influence the amount of land provided. These factors as they penain to Brighton Township include the following: 1. Flexibilit,r. -- Ideally, when locating residential development in a land use plan, the amount of such proposed land use should closely correlate with anticipated population growth. However, it must also be understood that the ideals of land use planning do not necessarily correlate with the realities of zoning. For example, if several vacant areas appear to be competitive for future growth, because of such factors as potentially available utilities, proximity of existing development or good major road access, it is often infeasible from a zoning standpoint (i.e., considering the legal implications to limit growth to one of the areas just because population projections suggest that there will be sufficient land in that area alone to accommodate all future growth. Therefore, additional 2. acreage is necessary to provide a degree of flexibility in future land development. ' Neiihborhood Plannini, - Where appropriate and feasible, the Land Use Plan should encourage neighborhood-size residential developments. The neighborhood unit is an area which has all of the public facilities, services and other amenities required for family living. It is generally characterized by an elementary school or a park as a center. Ideally, no through traffic enters the area. It is thought of as an environment in which children and their parents ( or other age groups in some cases) can move freely and in safety without barriers to their activities. Anticipating sufficient acreage to accommodate viable neighborhood units may increase the amount of urban land provided. 3. Larie-Lot Residential Development. - Much of Brighton Township is suitable for only large-lot residential development so long as septic tanks provide the only means of sewage disposal which requires a larger land area. The Township also has significant areas of great natural beauty which can provide an excellent setting for this type of development. Moreover, an increasing number of families desire and can afford and appear to accept the expense of building and maintaining estate-type homes in semi-rural settings even considering building, land and energy costs. The Land Use Plan reserves specific areas for this type of development. 4. Natural Beauty and Recreation Areas. - Areas of natural beauty should be preserved wherever possible; and areas suitable for recreation should be 84 �,_.,_. _; -~ ' protected and intense development restricted. Development of such areas and adjacent areas should be controlled to reinforce the preservation of their natural character. Such a controlling device is providing additional acreage for development elsewhere in the Township. 5. Communitv Promotion. - to effectively service the needs and desires of Township residents while at the same time strengthening the Township's tax and employment base requires the promotion of a well planned and diversified economy. Often a community will attempt to attract additional commercial or industrial development if it finds itself lacking in this type of land use. This is I , I. done by providing more acreage for a particular use than it can reasonably expect to obtain. In this manner, a community can "advertise" that it desires a particular type of development and offers alternate sites for such development. f The foregoing Land Use Plan has suggested bow Brighton Township could develop. I l- This type of development and use of lands will not occur, however, if there are no guiding forces. Several methods may be used in conjunction to accomplish the basic measures of the Land Use Plan. These methods include: official adoption of the Land Use Plan, ,· Zoning Ordinance revisions, updated subdivision regulations, a capital improvements program, renewal of older areas, coordination of plans with other governmental agencies and the State, a program of public relations in order to make the general public aware of ( i • ·-~ the goals for Brighton Township, and encouragement to developers in the Township to adhere to the principles and objectives of the Land Use Plan. '· ~ 85 �-. TRAFFICWAY PLAN Introduction Highway systems and road patterns are developed to provide a fast and efficient means for the movement of people and goods within and through a community. Adequate transportation facilities are therefore a major consideration in a community's development. r ., Accessibility to other parts of a region is vital to the growth and development of all communities. As population increases and automobiles likewise increase, traffic problems j related to congestion and inadequate road design become apparent. Roadways are also a large land consumer. About 1,700 acres of Township land are used by rights-of-way. 24 It is of paramount importance that careful planning provide for the safe, congestion-free movement of people and goods. l , This study will examine existing highways, road patterns, air and rail facilities found in Brighton Township and the surrounding areas. Traffic volumes and traffic accident counts will be studied in order to determine the adequacy of the existing road systems and the location of any traffic hazards. Next, a future plan for transportation facilities is prepared to relate to proposed future land uses and the traffic generated from such ~ses. Existin~ Transportation Facilities Re~onal Settinfl Brighton Township is located in southeastern Livingston County. A significant amount of through traffic traverses the Township. Residents of municipalities west of Brighton Township traverse the Township when going into the Detroit Metropolitan Area. Regional traffic, between the Cities of Lansing, Howell, Ann Arbor and Flint also passes through the Township. Two freeways extending through Brighton Township, the 1-96 Freeway to Detroit and Lansing and the U.S. 23 Freeway to Flint and Toledo, are the principal carriers of this regional traffic. An interchange of the 1-96 and U.S. 23 Freeways is located within the southwestern part of the Township. 24 See Existing Land Use Analysis, Table 1, page 3. 86 �In addition. traffic also originates and has its destination within Brighton Township. Nearly 15,000 persons reside in the Township in 1990. In addition, there are numerous traffic generators in the Township, including: 7 . - Substantial residential development - Commercial and industrial uses developing along Grand River Avenue and Old U.S. 23 - Regional recreation facilities in Kensington Metropark Thus, not all roads provide the same function for carrying traffic. Motorists with their destination origins outside the Township will generally travel on regional thoroughfares. These highways are generally indicated as State routes and are engineered for fast moving traffic between major population centers. Roads which are designed to provide links between major land uses relating to employment, shopping and residential uses with the Township are considered as County Primary roads. Roads which provide access to abutting property are considered local roads. Re~onal Hiihways There are two regional freeways which traverse the Township, Interstate 96 and U.S. 23 Freeways. These major arterials provide quick access to other areas in the State. The I-96 Freeway connects the City of Detroit with the Cities of Lansing, Grand Rapids and Muskegon. The only U.S. trunk line route passing through Brighton Township is the U.S. 23 Freeway which connects the entire south central portion of the State with other regions via the freeway system. More specifically, the U.S. 23 Freeway connects Brighton Township directly with such population centers as Ann Arbor, Toledo and Flint. Approximately 5.8 miles of I-96 Freeway and 6.5 miles of U.S. 23 Freeway exist within Brighton Township (see Table 25). The traffic pattern in the Township is not limited to any major directional flow. Traffic evidence on these regional highways demonstrate heavy use in both north-south and east-west movements. There is one problem relating to regional highways in Brighton Township. This problem is one of accessibility to these arterials by Township residents. At present, local access to Brighton Township from I-96 is provided at Kensington Road, Pleasant Valley and Brighton Road (Main Street), and Grand River Avenue. However, there are no access points along that portion of U.S. 23 located in Brighton Township. One interchange is found north of the Township at M-59. The nearest junction south of Brighton Township 87 �is found in Green Oak Township at Lee Road. For a distance of approximately nine miles there are no interchanges. Thus, passenger or commercial vehicles destined for Brighton Township via U.S. 23 Freeway are without a direct means of entering the Township. This • I could impinge upon future business needing regional access from locating in the Township, r • the leading population and economic center of Livingston County. I ' Countv Primarv Roads The designation of a County Primary Road is made by using two criteria. The first I \.•., ,.., 1• is location ( e.g., they serve as connecting links between regional thoroughfares as well as other communities). A second criteria relates to the amount of traffic volume that may be carried by the road. r· The transportation network of any township would be adversely affected if it were without an adequate County Primary road system. The County Primary road system is established by the Livingston County Road Commission after approval by the Michigan Department of Transportation. By designating a road as part of the County I ' . Primary road system, the County can obtain Federal and State highway funds to help maintain said road. Table 25 lists County Primary roads. Taking an overall view of the County Primary road system in Brighton Township, a problem is the lack of unifonn road distribution and continuity. This is largely due to the Township's topography. The many lakes, pockets of muck soils and areas of steep slopes have produced circulation difficulties not evident in most southeastern ~1ichigan communities. These natural features impede straight-line road construction between traffic generators. Therefore, the typical grid street system, based on Section Line roads, is not possible. Few roads in Brighton Township continually follows any Section Line for any great distance. With the exception on Old U.S. 23 and Grand River Avenue, there are no direct north-south or east-west roads in the Township. Considerable meandering is required for anyone traveling in either direction. To some residents this discontinuity is an asset since through, transient traffic is reduced. Besides the topographic barriers to traffic movement evidenced in the Township, man-made barriers also present problems. Large land uses within the Township also prevent through traffic movement. In particular, Kensington Metropark and the General \1otors Proving Ground, located in the southeast and northeast portions of the Township respectively, are barriers to traffic movement. These two large land users also prevent an equal distribution of County Primary roads through the Township. Further, U.S. 23 88 �Freeway virtually divides the Township in half, thus preventing through traffic movement. County Local Roads Under the Michigan Highway Law, Act 51 of 1951, as amended, all roads under County jurisdiction other than Primary roads are considered County local roads. The County local roads are perhaps a more vital link in the transportation network than might be imagined. Obviously, if the local roads are in such poor condition as to impede good accessibility to the Primary roads, then the Primary roads and indeed the regional highways themselves are of reduced utility to the Township resident wishing to gain access to them. There are about 37.9 miles of County local roads in Brighton Township. As with the County Primary roads in the Township, their basic highway design problem is concerned· with road distribution and continuity. Trafficwav Characteristics The nature and effectiveness of any road system is governed by a number of factors, such as the condition of the road surface, traffic volumes and traffic accidents. All these factors are related when considering the adequacy of a road system. Surface Condition As noted above, there are roughly 12.3 miles of regional highways in the Township. The Constitution and statutes of the State of Michigan charge the Michigan Depanment of Transportation with the responsibility for planning, designing, and maintaining highway facilities within these rights-of-way. Data in Table 25 indicate the surface type of all County Primary and local roads in the Township. All together there are 31.5 miles of Primary Hardtop, eight miles of local hardtop and 29.9 miles of local gravel roads. There are no Primary Gravel roads in the Township. According to the Township's 1989 Community Survey results, nearly 81 percent of all the respondents felt that Township roads need improvement. Continual improvement and maintenance of the_County road network in Brighton Township is now and will be increasingly important as a greater traffic volume is experienced. 89 �... ' ' ' TABLE 2S ROAD INVENTORY BRIGHTON TOWNSHIP• ,-· . I - Road Designation '- Interstate Route Road Name 1-96 5.8 U.S. 23 TOTAL Primarv Hardtop I-~ I Commerce Grand River Hacker Hyne Jacoby Kensington Old U.S. 23 Pleasant Valley Spencer Stobart TOTAL Primarv Gravel None Local Hardtop Buno Culver Flint Hilton Legion Drive Pleasant Valley '. ' ' TOTAL Local Gravel Road Length (Miles) Buno Clark Lake Commerce Corlett Ford Hunter Labadie Larkins Mayfield McClements Muir Newman Pleasant Valley Seitz Skeman Spencer Taylor Van Amberg TOTAL TOTAL MILEAGE ~ 12.3 1.5 4.0 13 5.0 0.8 4.0 6.3 4.2 2.7 ...Ll 31.5 0.6 2.5 1.0 2.1 0.3 _Ll 8.0 3.8 0.8 1.4 1.0 0.3 2.3 2.2 1.7 1.8 2.2 1.1 1.5 1.8 0.4 0.6 2.4 13 ...1J '.!9.9 81.7 • Livingston County Road Commission, Livingston County Official Road Map, 1978. 90 �Traffic Accidents Large traffic volumes on paved or gravel roads do not necessarily mean such roads will become greater traffic hazards. The ability of any road to carry larger volumes of traffic is related to engineering design of the road, number of moving lanes, and number of ingress and egress points along the highway. However, larger volumes of traffic tend to accentuate traffic hazards. Table 26 shows the location of multiple accidents at road intersections during 1989.25 In the entire calendar year, there were 203 injury and/ or property damage accidents. There were no fatality accidents. Traffic accidents on the County road system within the Township also correspond closely to traffic volumes. Grand River Avenue, Old U.S. 23, Spencer Road, Pleasant Valley Road and ramps between U.S. 23 and 1-96 Freeways were most cited. The majority of the County road accidents which took place in the Township were rear-end collisions or vehicles which could not negotiate turns along bends in the road. Further, the greatest number of accidents occurred during periods of bad weather where slick or icy roads were evident. Traffic Volumes Traffic volume data for Brighton Township roads, where such data is available, is presented in Table 27. The most recent average daily traffic (ADT) counts during recent years for these roads are presented. All ADT data for 1-96 and U.S. 23 are as of 1979. As may be expected, 1-96 and U.S. 23 Freeways in Brighton Township carry the greatest volumes of traffic. Most County roads in Brighton Township are two-lane facilities. A significant question is how great must the traffic be on these roads to justify more than two lanes. Each road should be individually studied to accurately answer this question. Typically, however, a road that presently handles over 12,000 vehicles per day should be considered for expansion to four lanes. As evidenced by data in Table 26, Grand River Avenue is well above this level (and appropriately portions of Grand River are four lanes). Old U.S. 23 has reached this traffic volume plateau in vicinity of Grand River Avenue. Spencer Road also carries a significant amount of traffic. These roads should be given special attention in the Trafficway Plan. 25 Data from Livingston County Road Commission, October 1990. 91 �TABLE 26 INTERSECTIONAL ACCIDENT INCIDENCE BRIGHTON TOWNSHIP, 1989• INTERSECTION ' , L. FATALITY A~~IDENTS PROPERTY INJURY DAMAGE TOTAL Grand River /Hilton 0 7 23 30 Old U.S. 23/Grand River 0 4 14 18 Grand River/WB Ramp I-96 0 4 17 21 Hyne/Old U.S. 23 0 6 7 13 Grand River/Hacker 0 4 8 u Grand River /Pleasant Valley 0 2 2 4 SB U.S. 23/EB I-96 0 1 9 10 Spencer /Buno 0 l 8 9 SB U.S. 23/WB I-96 0 4 5 9 Grand River /Herbst 0 2 6 8 Old U.S. 23/Hilton 0 1 6 7 Grand River /Leland 0 3 4 7 WB I-96/NB U.S. 23 0 3 3 6 Spencer/Van Amberg 0 1 5 6 Old U.S. 23/Spencer 0 1 6 Old U .S. 23/Taylor 0 2 5 4 6 EB I-96/Pleasant Valley 0 3 3 6 NB U.S. 23/WB 1-96 0 1 4 5 SB U.S. 23/EB I,96 0 2 3 5 WB 1-96/SB U.S. 23 0 2 3 5 Old U.S . 23/Webber 0 0 5 5 Grand River/Pine Ranch 0 2 3 5 Total 0 147 203 (in Brighton Township) j \ .. I - t ' ~ 56 • ~ichael Gory!, Livingston County Road Commission, November 1990. Accidents as of Year 1989. 92 �TABLE 27 AVERAGE DAILY TRAFFIC (ADT) COUNTS BRIGHTON TOWNSHIP, 1978-1989• COUNTY PRIMARY ROADS AND STATE TRUNKLINES ROAD a Bend.ix Bend.ix Buno Commerce Commerce Commerce Culver Grand River Grand River Grand River Grand River Grand River Grand River Grand River Grand River Grand River Grand River Grand River Grand River Grand River Hacker Road Hacker Road Hilton Road Hilton Road Hilton Road Hilton Road Hilton Road Hilton Road Hilton Road Hunter Road Hunter Road Hunter Road Hyne Road Hyne Road Hyne Road Hyne Road Hyne Road Hyne Road Hyne Road I-96 1-90 [-96 !-96 1-96 1-96 1-96 INTERSECTION CROSS ROAD 24 HR TRAFFIC YEAR SOURCE East West North West Of Grand River Of Hacker Of Spencer Of Pleasant Valley County Line · Of Pleasant Valley Of Spencer Of Hacker Of Herbst Of Herbst Of Hilton Of Hilton Of 1-96 Of Kensington Of Kensington Of Kinvon Of Ola' U.S. 23 Of Old U.S. 23 Of Pleasant Valley Of Pleasant Valley Of Grand River Of Hvne Of Flint Of Flint Of Grand River Of Hunter Of Hunter Of Legion Of Old U.S. 23 Of Christine Of Hilton Of Hvne Of Corlett Of Hacker Of Hunter Of Hunter Of Old U.S. 23 Of Old U.S. 23 Of Pleasant Valley Of Grand River Of Kensington Of Pleasant Valley Of Spencer Of U.S. 23 Of U.S. 23 Of Spencer 1979 1979 1988 1989 1979 1979 1988 1986 1989 1989 1989 1986 1983 1989 1987 1986 1986 1988 1987 1987 1989 1989 1989 1980 1989 1989 1989 1979 1989 1988 1989 1988 1978 1979 1983 1987 1989 1989 1979 1986 1984 1989 1989 1989 1989 1989 Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission MDOT Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission MOOT MDOT MOOT MOOT MOOT MOOT MOOT At East South South East West North South North East West West East West East West North North West East East East West West West North North South West East East North East West West East East East West East West East 1761 1443 1509 364 910 771 2959 31687 22402 23832 24033 30862 8093 4869 3605 16103 14722 18088 7874 10968 7239 2166 6863 3706 6955 6276 7173 6896 6513 963 2650 1016 1301 1950 1759 2821 2372 3238 1113 44753 42900 75519 65556 70637 56786 32778 . Livingston County Planning Commission. September 1990 a. County Primary Roads and State Trunklines 93 �. -' I ' TABLE 27 (Continued) AVERAGE DAILY TRAFFIC (ADT) COUNTS BRIGHTON TOWNSHIP, 1978-1989• , ..... 1-i --~ COUNTY PRIMARY ROADS AND STATE TRUNKLINES .. I : ' ) ,~ ,..., I I ' I ,-I ' l I ' • - ROAD a INTERSECTION CROSS ROAD 24 HR TRAFFIC YEAR SOURCE 1-96 L On Ramp 1-96 L On Ramp I-96 Off Loop I-96 Off Loop I-96 Off Loop I-96 Off Ramp I-96 Off Ramp I-96 Off Ramp 1-96 Off Ramp I-96 Off Ramp 1-96 Off Ramp I-96 Off Ramp I-96 Off Ramp I-96 On Ramp 1-96 On Ramp I-96 On Ramp I-96 On Ramp 1-96 On Ramp I-96 On Ramp 1-96 On Ramp 1-96 On Ramp I-96 On Ramp Jacoby Jacoby Kensington Kensington Kensington Kensington Kensington Kensington Kensington Kensington Kensington Kensington Kinyon Lee McClements Old U.S. 23 Old U.S. 23 Old U.S. 23 Old U.S. 23 Old U.S. 23 Old U.S. 23 Old U.S. 23 Old U.S. 23 Old U.S. 23 Old U.S. 23 Old U.S. 23 Northbound From Southbound From Eastbound To Westbound To Southbound To Eastbound To Westbound To Eastbound To Westbound To Westbound To Northbound To Northbound To Southbound To Eastbound From Westbound From Eastbound From Westbound From Eastbound From Eastbound From Westbound From Northbound From Southbound From West East North South Over North South North North North North South South East West North South North South North South North Between North South South U.S. 23 U.S. 23 Spencer Spencer U.S. 23 Grand River Grand River Kensington Kensington Pleasant Valley U.S. 23 U.S. 23 U.S. 23 Grand River Grand River Kensington Kensington Pleasant Valley Spencer Spencer U.S. 23 U.S. 23 Of Kensington Of Pleasant Valley Of Grand River Of Grand River 1-96 Of Jacoby Of Jacoby Of Kensington Park Of Larkins Of Spencer Of Stobart Of Stobart Of Grand River Of Rickett Of Old U.S. 23 Of Grand River Of Grand River Of Hilton Of Hilton Of Hyne Of Hyne Of McClements Spencer Of Spencer Of Spencer Of Taylor 1989 1989 1989 1989 1989 1989 1989 1989 1989 1989 1989 1989 1989 1989 1989 1989 1989 1989 1989 1898 1989 1898 1989 1983 1989 1982 1982 1989 1989 1982 1979 1979 1986 1986 1986 1989 1986 1988 1988 1989 1989 1989 1989 1986 1986 1989 1989 1978 MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission 9135 9003 2007 4762 4442 3720 6943 2221 3313 2789 1146 9627 9000 6556 3331 3618 2001 2228 4591 1985 4050 1192 1561 1095 9716 1400 3934 3663 4077 2889 4894 4345 1513 4502 1m 7230 421 12218 15340 11162 11036 7979 7986 6622 11907 11201 10965 3440 94 �TABLE 27 (Continued) AVERAGE DAILY TRAFFIC (ADT) COUNTS BRIGHTON TOWNSHIP, 1978-1989• COUNTY PRIMARY ROADS AND STATE TRUNK.LINES ROAD a INTERSECTION CROSS ROAD 24 HR TRAFFIC YEAR SOURCE Pleasant Valley Pleasant Valley Pleasant Valley Pleasant Valley Pleasant Valley Pleasant Valley Pleasant Valley Pleasant Valley Pleasant Valley Pleasant Valley Pleasant Valley Pleasant Valley Pleasant Valley Pleasant Valley Seventh Seventh Skeman Spencer Spencer Spencer Spencer Spencer Spencer Spencer Spencer Stobart Stobart Stobart Taylor U.S. 23 Whitmore Lake North South South North North South North South North South North South North South North South East East East West East East West East West West East West North South South Of Buno OfBuno Of Commerce Of Grand River Of Hyne Of Hyne Of 1-96 Of 1-96 Entrance Of Jacoby Of Jacoby Of Larkins Of Newman Of Spencer Of Spencer Of Brighton Of Brighton Of Old U .S. 23 Of Culver Of Kenicott Of Kenicott Of Old U.S. 23 Of Old U.S. 23 Of Old U.S. 23 Of Pleasant Valley Of Pleasant Valley Of County Line Of Kensington Of Labadie Of Hyne Of 1-96 Of Grand River 1980 1980 1989 1987 1979 1979 1987 1987 1986 1983 1981 1986 1982 1982 1989 1989 1986 1988 1985 1985 1989 1987 1989 1982 1982 1983 1986 1979 1989 1989 1979 Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission MDOT Road Commission 1605 1859 1569 4059 1010 1181 3129 4254 642 2958 1794 381 2072 1525 299 2611 544 8119 3927 4862 10300 9430 11605 400 2438 1689 3474 2125 432 22493 10544 95 �Rail and Air Facilities Rail Facilities There is one rail facility serving Township property located in the extreme southwestern section of the Township. This line, under the direction of the CSX Railroad, bas approximately one mile of track in the Township. From a major junction point in Plymouth, Michigan. this line travels through the Township towards the City of Lansing and the City of Grand Rapids. CSX, through its subsidiary lines, serves much of the State of Michigan. Ohio, Indiana, Illinois, Kentucky, Virginia and West Virginia. Via a line across southern Ontario, CSX also has connections at Buffalo, New York and the East Coast. Air Facilities r , There are currently no public airport facilities in Brighton Township. One small private airfield is located in the Township. Hyne Field, containing approximately 49 acres, is located in the northwestern portion of the Township proximate to Hyne and Hunter Roads. The airfield is surrounded by single-family homes and several large subdivisions. Trafficwav Plan The purpose of the Transportation Plan is to develop a system of trafficways that \\,ill adequately provide for Trafficway needs of residents of Brighton Township. Because of its permanent character, the existing road system must form the base for the future highway network and be based upon a set of recognized road standards. However, consideration must also be given to future land use patterns, the amount and type of traffic that will be generated by the land uses, correction of existing traffic hazards, and plans to the Michigan Department of Transportation, Livingston County Road Commission and road priorities set by the Township. A discussion of the elements outlined above follow. Standards The standards for the various types of roads correspond to those established by the Livingston County Road Commission. Chart 1 indicates the recommended road crosssection standards for Brighton Township. 96 �•• CHART 1 RECOMMENDED ROAD CROSS-SECITON STANDARDS BRIGHTON TOWNSHIP, LIVINGSTON COUNTY* r 16 1 -17' ~.I 33, 12 1 :t 12 1 16 1 -17 1 33 1 I Roads with curbs shall have 30' pavement face to face curb. LOCAL STREET 26 1 26 1 · (Parking Prohibited) MAJOR THOROUGHFARE 30 1 ~o· la' I 12' 12' I~ 30 1 50' (Parking Prohibited) SECONDARY THOROUGHFARE 86' k[,,· 1,,· o' 30' I,,· I,,· 1~ 0 . (Parking Prohibited) LIMITED ACCESS FREEWAY • Livingston County Road Commission, October 1990; Brandon M. Rogers & Associates, P.C., October 1990. 97 �The Livingston County Road Commission has established a policy of requiring at least 120 feet of road right-of-way width on all County Primary Roads. A 120 feet of road rightof-way width is also required on some County Local roads. 26 Culver, Bu.no, Larkin, Muir, Taylor and parts of Hunter Road have a right-of-way width of 100 feet. All subdivision streets are required to have a 66 foot right-of-way. The Livingston County Road < ......, Commission is requiring these road rights-of-ways so that when traffic increases and a I ~ County road must become multiple lane, a public right-of-way will exist. Brighton Township should require building setbacks that will coincide with these present County requirements. r .. Near Future Plans Commensurate with identifying existing trafficway characteristics and recommending road cross section standards is a need to define potential alterations to the existing road ) system. By incorporating future road improvements into the Trafficway Plan, Brighton Township may better program a Year 2010 road network in a coordinated and comprehensive manner. An assessment of future road improvements desired for Brighton Township is discussed below. Michigan Department of Transportation - The Michigan Department of Transportation (MOOT) has scheduled certain road construction projects for Livingston County which are to commence in 1991. The only improvement in the Township will be resurfacing of U.S. 23 Freeway between a point south of 1-96 north to M-59, a distance of 8.2 miles. In MDOT's 1990-1998 Long Range Highway Program to improve and expand roads, the only projects in or near Brighton Township are: ' ' 1. Resurfacing 1-96 Business Loop east of City of Howell to 1-96. (1991) 2. Intersection improvements at 1-96 Business Loop and Latson Road. (1991) 3. Protective purchase of right of way for future 4-lane boulevard for M-59 between 1-96 and U.S. 23 Freeways. (12.3 miles) 4. Widening (to 6 lanes) and resurfacing of 1-96 from Dorr Road to U.S. 23 interchange (6 miles). These roads include Labadie, part of Spencer, part of Van Amberg, Corlett, Maxfield, part of Hunter and McClements Roads. 26 98 �• • 5. Reconstruction of interchange at 1-96 and Milford Road. 27 MDOT, in association with the Southeast Michigan Council of Governments (SEMCOG), is continuing to evaluate merits of a new interchange and bridge improvements ,. ; along U.S. 23 Freeway. As far back as 1976 when the then Inter-County Highway Commission of Southeastern Michigan, in cooperation with the Livingston County Road Commission and Brighton Township, requested MDOT to consider a new interchange at the Hilton/Jacoby location, there has been continued interest. Most recently in 1989, MDOT asked SEMCOG to create and calibrate a traffic model using updated traffic counts from the Livingston County Road Commission. This work was completed and accepted by MDOT on March 23, 1989.28 Options being considered for freeway improvements include an interchange at Hyne Road and U.S. 23 Freeway, an interchange at Hilton Road with extension of Hilton Road from Old U.S. 23 to Jacoby Road, a full interchange being built at 1-96/Pleasant Valley Road, and a grade separation for Hilton Road_over U.S. 23 Freeway with a new 2-lane road from Old U.S. 23 to Van Amberg Road. Some right-of-way has been acquired at the Hilton/Jacoby location. MOOT expects to shortly meet with the Township to develop plans in greater detail. It is hoped that one or more of these improvements can be incorporated into MDOTs 10 year long range program. Livingston County Road Commission - The Livingston County Road Commission schedules future road improvements based upon available funding and priorities. No specific improvement schedule is available for Brighton Township at this time. Brighton Township - According to the Brighton Township 1989 Community Survey, the predominant feeling was that local Township roads and County roads are just not adequately maintained and most need improvement. Whereas the selection of County Primary roads for improvements or construction is primarily the choice of County government (with solicitation of opinions from local units government and with public hearings held under Act 150, P.A 1976 at which time a person has a chance to input on 27 Marsha Small, Community Coordination and Federal Compliance Section, MDOT, Nov. 13, 1990; 1990-1998 Long Range Highway Program - Improve/Expand Core Projects, MDOT, May 17, 1990. 28 William D. Swanson, Project and Plan Development Section, Bureau of Transportation Planning, MDOT, November 1990. 99 • 1 �_: any proposed project), the selection of local roads for construction is primarily the choice of the Township government. Livingston County Road Commission policy for local road construction requires the Township to provide 100 percent of the funding. Primary road construction is financed from Livingston County Road Commission funds. B r i g h t o n Township does not have specific road and intersection priorities that are in need of improvement. Virtually all of the Township's major roads require improvement . ..... Plannini: Recommendations The Brighton Township Trafficway Plan was developed to handle the transponation needs of the Township in the Year 2010. The planning recommendations contained herein , ,, are designed to reflect plans of the Livingston County Road Commission and the Michigan Department of Transponation where available. The planning recommendations are shown on Map 5 (following Page 137). A discussion on the plan components are discussed below. Freeways Freeways are pan of a nationwide system of limited access highways designed to carry transient traffic around, through or between urban centers with a minimum of conflict with local traffic. They have one function - to carry large volumes of traffic at maximum speeds. ,. They are multilaned and do not provide direct access to abutting propenies. The few intersections that are provided are generally grade separations that allow traffic to flow without interruption from other traffic control systems. The Freeway is perhaps the most desirable method of moving inter-regional traffic. However, traffic volumes in many instances will not warrant the expense of providing this type of facility. Therefore, some inter-regional .traffic must use major thoroughfares for travel. Brighton Township benefits by the presence of the U.S. 23 Freeway and the I-96 Freeway. The Trafficway Plan does not recommend any changes or improvements for either the U.S. 23 Freeway or 1-96 Freeway other than interchange improvements. The Plan recommends that a Hilton/Jacobv Road interchani:e be constructed in companion with the Jacoby Road extension (see Major Thoroughfare section below). Over two thirds of the respondents to the 1989 Community Survey desired an interchange with the U.S. 23 Freeway at various spots along its length located in the Township, 33% of total desiring an interchange at the Hilton/Jacoby alignment, 18.8 percent at Hyne Road. The proposed 100 �intersection location was chosen for several reasons. Such a location is proximate to the existin ~ major residential and business community base in Brighton Township and would be convenient in serving this area. Secondly, interchanges frequently act as a catalyst to intensive land use development. The proposed Comprehensive Development Plan demonstrates the intent of the Township to confine most of the land development towards the southwestern quadrant. Land use proposals for the northern area of the Township are categorized for agricultural and low density residential development. Installing an interchange near these areas will tend to act against preserving these less intensive land uses. In sum, the proposed site is desireable.29 The existing Pleasant Valley Road/1-96 interchange is also proposed for improvement. Presently, westbound 1-96 traffic may exist at Pleasant Valley Road, while this junction permits only Pleasant Valley traffic to exist east onto 1-96. It is recommended that this interchange also provide a westbound exit onto 1-96 and eastbound entrance ramp onto Pleasant Valley Road from 1-96. Major Thorou~hfares A Major Thoroughfare is often multilaned to provide for large volumes of traffic. Their main function is to carry large volumes of traffic between major land uses in the County, such as traffic between residential homes and industrial (employment) areas. They also provide access to the freeways and often augment the freeway when traffic volumes bern:een regions are not heavy enough to warrant a freeway. Route continuity is an important factor. Access to abutting land uses should be by means of a frontage or marginal access roads. The Major Thoroughfare designation on the Trafficway Plan is generally consistent with the major arterials recommended by the Livingston County Road Com.mission. There are presently three existing Major Thoroughfares with an east-west orientation; Grand River Avenue, Spencer Road and Hyne Road. Jacoby (Hilton) Road should also become a major thoroughfare due to its proposed interchange with the U.S. 23 Freeway. In addition, at present there is no direct continual east-west Major Thoroughfare near the The Hilton/ Jacoby Road interchange recommendation is also founded on the construction and extension of Jacoby Road between Pleasant Valley Road and Old U.S. 23. Should this not occur, alternative sites for interchange development with the U.S. 23 Freeway should be evaluated. Future possibilities for interchange development include Spencer Road to the south and Hyne Road in the north. 29 101 I I .l �• • center of the Township. Vehicles must either travel north to Hyne Road or south to Spencer Road for this purpose. Extending Jacoby Road across to.join Hilton Road would serve this end and help to reduce north-south traffic volumes on such roads as Pleasant Valley, Spencer and Old U.S. 23. Five routes are designated to act as Major Thoroughfares in a north-south orientation. They include Kensington Road, Pleasant Valley Road, Van Amberg/Maxfield Roads, Old U.S. 23 and Flint/Hunter Roads. No major thoroughfare additions are proposed for these ' ... ,... roads. Seconda:r:y Thorou~hfares Secondary Thoroughfares move traffic on a Township-wide basis and act as principal feeder routes to the Major Thoroughfares. Their main function is to carry large volumes of traffic and as a secondary function to provide access to abutting properties. There are two roads provided as Secondary Thoroughfares. Buno Road, Culver Road, Labadie Road and Spencer Road (between Kensington and Labadie Roads) are illustrated on Map 5 as the only Secondary Thoroughfares. These roads will facilitate east-west travel for the residents of the agricultural areas south of the General Motors Proving Ground property and residential areas south of Jacoby, as extended, and west of Van Amberg Road. ,., Collectors These roads are short in length and collect traffic within residential neighborhoods and channel it to the Major and Secondary Thoroughfares. Local property access should be only a secondary function of Collector streets. The roads proposed as Collectors include Muir Road, a segment of Van Amberg Road, Taylor Road, Larkins Road and that portion of Hunter Road between Hyne and McClements Roads. These roads will experience greater traffic volumes than other local roads. Taylor Road is shO\\'Il with a realigned configuration at its junction with Hyne Road. This is reflective of the current thinking of the Livingston County Road Commission. The remainder of the existing and future road systems would be designated as local streets to provide direct access to abutting property. The movement of traffic is a secondary function and through traffic should be discouraged from using these streets. 102 �Conclusion The Trafficway Plan shows an efficient system of roads by function and recommends .J several route relocations which, if substantially accomplished, will allow for greater ease of movement of people and goods within and through Brighton Township. The Plan is practical, being based on the existing transportation system and on proposals of State and regional agencies having the power to plan new roads. It is hoped that the agencies will give consideration to the Brighton Township's Comprehensive Development Plan when making decisions affecting traffic movement in or near the Township. 103 �COMMUNI1Y FACILITIES PLAN Introduction .-- A developing community bas recurring needs for new and improved community facilities and services. Community facilities are those facilities in public or private ownership which are provided for the benefit of community residents. As vital components ' .. \ ' ~ of the urban structure, community facilities add to the quality of life. Some facilities such as schools and police and fire protection are necessities while others, such as higher education institutions and cultural facilities (i.e., libraries, museums), are important and contribute to the desirability of the community as a place to live. Regardless of type, proper location and size of these facilities results in cost savings and optimum utilization. Thus, in order to insure that available resources are best utilized to the benefit of the taxpayer and the municipality alike, it is necessary to develop a well planned program for the development of services and facilities for public officials involved in the decision-making t. . process. This study is an analysis of basic data concerning the existing facilities serving Brighton Township. Community facilities analyzed include schools, police and fire protection, government administrative offices and libraries. A recreation inventory of indoor and outdoor facilities is also provided with identification of the facilities in and accessible to the Township. These facilities are reviewed as to their location and adequacy based on recommended standards developed by national agencies. These standards have been modified, wherever necessary, to more closely reflect the needs of Brighton Township. The Community Facilities Plan is coordinated conjunction with the Land Use Plan and Socio-Economic Study as future needs are estimated not only from existing population and development, but also according to future land use proposals and future estimates of population. Based on the analysis in this study, the Community Facilities Plan discusses the ability of these facilities to meet current needs and also recommendations relative to satisfying the Year 2010 needs of the Township residents. Facility Service Areas Within this study it will be necessary to evaluate each type of community facility in terms of its optimum size service area. This procedure will determine if a facility is adequate to meet future needs and what the magnitude of the future need will be. If a 104 �•• facility is currently serving that area, it must be detetmined how adequately the facility is currently servicing that area, and what the future need of that area will be. Two primary levels of service will be utilized in this study: the neighborhood and the Township, each of which is described below. The Nei2hborhood Every family understands to some extent the importance of the physical setting of its homes. However, the housing environment comprises an area greater in size than just the physical confines of the dwelling unit. It extends into area within which residents may all share common services, activities and facilities required in the vicinity of the dwelling. The geographic unit which includes those community facilities and conditions is the neighborhood. The size of a neighborhood is governed by the area required for its land use components; by the population required to support necessary community facilities and services; by the accessibility of such facilities and by the existence of suitable physical boundaries. The area and population which can be served by an elementary school form a reasonable basis for the size of a neighborhood. The neighborhood population will usually fall within a range of 2,000 (in rural areas) to 8,000 (in developed areas) persons. The geographic size of the neighborhood is limited by accessibility to the elementary school. Ideally, in urban areas, schools should be within one-half mile walking distance of each dwelling. This distance criterion does not hold true in suburban and rural areas of low density where school buses are used to service a greater geographic area. The existence of viable neighborhoods is a strong force for the development of individual and family life. Its acceptance implies that adequate housing does not solely consist of individual homes no matter how well planned or located. The neighborhood should be a self-contained residential area including the elements which comprise the housing environment. In addition to residential facilities these may include the following features: 1. Elementary School 2. Neighborhood Recreation (often shared with the elementary school site). 3. Local Streets (to discourage through traffic). In addition to these services usually provided on the neighborhood level, there has been a trend in recent years in urban areas toward orienting public facilities traditionally provided on a community-wide basis to the neighborhood level such as social service centers 105 �and neighborhood "municipal halls." However, in an existing suburban setting such as Brighton Township, the sparsity of development and accompanying low population densities negate the necessity of these services. The Township The Township unit is the other service area of community facilities. It is the unit of analysis for community facilities which serve all residents of the Township and which have to be evaluated in terms of their present service. Future facilities designed to serve Township residents should be planned so that they will provide for the maximum level of service to each resident. School Facilities Four school districts share jurisdiction over Brighton Township. These school districts and schools contained therein proximate to Brighton Township are shown on Map 4, Brighton Township Area School District Map. They are: Brighton Area Schools, Huron Valley Schools, Howell Public Schools and Hartland Consolidated Schools . . The Brighton Area School District incorporates roughly the southern two-thirds of Brighton Township's land area. The Howell Public School District encompasses land proximate to Clark Lake and Woodland Lake. Hartland Community School District primarily contains acreage north of Newman Road, east of Hunter Road. The Huron Valley School District includes only a small portion of non-residential land north of Stobart Road, east of Kensington Road which is part of the General Motors Proving Ground property. Since 1980, when the last Township Plan was prepared, there have been some district boundary changes as follows: 1. Property transfer to provide that all of north half of Section 6 to be in the Hartland Consolidated School District, and all of south half of Section 6 to be in the Howell Public School District. (Effective January 1989) 2. Property transfer to provide certain land north of Greenbrier, between Old. U.S. 23 and U.S. 23 Freeway to be in the Hartland Consolidated School District rather than in the Brighton Area School District. (Effective August 1989) Within Brighton Township itself are four school plants. Spencer Elementary School, located in the vicinity of Spencer and Van Amberg Road and the new Hilton Road elementary school on Hilton Road west of Old U.S. 23 are under the control of Brighton 106 �. I Area School District, whereas Lakes Elementary School and the Farms Middle School, both situated on Taylor Road south of Bitten Lake, are under the jurisdiction of Hanland Consolidated School District. Community planners are basically concerned with physical aspects of the school system. These include the location of schools, site size, student capacity and structural adequacy. Evaluation of the public schools within the service area of Township students will be made on the basis of these physical aspects. The importance of schools in the community was reflected in the Community Survey in 1989 when respondents stated that good schools were the most important aspects of Brighton Township based upon the two highest priority choices. 30 Existing Conditions Table 28 describes existing public school facilities available to Township residents and conditions of each. Map 3 shows those schools located in the Township. Data presented in Table 28 are discussed below. Grade Structure - There are variations which exist between different school districts. Among them is the organization of the school system which ( excluding kindergarten) may be divided into an 8-4, 6-3-3 or 5-3-4 grade system, or even a 6-3-3-2 system in which a junior college program is introduced into the traditional 12-grade organization. The grade structure systems offered to Brighton Township residents illustrate the variations. Brighton Area Schools utilize a 5-3-4 format which provides for the elementary school (K-5), middle school (6-8) and high school (9-12) organization. Howell Public Schools utilize the K-5, 6-8, 9-12 grade structure system. Hartland Community Schools use a 5-3-4 grade structure system which provides for an elementary school (K-5), a middle school (6-8) and high school (9-12). Regardless of grade structure type, a desirable criteria for any particular school is that it contain all the grades intended for that type of school. As indicated in Table 28, the Latson Road Elementary School, does not meet this criterion. Also, only grades 1-5 are available at Lakes Elementary School. However, beginning with the 1990-1991 school year, it will offer grades 1-6 instruction. 30 Brighton Township Community Survey. Question 11, November 1989. 107 �• BRIGHTON TOWNSHIP AREA SCHOOL DISTRICT MAP ,1. ! • I 1_; '· J ,i I ;·· I I_, \ __ N Brandon M. Rogers &Associates,P.C. ffi 0 ½ 1 January 1991 2 ---MILES 3 \l.\P 3 �_, Age of Structure/Structural Condition - Age is one indicator of the structural quality of a school structure. As a school ages, it facilities become run-down or obsolete and may eventually warrant replacement. As data in Table 28 demonstrate, most of the school buildings were constructed or renovated during the last decade. Several school plants have original construction dates prior to this time period but have had additions thereafter. With a $4.8 million bond issue approved in 1987 the Brighton Area School District upgraded all of its schools to code. By the Year 2010, those schools, or portions thereof, constructed before or in the early 1950's will be approximately 60 years old. It is important that the condition of those school structures in particular, as well as the others be constantly evaluated and, as is warranted, be replaced. At present, all school buildings are reported as being in sound condition. Existing Enrollments and Capacities - Enrollments and capacities play a crucial role in the determination of the adequacy of existing school facilities. It is undesirable to have the enrollment of the school exceed the capacity of the school at which it can efficiently operate. At the same time, it is not only inefficient for a school to operate far below capacity but it is uneconomical as well because of the fixed costs involved. Data in Table 28 reveals that four elementary schools serving Brighton Township children are over capacity (Horning, Lindbom and Spencer Elementaries in Brighton Area School District, and La.tson Road Elementary in Howell Public School District). One middle school is over capacity, McPherson Middle School in the Howell District. The three high schools serving Township children are all under capacity. School Standards The ability of existing school facilities to handle future enrollment can be evaluated through the application of school standards in conjunction with the criteria and judgments of School District officials. School standards set forth the minimum desirable requirements which school facilities and sites should meet to assure maximum operational efficiency and quality educational services to students. These standards indicate optimum enrollment sizes for schools, desirable site sizes, and the maximum service area for elementary schools, where bussing is not desirable. 108 _J l J �.. l ,. .. TABLE 18 EXISTING PUBLIC SCHOOL FACILITIES AVAILABLE TO BRIGHTON TOWNSHIP RESIDENTS. 1990- 9/ 0 ~ ll.BlG.HTQt:1. ARE.i SCHQQLSb } . Homw,g Road Eltmmtary 1. Ha111ki11s E/ememary 1. li11dbom Elementary 4. Spencer Elememary 5. Hilto11 Road E/eme11tary 6. Mil/tr Killdergartt11 Center 7. Scranto,, Middle School 8. Maltby Middle S chool 9. Brighton High S chool GradtJ l'ear Built 1- 5 J- 5 1- 5 1- 5 1- 5 Pre- School, K. A- Educ. 5- Bc 1977 1959, 1968 /950, 1968, 1987 Structural Co11ditio11 Academic Classrooms Sitt Si:t E11rol/me11ta 16 16 16 16 591 50/ 5/J 571 11 50 597 57/ 667 1,519 Capacity 1Mm1 1951. 1987 /910 , /9./0, 1950. 1968 1978 1961, 1971, 199/ Sow,d Sow1d Sow,d Sound Sow,d Sound Sow,d Sow,d Sow,d JOO lf.AR[LAND COti..SQLID.~[EQ S.C.fi.QQLSd K- 5 10. lakes Elementary 6- 8 II. Farms Middle School 9- 11 /1. Hartland High School 1977, 1990 1977, 1990 1971, 1990 Sow,d So,md Sound 16 474 516 11 J9 717 945 849 45 45 1,040 40 lf.QWEU. PUBLK. Kli.QQL~ JJ. Latso11 Road Elementary 14. McPherso,, Middlt School 15. Howell High School 19S0 196./, 1971 1980 Sound So,u,d Sow,d 10 51 JOO 601 754 1,615 600 700 1.000 10 15 146 6-8 9- /1 K- 41 5- 8 9- 11 /974 /991 u 14 550 550 500 550 500 600 615 765 1,100 10 40 10 JO 11 /0 JO 10 75 HURON VALLEY SCHOQLs_l Qoes 1101 jnd11dt Rrsidt11tial Artas of Brieli1Q11 [owmlrio witlri11 Qistrict bmmdarin • Compila1io11 by Brandon M . Rogers & Associates, P.C.. January 1991. •rourth Friday Coun1s, Septemb~r 1990 b Data from Marilyn Goodsman, Director of Communications & Partnerships, Brighton Area Schools, January 1991; also Application for Preliminary Qualification of Bonds, Brighton Area Sch, November 22, 1989. '51h Grade 10 be moved out'of Middle School when new elementary school is built on High School site in 1992. "Data from Scoll Bacon, Assistant S11perin1endent, Hartland Consolidated Sc hools, December 1990. 'Data from Richard Terres, Assis1ant Superintendent, llowell Public Schools, Jan. 1991. 51h Grade 10 be established in 1992. 1 glnformation from Pat Donahue, Assis1an1 Superintendent, Huron Valley Schools, December 1990. �.. l •. • TABLE 18 EXISTING PUBLIC SCHOOL FACILITIES AVAILABLE TO BRIGHTON TOWNSHIP RESIDENTS. 1990-91• GradtJ l'ear Built StruClural Co11ditio11 1-5 1-5 J-5 1-5 J-5 Prt-School, K, A-Educ. 5-Sc 1977 1959, 1968 1950, 1968, 1987 1974 1991 1952, 1987 1910. 1940, 1950, 1968 1978 /96J, J97J, 1991 Sow,d Sow,d Sow,d Sow,d Sow,d Sou11d Sowrd Sow,d Sow,d 16 16 16 16 591 501 5/J 572 11 50 J4 JOO tf.AR[LAt:!..D CO/::!_S.QLID.ffEQ S.ClJ..QQl,.Sd K- 5 JO. Lakts.Eltmmtary 6-8 II . Farms Middlt School 9- 11 11. Hartland High School /977, 1990 1977, /990 1971, 1990 Sowrd So1u1d Sound tJ.QIVf;_Ll,. PUB{,.[<; KliQQLst H. Latso11 Road Eltme11tarJ• U . McPherson Middlt School JS. Ho111tll High School 19S0 196-1, 1971 1980 Sou11d Sound Sow,d 51 ~ fJ.Rl(i.HTQt:!.. ARE.~ SCHQQLS.b I. Homwrg Road Eltmt11tary 1. Ha111ki11s Eltme11tary J. Lindbom Eltmtlllary 4. Spt11cer Eleme111ary 5. Hi/1011 Road Elemeutary 6. Mil/tr Ki11dtrgar1t11 Ct11ter 7. Scranto11 Middlt School 8. Maltby Middlt Sc/root 9. Brighto11 High School 6 -8 9- 11 K- 41 5-8 9- 11 Academic Classrooms Sitt Si:t E11rollme111a Capacity .lliilll 20 40 10 /0 597 571 667 J,5J9 550 550 500 550 500 600 6JS 765 1,100 JO JO 10 75 16 J1 J9 474 717 945 5J6 849 1,040 45 45 40 10 601 754 1,615 600 700 1,000 15 U6 u JOO 21 10 HURON VALLEY S.CHOQLSI Drrs 1101 j11c{11dr Residential Arras of Briel,1n11 Township wi1hi11 District bo1111darin • Compila1io11 by Bra11do11 M. Rogers & Auociates, P.C .. January 1991. •rounh Friday Counu, Sep1embu 1990 b Da1a from Marilyn Goodsman, Direc1or of Communications & Partnerships, Brighton Area Schools, January 1991; also Application for Preliminary Qualification of Bonds, Brighton Area Sch, November 22, 1989. '51h Grade 10 be moved out' of Middle School when new elemenlary school is built on lligh School site in 1992. ~Da1a from Scon Bacon, Assisrant Superin1endent, lianland Consolidated Schools, December 1990. 'Da1a from Richard Terres, Assis1an1 Superintendcnl, llowell Public Schools, Jan . 1991. 51h Grade 10 be es1ablished in 1992. 1 GJnforma1ion from Pat Donahue, Assis1an1 Superin1enden1, liuron Valley Schools, December 1990. �Table 29 presents recommended school standards for Brighton Township. These standards have been adapted from nationally recognized school standards and tailored to suit Brighton Township's individual needs. Not all space standards will be achievable due to natural limitations of the site or the ability of land, but where possible, minimum standards should be satisfied. Further, upon evaluation by the appropriate School District, some standards may be modified to meet particular educational goals and policies. TABLE 29 RECOMMENDED SCHOOL STANDARDS BRIGHTON TOWNSHIP• Enrollment Ca12aci!l'. Size Preferred a Site Size (acres) Minimum b Desirable C Site Size Service Radius (miles) (acres) Elementary (K-5) 400-800 9-13 5 .5 Middle School (6-8) 700-1,200 17-22 10 1.5 High School (9-12) 1,000-2,000 30-40 15 2.0 • Adapted by Brandon M. Rogers & Associates, Inc. from standards Education Association, April. 1980. by the National a Based on standards of five acres plus one acre per 100 students in elementary schools and ten acres plus one acre per hundred pupils in middle schools and 20 acres plus one acre per hundred pupils in high schools. b Assures desirable recreation space. c Desirable service radius standards do not apply in areas where students are bused to their respective schools. Three types of standards are presented in Table 29: enrollment size, site size and service radius. Optimum enrollment size indicates the capacity range at which school facilities are believed to operate most efficiently. Facilities which are too large may have a negative effect on the quality of education instruction the students receive, while facilities which have too small a capacity are uneconomical to operate. The school site includes not only the structure itself, but off-street parking and recreation as well. On elementary and middle school sites, only parking for teachers and 110 �supporting staff is provided. At the senior high school, parking also must be considered for students and the public attending school-sponsored activities. Site size standards are thus based upon the provision of space for these above described facilities. Site size requirements are often the hardest to meet where areas surrounding the school site are built-up, and the cost of acquiring propeny for expansion purposes may be prohibitive. Comparing the statistics in Table 28 to the standards outlined in Table 29, it becomes evident that all schools comply with the preferred capacity, size and service radius l , standards. In instances .where this distance is exceeded, students are bussed to their \,,., respective schools. n i; i,.,,; The Brighton Area School District recently passed a $59.8 million bond issue, the largest ever passed in State. In addition to the new Hilton Road Elementary School in Brighton Township, the District plans a new elementary school and bus garage in Green Oak Township. The said bond issue would partially remodel and re-equip existing elementary school facilities, build a new middle school, add to and remodel the Maltby ' - Middle School, Scranton Middle School and Brighton High School, improve the bus maintenance facility, as well as undernTite the new Hilton Road school. The existing Scranton Middle School would be convened to an administration building and community { ' education center when the new middle school is built in 1992-93 (at a site likely in Green Oak Township. The former Miller Elementary School, closed in 1984, was reopened in 1987 as a multi-faceted Kindergarten, pre-school, day-care and adult education/senior citizen facility. The District is in the process of redistricting attendance areas now that the new Hilton Road Elementary School will likely open in August 1991 for the 1991-92 school year. By such redistricting it is expected that all elementary schools will be under the desired 500 pupil enrollment level. f - The Howell Public School District passed a $25,040,000 bond issue in 1990. The former old Birkenstock Elementary School on Grand River Avenue west of Hacker Road, which previously served that part of Brighton Township generally west of Hunter Road, northerly of Hilton Road, has been sold owing to declining enrollments. Township school children now attend the Latson Road Elementary School on Grand River Avenue and Latson Road. Further, the Michigan Avenue Middle School has been closed and the former Howell High School has been convened to be the McPherson Middle SchooL About $3.5 million will be spend in the 1991-92 period to renovate this schooL When a new elementary school is built on the Howell High School site by 1992, the 5th grade will 111 �be moved out of the Middle School and placed in the Latson Road Elementary School and other elementary schools. Redistricting will also occur to relieve overcrowding at the McPherson Middle and other schools and eliminate need for portable classrooms. It is concluded that ample land and facilities for the foreseeable future will then exist for the Howell Public School District. For the Hartland Consolidated School District, future expansion plans, authorized by a $13,475,000 bond issue approved in March 1990, include adding four new classrooms onto the Lakes Elementary School, adding six new classrooms to the Farm Middle School, adding a new 700-900 seat auditorium, an auxiliary gymnasium, an expanded media center, six new classrooms to the Hartland High School, and purchasing land for a new elementary school and possible new middle school in Hartland Township as part of a 200 acre land purchase program. This site has been acquired at corner of Hartland Road and Dunham Road. The Hartland Village School, once a kindergarten facility, will continue to serve as a community education, day care, and latch key center for the District and will be serving that part of District in Brighton Township. Librazy Facilities A high standard of library facilities is important to providing an environment for social and cultural communication and achievement which is increasingly important in a rapidly changing technical and professional world. Because of this, library facilities should rank high on any community facilities program. The purpose of this analysis is to study the present library systems serving Brighton Township by measuring its quality and determining deficiencies to meet future needs. Existing Facilities At present there are no libraries located in Brighton Township. The nearest library available to the Township is located in the City of Brighton at 200 N. Main Street in the City's Civic Center. This facility contains about 20,000 volumes, occupying 2,900 square feet. Additional space and book volume is needed to meet the growing needs of the Brighton Area residents estimated in 1991 as being 25,000 to 30,000 persons. About 42 per cent of library users live in Brighton Township. The Brighton Library is part of the Huron Valley Library System which encompasses 112 . ) �both Livingston and Washtenaw Counties. The Library is open for 49.5 hours per week. Monday through Thursday the Library open during the hours of 9:30 a.m. and 8:00 p.m., and is closed on Friday. It is open on Saturday from 9:30 a.m. to 5:00 p.m. The Library also conducts special programs of interest to the local community. ~ Included is the Story Hour Program geared to preschool children. An infant and mother program directed towards child development is also conducted by the Library. The Library is supported by the City of Brighton's General Fund with some lesser amounts from Genoa Township and Brighton Township, and from State aid and County penal fines. 31 Also nearby and available to all Brighton Township residents is the Cromaine Library, located at 3688 North Hartland Road in Hartland. The Hartland Consolidated School District Boards acts as its operating agent and allocates separately voted millage to the Library which also receives allocation of County penal fines. I This facility is open for 53 hours per week. Monday, Wednesday and Friday it is • ' open during the hours of 10:00 a.m. and 6:00 p.m. Tuesday and Thursday hours are 10:00 a.m. to 9:00 p.m. Saturday hours are between 10:00 a.m. and 5:00 p.m. The Cromaine Library contains approximately 35,000 volumes in a 12,500 square feet building. A 9,400 square foot addition opened in September 1980. The library conducts I • numerous programs of interest including video cassette and audio cassette service, a preschool storytime program, cultural and educational programs for all age groups, and a 200 magazine library. A lot of the Library's service is generated from Brighton Township (26% of service area's population). 32 In addition to the above, library facilities are available to Brighton Township residents through the public school system. Every school in the Hartland Consolidated School District maintains a student library. After school hours are not available. In similar fashion, all schools in the Brighton Area School District have libraries with the Brighton High School library reserving evening hours during the school year. Howell Public Schools similarly have libraries in their elementary, middle and high school buildings. 31 Information from Clara Bohrer, Librarian, Brighton Library, January 1991. 32 Information from Sandra Scherba, Director/Librarian, Cromaine Library. 113 �Library Standards 7 I library standards have been developed by the American library Association which . j provide a basis for determining future library needs within a community. These standards ., indicate number of volumes required, service areas, amount of floor space needed, and I I desirable location criteria. Tables 30 and 31 provide more detailed information in regards to service area and library stock as they relate to population. Data in Table 32 indicate standard libra0 5pace requirements in relation to volume size. General site requirements are perhaps the most important to consider in library planning. Requirements for branch libraries may be cited as follows: Easily accessible Preferably on a major thoroughfare Located in or near a commercial or community center. Ease of parking is advantageous. A minimum of 20 years expansion of service and community growth should be possible. During the next 20 years there is a need for the Brighton library to expand services. With a present service population of upwards of 30,000 population, expected to substantially increase by Year 2010 (e.g., 40,000 - 45,000), there is a need for a library of at least 20,000 square feet and a book volume of at least 60,000 - 70,000. Based upon Act 24, P.A 1989, the concept of "district library" for the geographic area of the Brighton Area School District (See Map 4) is being considered. Under this Act a district library can levy its own taxes and issue voter approved bonds to cover its operating and capital improvement costs. The Howell library operates under this authorization. The Cromaine library, underwritten by a separately voted millage through the Hartland Consolidated School District, needs to be expanded since adult area space is crowded. There may not be sufficient space at the present library site and an alternate site for a branch may be necessary. The library has investigated the feasibility of convening to a district library under Act 24, however such action does not seem worthwhile since the relationship v.1th the School District is satisfactory. Yet if development does not continue to occur in the Hartland Consolidated School District to increase SEY (upon which the Library's one mill levy is based), then financial shortages could occur. 114 - I �TABLE 30 TYPES AND CHARACT'ERISTICS OF LIBRARIES• Area Served ' ' Recommended Population Served Miscellaneous Central Whole City or Municipality No Limit & Varies Should be within a block or two of main business and shopping area and convenient to main traffic and transportation aneries. Branch 1 to 1-1/2 miles 25,000 people Should be accessible. Sub-Branch Detached Areas and Smaller Cities Varies Not usually open every day or housed in a library-owned building. Can be in community buildings or schools or rented quarters. easily • American Library Association TABLE 31 RELATIONSHIP BE1WEEN BOOK VOLUME AND POPULATION SIZE FOR LIBRARY SERVICE• Population of Library Area Minimum Maximum 6,000 10,000 10,000 35,000 35,000 100,000 100,000 200,000 Volumes per Capita 3.00 2.50 2.00 1.75 Up to Volumes 25,000 70,000 175,000 300,000 • American Library Association NOTE: The minimum book stock of any library, as an independent unit, should be 6,000 volumes regardless of population served. 115 �TABLE 32 MINIMUM STANDARD LIBRARY SPACE REQUIREMENTS* Amount Floor Space (sq_. ft.) 5,000 + 1 sq. ft. for every 10 volumes over 5,000 Reader Space (sq_. ft.) 3 seats per 1,000 population@ 30 sq. ft. per seat Staff Work Space Csq. ft.) Estimated Additional Space (sq.ft.) Total Floor Space (sq_. ft.) 1,500 sq. ft. + 150 sq. ft. for each full-time staff member over 13 5,250 15,000 minimum • American Library Association Governmental Administrative Offices Community growth brings with it the need to increase the level of public sen,ices and consequently public employment. _A corresponding increase in employment \\!ill be necessary to administer the conduct of the typical municipal office. Analysis of future requirements is necessary to insure uninterrupted continuance of required public administrative services to meet increased demand for effective and efficient government. Existing Conditions Government administrative offices of Brighton Township are located in the Township Hall on Buno Road, north of Spencer Road. Located in this building are the offices of the Supervisor, Assessor, Treasurer, Clerk, Building Inspector and general office secretary. Public meeting rooms are also available at this site. There are approximately 5,520 square feet of floor space in this facility with a staff of 14 full-time and four part-time employees. 33 The Township Hall was built in 1985 to replace old facilities to the east at Buno Road, west of Pleasant Valley Road. The facility will need to be expanded to meet increasing service needs. 33 Information from Carla Chapman, Township Clerk, January 1991. Includes Township Supervisor, Township Oerk and Township Treasurer. One temporary secretarial position is classified as a full-time job. 116 �Standards The determination of standards for administrative offices depends a great deal on the particular community. Elements to consider include the structural adequacy and space requirements. Although it may be easy to see that the existing accommodation is overcrowded and/or structurally deficient to warrant replacement, it is more difficult to anticipate space requirements for the next 20 years as this involves projecting future positions and the space needs of personnel, equipment and storage. Other criteria to consider are future activities and functions to be housed by administrative offices. Ample area for new departments and agencies or simply for expansion must be provided. As a new building may have to serve for many years, space needs should not be underestimated. . Beyond the considerations discussed above, a general principle of administrative ; office planning may be outlined. In areas of small population or low density, all offices should be located proximate to each other centrally located and easily reached by the residents of the community. Local governmental offices should be accessible to the people who use them. Locating different departments at varied locations in the Township would prove inconvenient to those who need different services. In addition, municipal departments also require proximity among themselves, as the function of one may be in part dependent upon the work of another. Analysis of the operations of governmental agencies show that certain agencies have frequent contact, and administrative costs can be r, significantly lowered and efficiency increased when offices are close together. Recommendation As the population of the Township increases, so will the level and range of public services required. It will be necessary to increase the municipal office space of the Township. On a long range basis, space within the present Brighton Township facility will not be sufficient nor functionally adequate. As noted above, of primary importance to government administrative office planning is general accessibility to the public. In a community the size projected for Brighton Township with a population that is widely distributed throughout. it is desirable to group administrative functions in one area, commonly called a civic or community center development. Some of the benefits of a community center have already been mentioned. The grouping of public buildings is convenient to both governmental agencies and the 117 �Standards The determination of standards for administrative offices depends a great deal on the particular community. Elements to consider include the structural adequacy and space requirements. Although it may be easy to see that the existing accommodation is overcrowded and/or structurally deficient to warrant replacement, it is more difficult to anticipate space requirements for the next 20 years as this involves projecting future positions and the space needs of personnel, equipment and storage. Other criteria to consider are future activities and functions to be housed by administrative offices. Ample area for new departments and agencies or simply for expansion must be provided. As a new building may have to serve for many years, space needs should not be underestimated. ...' . ( I • , Beyond the considerations discussed above, a general principle of administrative office planning may be outlined. In areas of small population or low density, all offices should be located proximate to each other centrally located and easily reached by the residents of the community. Local governmental offices should be accessible to the people who use them. Locating different departments at varied locations in the Township would prove inconvenient to those who need different services. In addition, municipal departments also require proximity among themselves, as the function of one may be in part dependent upon the work of another. Analysis of the operations of governmental agencies show that certain agencies have frequent contact, and administrative costs can be (. significantly lowered and efficiency increased when offices are close together. I., Recommendation As the population of the Township increases, so will the level and range of public services required. It will be necessary to increase the municipal office space of the Township. On a long range basis, space within the present Brighton Township facility will not be sufficient nor functionally adequate. As noted above, of primary importance to government administrative office planning is general accessibility to the public. In a community the size projected for Brighton Township with a population that is widely distributed throughout, it is desirable to group administrative functions in one area, commonly called a civic or community center development. Some of the benefits of a community center have already been mentioned. The grouping of public buildings is convenient to both governmental agencies and the 117 �public in conducting business that r~quires visits to various departments. Development of this type also makes it possible to use joint parking facilities, janitorial services, and reference library facilities. The location of the existing municipal offices is shown on Map 3 on Buno Road, northerly of Spencer Road. Community centers are typically located on the fringe of more intensive development to take advantage of lower land values and also to prevent the interruption of any possible future business expansion. Its location should also be situated along a major thoroughfare and near the center of anticipated residential development. The existing location of the Township Offices complies with these requirements. Important decisions will have to be made about the size, shape and arrangement of buildings and their relationship in terms of circulation and appearance over the long term. The present site perm.its expansion on an accessible, visible site suitable over the next 20 years. Police Protection Police protection and law enforcement is a vital service that government must provide. As recorded in the Brighton Township Community Survey, 62 percent of the respondents agreed strongly or agreed somewhat that there were no police protection problems in the Township which would warrant expanded police services.34 The need for police protection arises from the number of crimes committed and reported. citizen relations with the department, and department relations with other aspects of community government. It is of great importance that adequate police protection be available in a community, especially if that community has valuable residential neighborhoods and industrial and commercial establishments requiring protection, and highways carrying high volumes of traffic that must be patrolled. Existing Conditions Brighton Township presently relies upon the services of the Michigan State Police, with a branch headquarters on east side of Old U.S. 23 between Spencer Road and I-96. During times of emergency they promptly respond. Contracted services v.ith the Livingston County Sheriffs Patrol ended in 1984 at which ti.me annual cost was $35,000, with a 34 Brighton Township Community Survey, op. cit., Question 29. 118 �weekend service option for an additional $30,000/year. However, while the County Sheriffs Patrols are not under contract for added services, the Sheriff's Patrol provides surveillance o County Roads. The concept of establishing a Township police department has been deferred owing to high cost. Standards Since no two communities are alike, specific standards for police equipment and facilities are not available. Because of the high number of variables that affect a police department (e.g., crime rates, department work load, relationship to county and state law enforcement bodies, type of areas to be patrolled), only broad outlines can be discussed. These standards are presented in Table 33. I \ - Generally, contact with the public is of secondary importance to police facility location. The location of stations is primarily determined by the characteristics of the area to be serviced and by the speed and efficiency of moving personnel and equipment into the service areas. Service areas in commercial areas and close-in densely populated areas are usually small and patrolled on a beat system whereas outlying districts comparable to Brighton Township are larger and covered by patrol cruisers. As noted in Table 33, the location should also be convenient to major streets in an area unbroken by natural or manmade barriers. TABLE 33 GENERAL POLICE FACILITY LOCATION STA.""IDARDS• I• \. 1. Should be near the geographic center of the service area near concentrations of commercial and industrial land uses. 2. Location should be convenient to major streets in an area unbroken by impassable barriers as freeways, railroads or rivers. 3. In smaller areas of population, facility should occupy one section of the municipal building or civic center. 4. Preferable to have police facility in separate building to insure that police business does not interfere with other government operations. 5. If facility is to be located within municipal building with other departments, location must be separate from other departments so public may have access to other depanments without passing through the police area. • Adapted from William I. Goodman and Eric C. Freund, Principles and Practice of Urban Plannin~. International City Managers Association, Fourth Edition, 1968. 119 �Police Protection Recommendation Brighton Township presently does not maintain an independent law enforcement department. By the Year 2010, due to the expected influence of high value residential, commercial and industrial development and concomitant population of about 24,000 persons, the Township might consider establishing a 24-hour on-line police depanment of its own. No set standards exists for the number of police employees required for adequate service and protection. However, recent U.S. Department of Justice figures indicate that communities containing a population of 10,000 -24,999 persons located in the East-North Central United States employ an average of 1.8 police employees per 1,000 population. 35 In the interim, the Township should attempt to increase the level of service provided by the State Police. Fire Protection The protection of life and propeny through the provision of a fire protection agency is a necessary municipal responsibility with the quality and sophistication of the agency being directly related to its facilities, fire fighting equipment and personnel training. In addition, the fire protection agency cannot be expected to accomplish its task unless it has the capacity to fight fires of more than minimal duration. Since fire protection facilities are major capital improvements, they should be carefully planned and located. Adequate coverage of every area of the Township is required as is quick response time to calls. The number and location of fire stations required in a community depends upon several factors including: the size and layout of the community, type and density of development in the community, age and condition of housing, type of building materials common to the community and the topography of the community among others. Natural and man-made barriers must also be considered. The overall quality of the fire department is rated on the adequacy of all the aforementioned fire fighting characteristics. This rating is transposed into insurance rates ( on a scale of 1 to 10) by various insuring agencies. A municipality with a low rating (high quality of fire protection services) will benefit its propeny owners with lower insurance costs U.S. Depanment of Justice, FBI Uniform Crime Repons, Crime in the United States. 1978, U.S. Government Printing Office, Washington, D.C. 1978, Table 55, pg. 232. Employment figure includes both clerical and professional positions. 35 120 �-~ . while a municipality with a high rating (low quality of fire protection services) will be adversely affected in this regard. At present, according to the Insurance Services Office, ,.. Brighton Township is rated 8, 9 and 10. The 10 rating indicates when a fire station is -. located more than 5 miles from any location. The 9 rating denotes when the location is 5 miles or less plus when a fire hydrant (on an approved water system) is within 1,000 feet. In the absence of a regional approach to fire protection services, each municipality must have the manpower and equipment to adequately afford protection to its residents and businesses from loss of life and property. To insure such protection, it is recommended that each community should have the ability to handle two fires simultaneously. r~ l '., Responses to the 1989 Township Community Survey reflected that about 61 percent of respondents agreed strongly or agreed somewhat that there are no fire protection problems in the Township which would warrant expanded services. 36 ; I ' Existin~ Conditions Prior to 1973, the Township of Brighton contracted for fire fighting services with the City of Brighton. Since that time, the Township has maintained an on-call volunteer fire fighting force. l ' The volunteer force consists of 42-49 people as of December 1990. As required by I ' the State of Michigan Fire Fighting Training Council, each member of the volunteer force has successfully completed 66 hours of course work in fire fighting. Additional training is I• provided through attendance in various training seminars. There are currently two fire stations which serve Brighton Township. They include the North Station located at Hyne Road and Old U.S. 23 and the South Station found at Webber Road near Old U.S. 23. The fire fighting equipment located at each is described in Table 34. The location of each station is shown on Map 3 following Page 79. The fire responsibility area for the North Station is primarily that area north of ' ;, Hilton Road as extended, whereas the South Station's area of coverage is considered to be '" _.: south of Hilton Road. Each station will, however, broaden their service area upon special circumstance. It should be recognized that the South Station is responsible for the Township's commercial core and is also responsible for the 1-96/U.S. 23 cloverleaf. Efforts to maintain the South Station at or near its present location is therefore of utmost 36 Brighton Township Community Survey, QJ!..G, Question 30. 121 �importance. Mutual aid pacts exist with the City of Brighton, Green Oak Township and Hartland _I Township. Fire Station While standards exist which indicate the desirable number of stations required, equipment and personnel needs, and optimum service areas, fire station needs should also be determined in relation to the layout of the Township, the location of various land uses, and the street system. The better the street system, the faster the fire equipment can reach its destination, and thus, the larger the area the station can serve. The standards in Table 35 indicate generally recommended service radii for various districts. Those districts with higher value uses such as commercial and industrial should be within 3/4 to 1-1/2 miles from a fire station, while residential uses may be from 1 to 4 miles from a station, depending upon the intensity of development. Fire Protection Recommendations It is anticipated that the existing fire station located at Hyne Road at Old U.S. 23 will be adequate to serve the Year 2010 population and businesses in the north and west central areas of the Township. Expansion and renovation of this station is being considered by the Township, with its replacement anticipated as the north part of the Tov.nship develops further. The South Station. intended to predominately serve those single-family residential areas south of Hilton Road and be readily accessible to higher density multiplefamily, commercial and industrial uses found proximate to Spencer Road and Old U.S. 23 and south of the I-96 Freeway, should also be continued. However, with additional high value district -development scheduled to continue in this area (i.e., office and multiplefamily areas designated on the Township's Land Use Plan proximate to Old U.S. 23 and Grand River Avenue), additional equipment may be necessary to insure sufficient coverage. Such is planned in 1992-1993 by the anticipated addition of a new 55 foot telesquirt truck and a combination rescue/grass rig. 37 One new 2-bay station is proposed to be constructed and equipped in the east area of the Township at northwest corner of Pleasant Valley Road and Buno Road. This facility 37 Information from Roger Young, Deputy Fire Chief, January 1991. 122 �TABLE 34 FIRE FIGIITING EQUIPMENT BRIGIITON TOWNSHIP* Station North I.' \ (, r~ i ! ' ', South Quantity Description Year 1 1,250 gallon/minute pumper with 1,500 gallon tank 1991 1 350/gallon minute pumper with 1,250 gallon tank 1975 1 Rescue rig 1985 1 Four wheel drive grass fire fighting unit 1979 1 1,250 gallon/minute pumper with 1,500 gallon tank 1991 1 350 gallon/minute pumper with 1,250 gallon tank 1979 1 Four wheel drive grass fire fighting unit 1962 i - • Interview with Roger Young, Deputy Fire Chief, January 1991. TABLE 35 FIRE COMPANY DISTRIBUTION STANDARDS• ,- i -. \ District and Required Fire Flow Optimum Service Radius in Miles from Engine, Hose or Engine-Ladder Companv High-Value District (Commercial, Industrial Institutional) 3/4 - 1-1/2 Residential District: Where there are buildings in the district three or more stories in height, including tenement houses, apartments or hotels. 1-1/2 ' - Same as above, but where the life hazard is above normal. 1 For buildings having an average separation of less than 100 feet. 2 For buildings having an average separation 100 feet or more. 4 • American Insurance Association, Fire Department Standards Distribution of Companies and Response to Alarms, Special Interest Bulletin No. 315, January, 1963. U3 • .J �is intended to serve those single-family residential areas east of U.S. 23, south of Newman Road and be readily accessible to more intensive development proximate Grand River Avenue. Toe location is shown on Map 5 (following Page 137). Such a location would conform to the recommended standards stated above. Equipment expected to be housed in this facility will be a 750 gallon/minute pumper with a 750 gallon tank, and a combination rescue/grass rig. Recreation Facilities Recreation facilities are one of a municipality's most utilized yet often unrecognized resources. Toe trend of more leisure time and rising incomes has generally created a greater demand for recreation facilities. Toe demand for recreation space varies between units of government. Generally, it is accepted that the demand for recreation space in urban areas is greater than that for rural, because more of the total land area in an urban setting is developed. Thus, they often have the least capacity for such facilities. In suburban areas, such as Brighton Township, the demand for recreation at both the neighborhood and community level may be less. This is essentially due to the low density and undeveloped characteristic of the Township. In the 1989 Township Community Survey predominant strong interest was expressed for having nature trails, bridle trails and bikeways (43 percent of all responses), and for parks and picnic areas (37 percent of all responses). 38 As Brighton Township continues to develop, the recreation needs of the Township will become more important. Development pressures will remove more and more land from the inventory of undeveloped acreage the Township presently maintains. Thus, the amount of land which could be utilized in meeting future recreation needs will diminish. Ultimately, to adequately address the future recreation needs of the Township requires that local officials develop a continuing program for meeting both present and anticipated recreation claims. It is the purpose of this section to survey the present recreational facilities the Township presently enjoys and suggest general recommendations on meeting future needs. 38 Brighton Township Community Survey, op. cit., Question 33. 124 �Inventmy and Analysis j l Brighton Township is unique in that it is proximate to a vast array of recreational lands and opportunities. Of particular importance are the regional parklands. The residents of Brighton Township find their recreational needs satisfied much more readily than residents of other municipalities due to their close proximity to thes~ facilities. Also many recreation and leisure time activities are often part of a homeowner's own property and there is little need to seek other areas. This is particularly true of the owners of lake property. The recreation facilities accessible to Brighton Township are next described. Re~onal Recreation Facilities - Regional recreation facilities afford residents of Brighton Township numerous recreational opportunities. ,-, I • Within the seven county SEMCOG region (i.e., Wayne, Oakland, Macomb, Washtenaw, Livingston, St. Clair and I ( Monroe Counties), there are over 50 regional recreation facilities containing over 80,000 fi acres divided among County, State and Huron-Clinton Metropolitan Park Authority ( J r .• :' I. J (HCMA) properties. (See Map 4) Of particular importance to Brighton Township is Kensington Metropolitan Park whic? occupies approximately 340 acres of Township land in the extreme southeastern section of the Township and extends easterly into Milford Charter Township. This HCMA park is accessible to Township residents and is anticipated to continue to function as a primary recreation activity center for Township residents in '' years ahead. The HCMA headquarters are located in this area of the Township at 196 /Kensington Road interchange. Commensurate with providing areas of recreational land is a need to provide in ! . those lands recreational activities desired by those seeking recreational opportunities -whether providing additional snowmobile trails in the Island Lake State Recreation Area or extra ball diamonds at Kensington Metropolitan Park. In this manner, the needs of the sportsperson will be met while assuring utilization of the parks themselves. A variety of recreational activities and facilities should be provided since each age group has its own special interests. The provision of recreational activities should also be based upon the anticipated demand or desire for certain types of activities. Inasmuch as most recreational ,__ , activities are undertaken during the summer months, it becomes important to plan for those activities which are anticipated to grow the fastest during the summer season to adequately meet future demand. As denoted in the Community Survey, there is a significant interest in development of nature trails bridle trails and bikeways. Thus, any further planning of 125 �recreation resources should include these items as well. In addition, Brighton Township is central to general boat launching ramps. Data in Table 36 that there are several such facilities available to Brighton Township residents within easy driving time. The magnificent recreation park facilities proximate to Township residents are depicted on Map 5. Township Parks - Second to the recreational benefits obtained through regional parks, are those provided at the local level. Table 37 indicates the different types of desirable recreational facilities and for whom they are intended which are typically provided at the local level. Included are playgrounds, playfields and community park. Playground facilities are presently provided at school sites by both the Brighton Area School District and the Hartland Consolidated School District for public use within the Township. Playgrounds exist at Spencer Elementary School, Lakes Elementary School and the new Hilton Road Elementary School (pending). However, it must be recognized that those persons residing in that area west of U.S. 23 and south of Spencer Road could utilize the playground existing at Miller Elementary School located in the vicinity of Spencer Road and Grand River Avenue in the City of Brighton. In addition, additional open space exists at Lakes Elementary, Spencer Elementary and the new Hilton Road Elementary areas. Continued effort by Brighton Township officials is important in securing easily accessible playground areas for the "under 12" age group. One such tool available to Brighton Township in acquiring recreation areas is through dedication of open space requirements as part of the Township's Subdivision Regulation Ordinance. Currently, this Ordinance through Section 403 (Subdivision Open Space Plan) provides an optional method of subdividing property to encourage the provision of open space and development of recreation facilities. Promotion of this technique to prospective developers of large subdivisions could result in a more desirable and efficient use of land and added recreational space to the Township's land use inventory. Further, under the new cluster housing option in the Zoning Ordinance, adopted in 1990, there is an opportunity to reserve open space for local residents' use. Playfield area within the Township is located adjacent to the Farms Middle School site and includes four ball diamonds and an open field area of over 20 acres. The Spencer Elementary School site also contains approximately 10 acres of land area which may be included under this category inasmuch the site presently contains a lighted ball diamond utilized by summer softball leagues. Ball diamond facilities are also found behind the U6 �TABLE 36 BOAT LAUNCHING RAMPS VICINITY OF BRIGHTON TOWNSHIP* YES 24 1,2,4,6 321 RO 2N SE 10 NO 18 1,4 252 RO 2N SE 22 YES YES 30 1,2,4,6 290 RO 2N SE 19 YES YES 50 1,2,4,6 sn RO 1N SE 32 4 NO 20 12 WO 1N 4E 9 M 12 2 YES 20 5 119 S? 1N SE 3 3 mi Not Lakeland M 12 2 YES 10 5 56 SP 1N SE 3 4 mi NE ol Pinckney M 12 3 NO 10 5 29 SP 1N SE 6 47-10 Chilson Pond (Brighton R.A.) 4 mi Nol Lakeland M 12 3 NO 2 5 100 F SP 2N SE 33 47•11 Hiland Lake (Pinckney R.A.) Hell M 12 3 NO 8 5 123 F SP 1N 4E 32 47-12 Goaling Lake (Pinckney R.A.) Hell M 12 3 NO 8 5 12 SP 1N 4E 32 LIVINGSTON COUNTY SIie No. ......,_ SHe Na,M & 9ocly of Water ol SIie r • i State .._ ,.._, Cew1ny ~-c.- 47•1 Lak• Ch•mun; 4 m, NW of Brighton L 12 47•2 EHi Crook•d Lak• 6 mi N of Lolkeland M 12 (ill 47.3 Woodland Lak• 1 mi Not Brighton L 12 47-4 Whltmor• L.ak• 3 mo SE or Hamburg M 12 2 47-6 Duck Lake (Gregory S.G.A.) 3 m, N of Hell M 12 47.7 Bishop Lake Campground (Brighton RA) 3mi N of Lakeland 47-8 Appleton Lake (Brighton R.A.) 47.9 Chenango Lake (Brighton RA) ~ YES 3 Sit~ '1Wlec• '81'1Uftf 1'ulN ...... Wet- w.,.,.. en• Co""°' a Ad,nl". ..... ._._ WASHTENAW COUNTY 81-1 Bruin Lake (PineM*Y R.A.) 1 mi SEol Unadilla M 12 2 YES 8 5 145 SP 1S 3E 2 81-2 Half-Moon Lak• (Pinckney R.A.; 1 mi Sol Hell M 12 2 YES 3,4 5 244 SP 1S 4E 6 81-3 Sugarloaf Lake (Waterloo R.A.) 1 mi SEol Waterloo M 12 2 YES 6 5 205 SP 1S 3E 31 Ford Lake 1 mi SEol Ypsilanti M 12 YES 50 6 1,050 JYRO 3S 7E 23 1 miSWof Unadilla M 12 2 NO 14 5 180 SP 1S 3E 3 YES 10 5 200 SP lS ,e 18 YES 57 6 261 CITY 2S 6E «6 SP 1S 3E 10 (ffl 81-" Joann L•k• (Pinckney R,,A 81-6 North Lake (Pinckney R.A.) 3 m, Sol Hell M 12 2 81·8 Gedde• Pond Huron Rover 3mi Eof Ann Arllor M 12 2 81·9 South Lake (PiMCM*Y RA) 2mi Sol Unadilla M 12 2 YES ' 5 193 2 mi SE ol Waterlco M 12 2 YES e 5 113 SP 2S 3E 6 1S 3E 29 i 81-10 Crooked Lake (Waterloo R.A.) 81-11 I ' , ..... , F 81·5 !- 1 I• YES Wlnnewenna lmpoundment 2 mi Eof Waterloo (Waterloo R.A.) YES B M 12 3 NO 15 5 500 SP s 24 SP 1S 4E 8 203 co 1S SE 11&12 SP 2S 3E 5 81-12 Plckaraf L:ake (Pinckney R.A.) 2 mi SEol Hell M 12 4 NO 12 81-13 Independence Lake 3miSWof Whitmore I.aka M 12 2 YES 10 81-14 Mill Lake (Waterloo R.A.) 3 mi Wot Chelsea M 12 3 YES 12 5 142 81-15 Cedar Lake (Waterloo R.A.) 3MIWof Chelsea M 12 2 NO 8 5 76 SP 2S 3E 9 81-16 Green Lake (Waterloo R.A.) 3 m, E of Waterloo M 12 3 NO 10 5 95 SP 1S 3E 27 81-17 Coyle Lake (Waterloo R.A.J 3 mlWof Chelsea M 12 4 NO 6 5 18 SP 2S 3E 9 81-19 Four MIi• Lake (Chelsea S.G.A.J 2 mi E of Chelsea M 12 3 NO 15 256 WO 2S 4E ' YES 25 RD 1S 4E 81-20 Portage Lake 4 mi SE of M 12 YES 2,4 ,6 644 F F Pinckney • Adopted from Michigan Boat Launching DirectOQ'., 1989-90. Michigan Department of Natural Resources. Footnotes and coding on Page 129. U7 �TABLE 36 (cont.) OAKLAND COUNTY ••• .... [El 63-1 Sn• N-Wfte, loilyOf ...., ..... L-llon St.te Map "-'tp Caut,Ny c-,. !tier Coot,ainete Tolloto,_ - - --- ·-· .... ..... F """· -14 RO 2N RO 2N F RO 3N 8E 13 F RO 2N aE 22 RO 3N 7E 13 RO 4N 10E 2 RO 4N 8E 28 144 RO 2N ae 6 90 RO 3N 9E Orchard Lake Orchard Lake L 13 YES YES 64 1,2,4,6 788 63-2 Union Lake Union Lake L 13 YES YES 32 1,2,4,6 445 6~ TacklH Drive Pontiac Lake 3 mi Nor Union Lake L 13 YES 20 1,4 640 63-5 Wolverine Lake 2 mi Nor Walled Lal<e L13 NO 15 1,4 241 ~ White Lake 3 mi NE or Highland L 13 YES YES 14 1,2,4,6 540 YES YES 34 1,2,4,6 soe YES 15 1,4 200 YES 15 1.2.4,6 NO 8 4 Croft 9E 8E 63-7 Lake Orlon Lal<e Orion L 13 SH Big Lake 2mlSEol Davisburg L 13 63-9 Long Lake 1 mi Wot Union Lal<e L 13 63-11 Crescent Lake 2mi s or Drayton Plains L13 63-12 Loon Lake Drayton Plains L 13 YES YES 10 1,2,4,6 234 0 RO 3N 9E 11 63-13 Squaw Lake 2 mi Wot Oxford L 13 YES YES 45 1,4 133 F RO SN 10E 29 F RO SN 11E 27 RO 3N 9E 7 AO 3N 8E 27 RO 4N 7E 30 63-14 Lakeville Lake 3 YES 3 F 21 Lakeville L 13 YES YES 29 1,2,4,6 460 3miWor Drayton Plains L 13 YES YES 18 1,2,4,6 419 63-17 c.dar Island Lake 7mi Eol Highland L 13 NO 6 1,4 134 63-18 Tlpalco Lake 4miWof Rose Center L 12 YES 15 1,2,4,6 301 63-20 Dodge Bros. Slate Pane 4 mi Eof L 13 YES 50 s 1.280 F SP 2N 9E 3 YES 80 5 640 F SP 3N 9E 18 (E] 63-16 Maceday Lake YES F No.4 Cass Lal<• Union Lal<e Pontiac Lake 4mi Nor Union Lal<e L 13 63-22 Alderman Lake (Highland A.A.) 2 mi NEol Highland L 12 4 YES 15 s 40 SP 3N 7E 23 63-23 Moore Lake (Highland A.A.) 1 m, Sor Highland L 12 4 NO ,o 5 92 SP 3N 7E 34 63-24 Lower Pettibone Lake (Highland A.A.) 1 m, Sol Highland L 12 3 NO 15 s 89 SP 3N 7E 34 63-25 Tffple Lake (Highland A.A.) 3 mi Eol Highland L13 3 NO 30 s 49 SP 3N 8E 30 63-26 Middle Straight.a Lake 3miWol Orchard Lake L 13 3 YES 10 6 171 TWP 2N 9E 18 63-27 Proud Lake (Proud Lake A.A.) 4 mi SE or Milford L13 YES 25 s 104 SP 2N 8E 20 63-28 Heron Lake (Holly A.A.) Sm, Eal Holly L13 YES 48 s 132 SP SN 8E 28 63-29 Crotch• Lake (Holly A.A.) 2 mi NE or Hoity L 12 3 YES 10 s 14 SP SN iE 23 63-30 Crystal Lake (Holly A.A.) 2mi Eof Holly L 12 3 YES 10 s 12 SP SN 7E 25 63-31 3 ml NEol Hoity L 12 4 NO 10 5 16 SP SN 7E 14 63-32 WIidwood-Vaiiey Lakes (Holly A.A.) 6 m, E or Holly L 13 2 YES 20 s 84 SP SN 8E 28 63-33 Graham LakH, South (Bald Mountain A.A.) 63-34 Trout Lake (Bald Mountain A.A.) 2 m, E of Lal<• Onon 3 mi Sor we Orion L 13 4 NO 25 5 18 SP 4N 11E s 16 s 3 F SP 4N 10E 24 63-35 Big Seven Lake (Seven Lakas SP) 3 mi NW or Hoity L 12 YES 12 5 170 F SP SN 7E 30 63-36 Dlcklnaon LM• (Seven LakN SP) 2 mi NWol Holly L 12 NO 20 5 44 F SP 5N 7E 29 63-21 (Pon~ac Lake A.A.) Holdredge Lake (Holly A.A,) YES L 13 F A F 128 �TABLE 36 (cont.) WAYNE COUNTY 82-1 Reid Memorlal Ramp Oelroit River Oetroil M 14 82-2 Huron River Mouth (Lake Erie Accoss) (Pt. Mouille S.G.A.) Belleville Lake 4 mi Sor Gibraltar N 13 1 mi NE or Belleville 82 Ecorse Munrcrpal Ramp Detroit -River Ecorse 82-5 Wyandotte Municipal Ramp Wyandotte Oetroil River 82-9 Ellubeth Perk Oetroil River 82-3 • (E] 82-7 ,-,, I \ i_. 82-8 , mi Sor Trenton Hamson Ave Riverfront Parl< Trenton Detroit River Riverside Park Detroil River Detroit Ambassador Brid;e NIA F CITY 2S 13E 6 N/A B WO 5S 10E 25 2,4,6 1,270 F RO 3S 8E 22 so 6 NIA F CITY 3S 11E 16 YES 59 6 NIA F CITY 3S 11E 20 YES YES 215 6 NIA F co 4S 11E 19 N 13 YES YES 34 6 NIA F CITY 4S 11E 18 M 13 YES YES 125 6 NIA F CITY YES YES 252 YES YES 60 M 13 YES YES 120 M 13 YES YES M 13 YES N 13 2 6 ' ,..... Using This Directory I, l l. This boal launching direc:tory is cosigned 10 aid usors or lrailarabie bo.lls. car-lop bo.lls, and c:anoos in locallng pJ.lcos 10 iaundl lhoir crall. ii lisls information conceming each launch ramp and rolalod raciUlies. such as parking, loilols, ale. II shoukl bo usod w,lh a Michigan ollicial transpor• tation map Gnd/or county maps as a guido. This directory inc:tudu boal launching lacililios oporatod by the Oepartmont ol Nalwal Rosourcos and thoso oporatocJ by counlio:, cilia: and olhor govommonta.l .igoncios which woro bulll with assistanco lrom lho Oepartmonl or Natur.if Rcsourcos. Not .ill 01 Michigan's boat launching racililies ara listed in lhe dlroctory. For example, many ol Iha boat ramps available within Nauonal Forests and al counly and city parl<s are nol lislod. Also commercial boal landings operated as businesses on private property are nol - listed. ..... • Stato Map lndox-Usod to loc.te Iha gonor.if vicinity of Iha silo on a Michigan official transportation map. Refers 10 index along the edgos of tho Slalo map. Ramp Cod-This number tella what 1ypo ol launching ramp tho :ilo usor can oxpocl lo linll al tho acco:: silo. It should bo nolod 1"'11 shoaling or obslructions may bo prosenl at any loc.l· tion. and boators should carefully evaluate ail waler depths before :aunching. The numbers mean: 1. A hatd-aurfaced ramp with sufficiont wale, deplh 10 acconvnodate roost trailerableboela. 2. A llanHurfacod ramp, in aroas of limited watw deplh, where launching and relri9ving of largosl boals may be dillicull. 3. A gravel-eur1aced ramp. 4. A ~ launching aroa. Sita Explanation of Column Headings l.., miles In a straight Uno, and dlreclion 10 lhe site lrom the noarost town. In some cases, you will hava to ask directions from the local townspeople 10 find lhe silo, or refor to counly maps available rrom Iha Oepartmenl of Nawral Resources. Also. wateh for Department of Natural R• sources signs indicaiing the direction and disWlc:e 10 an access site. ONR SIio No.-When contacting lhe Oapartmont ill>Out any ol Iha faciUiios hstod in this directory, ploaso make relorenco lo both lho s,te namo and ONA Sito Number. The symbol [E] In lronl ol s1Ie number dosignatas a barner-rroe rac11iIy. Site Name and Body of WaterSilos arc usually namod allor the lako or body ol water they ser,,o. In some c::isos, !hoy are named in honor of parsons contnbullng to tho recreational boaling program or physical iandmar ks, in wrllch case tho namo of lhc wator 1s tll.:;o g1von. n the ramp is located W1lh1n a Slalo Park (SP), Slato RccroaI10n Aroa (RA), SL.Ito Garno Aroa (SGA), or Wi1411lo A/ea (WA), tho name ol lhal unit ia alSo gtv,an. l.ocaliol>-lndicaloa the numbor of does not have an improvod ramp and is suila.ble for launching car-lop boats and ~ only. Courtesy Pier-An elavalod walk or platform (catwalk) for loading and unloading passengers. etc.. at lhe boat launc/llng ramp. Parking-This is tho number of at lho accoss s,to. Some boat ramps in Slate Parks and Slate Forest Campground$ are lor tho uso ol carnpors only and no park· ing is availablo lor non-<:amp!rlg boaters. panung placos available SIio Rul-To prevent ffllSuse or boat launching faciliU1s, it has boon necessary to make and enlorce rules to insww that faci~ties are usod ror lheir intended purposo. Tho coae lot lheso rules is as lollows: 2. Feo charged for use of a pubfte 3. 4. 5. 6. access site administered by Recrea• lion Division. Camping allowed. Sile closed to all swimming, wading and balhing. Stale Parl< ndes apply. A Slate Park entrance permit Is required. Special rules apply, suc:11 as spedal Closing hours, rules against consumption of alcoholic beverages, or others. Also, lhis dosignation is usod whoro lhe silo rulos aro established by an agency other than the Department of Natural Resources. Water Acres-This is the size of the lake in acres of surface area al the inland lake or lmpoundmenl NIA means not applicable and indicates siles on Great Lakes. rivers and streams. A lake lhal is round and 1/2 milo across is approximately 125 acres in sizo. Local Waterc:rall Controls-In addition to the general boating regulauons of Michigan. ii hu been necessary to make rulN 10 control certain boating activities on some bodin of water. The who has responsibilily for mainlaming and operating the boat launching s1Ie. Inquiries shoUld be directed to the appropriale administering unit listed below. RD - Recrealion Oivis,on Oepanment ol Natural Resources P.O. Box 30028 Lansing, Ml 40909 517-373-9900 SP - Patks Division Oepat1mont of Natural Resources P.O. Box 30028 Lansing. t.11 40909 517-373-1270 si= - Forest Management Division Oepar1ment or Natural Rosources P.O. Box 30020 Lansing, t.11 ~8909 517-373-1275 WO - Wildlife Division 08l)artment of Nalural Resources P.O. Box 30028 Lansing, Ml 48909 517-373-1263 l• Ue, eode means: A. Motor boats prohibited. B. Unlawful for Iha operator of a vessel to exceed a slow, no-wake speed. Higt,.speed boating and water skiing prohibiled. D. Higt-..speed boaling and water skiing pennitlod 11 :00 a.m. 10 7:30 p.m. only, Eastem Daylight Savings Time. E. Waler skiing pennitted 11 :00 a.m. to 7:30 p.m. only, Eastern D,iylighl Savings Time. F. Local watercrall controls other than those listed above. or controls listed abOVe apply only to a part of the body of water. For CUIT8fll and more complele information on Locaf Walerc:rall Controls, conlacl Law Enforcement Division, Oepanment of Natural Resources, P.O. Box 30020, Lansing. Ml 48909, or the Counly Shenff of the County in whic:h lhe iako is loc.llod. C. AdmlnlslrDtor-This column 1ndic:a1es VILLAGE CITY "TWP. COUNTY ] Operated by the respective local unit of govemment Town. Rango. Section-This provides a useful method lor localing a boat launching facilily on a county map, County maps are available from Iha Oepar1ment of Natural Resources, lnronnation Services Center, at 517373-1220. Most of the listed boating facilities are Indicated by a symbol on ONA county maps. Lake maps for many of Michigan's inland lakes can be purchased lrom Michigan Urnled Conservalion Club, Bureau al t.laps, P.O. Box 30235, Lansing, Michigan 48909. They also sell U.S. Navigalion Charts for lhe Great Lakes and adjac:enl waIerwaY5 and counly maps. (Thoso ~ Ate Subjecl to Change) 1. Sil• cloMd 11 :00 p.m. to 4:00 a.m. 129 �~ / .... , ·@ ~' ,, -- ' ~ •; ·@· ~ N : ,J ~I ~ ,.. •' .' -'l -.~ . ~ -- ... --~- ~-Cl,-.•.) ~ ·' . .· . , • ~ f • -;) - -:- •, ----h.:,, ,.s-: ,,- - r - . :ii ·1 • : • I ·1 ··•·i -i-- I • I •· /) !:~~-~- -·-.,-.. ·.... I --~ I 4:" ,, { _ , . · ;· ~ ! o, .r .....:.~_ ..., l':-•s i @] ·! -~. -- ,. • " ''" 'll t -·a;- ,,.. .\ i ·.: ~..: i. .~ i I l ( : --· ! -- J - I 4 �REGIONAL RECREATION RESOURCES LEGEND for Map 4 HURON-CLINTON METRO PARKS 3 'I 4 5 6 7 • Marshbank Indian Springs Kensington Huron Meadows Hudson Mills l\1ICHIGAN STATE PARKS ·' ' ' . 3 4 8 9 10 11 12 13 15 Bald Mountain Dodge Bros. #4 Pontiac Lake Highland Proud Lake Island Lake Oakwoods Lake Erie Maybury COUNTY PARKS 5 6 7 8 9 10 12 14 15 25 26 27 Independence Oaks Groveland Oaks Springfield Oaks White Lake Oaks Waterford Oaks Glen Oaks Orion Oaks Independence Lake Lyndon Lola Valley Bell Creek Middle Rouge Parkway CITY OF DETROIT 5 6 Rogell Golf Course Rouge Park Source: Adapted from SEMCOG, Major Parks in Southeast Michigan. June 1987. 130 �TABLE 37 DESIRABLE RECREATION STAND ARDS ., I Acres/1000 Population Desirable Site Size (acre) Recreation Facility Remarks Playground These are usually located adjacentto elementary schools to serve the entire neighborhood population, especially the pre-school and elementary school age groups 1.5 Playfield These are usually located adjacent to junior or senior high schools and are meant to serve the community with active recreation facilities for children of secondary school age (ages 15 to 19) 1.5 15-20 Community Park These are usually located in areas of panicular scenic value and are intended as active and passive recreation areas for families. They should include facilities for picnicking plus active sports such as tennis and/or softball. 2.0 25+ a 5-10 . ! * Adapted from standards by the National Recreation Association. a. Smaller community parks may be warranted when having passive recreation or scenic function. North Fire Station located at Hyne Road and Old U.S. 23. Additional playfield space · readily accessible to Brighton Township residents is also provided at the Scranton Middle School site in the City of Brighton, and the Brighton High School site. The Scranton 131 �Middle School site contains roughly 10 acres of recreation space divided between a ball diamond and lighted football field. Situated on the 75 acre Brighton High School site is an athletic complex which includes playfield, pool and track facility, among others. The total acreage of these facilities exceed the standards set by the National Recreation Association. The Township does not presently have a community park. However, as previously l., mentioned, included in the Township are Kensington Metropolitan Park and the Woodland Lake boat launching site administered by the Waterways Division, Department of Natural Resources. Inherent to these sites are facilities commonly found in community parks as picnic areas, boat docks, etc. Also, as denoted in the Land Use Plan (Table 24), approximately 3,165 acres or 14.5 percent of the Township's total land area is scheduled for ,.. Recreation/Conservation; a classification established to protect and promote sufficient land { L . ., for natural resource preservation and public recreation use. In tandem with the low density, large lot residential development character of Brighton Township, the community park needs of the Township are satisfied. Other Facilities - Other recreation facilities not considered within the previous categories are those provided by public or private concerns. Within the Township are three such areas: the property of the Livingston County Sports Association is Section 7, Lakeside Camp, and the property south of School Lake owned by the Garden City Methodist Church. Conclusions The Community Facilities Plan has outlined the type and extent of community facilities desired to properly service the residents of Brighton Township. Good community facilities enhance a community and raise its standards of living as well as provide greater security to investors in the community. The Plan is based on future anticipated population requirements; therefore, not all of the proposals must be immediately effectuated, but may be programmed to coincide with fiscal ability and future need. It is recommended, however, that land requirements be met by prudent purchase prices and availability. With careful planning and capital improvement programming and the cooperation of the various departments of government and the public, the community facilities needed by Brighton Township may be provided to the extent and in the locations desirable for optimum efficiency in use and operation. 132 �PLAN EXECUTION AND REVIEW Introduction Upon the completion of the Comprehensive Development Plan Update, the effectuation of the Plan assumes a major role. Implementation of the Plan may be carried out mainly through the three following processes: 1. Regulation and control of the use and development of property. 2. Provision by the municipality of public improvements and services. 3. Public understanding and acceptance of the Plan. '.., The adoption of the Comprehensive Development plan and the provision of a zoning I -• ordinance and subdivision regulations that are related to the Plan are legal controls which the Township may utilize to effectuate the Plan. The Public Improvements Program is a method of realizing the public improvements recommended in the Plan. In addition., the various government depanments and the general public may be made aware of the recommendations in the Plan and the logic for its proposals though a public relations program. Plan Adoption The State of Michigan statutes provide for adoption of all or part of the Master Plan (Comprehensive Development Plan) by the Planning Commission following a public hearing. Regarding the legal controls of an adopted Comprehensive Development Plan, the State statutes (Act 168, PA 1959) provide that: "Whenever the Commission shall have adopted the Master Plan of the municipality of one or more major sections or districts thereof, no street, square, park of other public way, ground, or open space, or public building or structure shall be constructed or authorized in the municipality or in such planned section and district until the location., character, and extent thereof '' . ~ shall have been submitted to and approved by the Commission." The importance of official adoption of the Plan as a measure for its implementation is evident in the above section. 133 �Codes and Ordinances Zonin~ Zoning is the division of a community into districts for the purpose of regulating the use of land and buildings, their height and bulk, the proportion of lot that may be covered by them, and the density of population. Regulations in the different kinds of districts may vary, but the regulations in the same district should be identical. Zoning is enacted under the police power of the State for the purpose of promoting health, safety, morals, and general welfare. The purpose of zoning is to assist in orderly development and growth. It is also used to protect values and investments. Because of the impact it can have on the use of land and related services, zoning must be related to the best long-range land use forecasts which is the Comprehensive Development Plan. Zoning is an instrument for effecting that part of the Comprehensive Development Plan relating to the use and development of privately owned land. Zoning is not only an effective tool for the implementation of the Comprehensive Development Plan; it is also of benefit to the individual in the community. It protects a person's home and investment in it against the harmful invasion of business and industry; it requires the spacing of buildings far enough apart to assure adequate light and air for health; it prevents the over-crowding of land beyond the capacity of streets and buildings; it facilitates the economical provision of essential schools and parks; and in many other ways aids in the development of a better community. Brighton Township's existing Zoning Ordinance is based on a Comprehensive Development Plan which has been amended over time to implement the proposed Plan. It must be pointed out that zoning is not static but must be flexible to meet the changing demands of society. Subdivision Controls It is obvious that whomever plans a subdivision or a site condominium project is planning a portion of the Township. In order to keep this development in harmony with Township objectives, the subdivision or parcelling of land must be guided by a public authority. Several direct benefits are realized from the guidance of land subdivision development by the local unit of government. By requiring the subdivider or developer 134 �to put in minimum quality utilities and improve streets, people who purchase the land are not later confronted with unforeseen added expenses. A subdivision or site condominium project with no physical improvements is not only detrimental to itself but also destroys the opportunity for satisfactory development of nearby land. In addition. long-range economy in government can be realized when improvements are provided by the subdivider. In its review of the land subdivision layout, the Planning Commission checks such features as the arrangement and width of streets, particularly as to conformity with the Trafficway Plan, the width and depth of lots; the provision of open space; the grading and surfacing of streets; and the sufficiency of easements for utility and drainage installations. This process of review is one of the major methods of implementing the Comprehensive I~ '-, Development Plan in Brighton Township. The Subdivision Regulations of Brighton Township implement the Comprehensive Development Plan. The regulations encourage the subdivider to use his imagination when developing a parcel of land. It is also their purpose to coordinate the development of adjoining parcels of land to establish a community rather than separate subdivisions with not relation to the community. Similar guidance is inherent in the Township's site condominium requirements. Public Improvements Pro~ram In general, the term "public improvements" includes projects of large size. fLxed nature or long life which provide new or additional public facilities or services. It includes such items as public buildings, parks, sewers, waterworks, and streets. Few municipalities are so fortunate as to have available at any given time sufficient revenues to supply all demands for new or enlarged public improvements. Consequently, most municipalities are faced with the necessity of making decisions as to the relative priority of specific projects and of establishing a schedule for their commencement and completion. The orderly scheduling of public improvements is accomplished best in relationship with a long-range Comprehensive Development Plan. In substance, the Public Improvements Program, also referred to as a Capital Improvements Program, is essentially a planned program for providing public improvements. In operation it proceeds on the basis of a priority list of capital items prepared against the background of current and anticipated demands and present and 135 �potential financial resources in the community. The Public Improvements Program should be considered a major planning tool for guiding public improvements of the municipality along desirable channels and for assuring that they proceed in a desirable manner. It is not a device to encourage the spending of more public monies, but rather a means by which an impartial evaluation of needs can be made, and a timetable established for the development of these projects which are authorized or contemplated. General Principles and Objectives Long-range programming of public improvements is based upon three fundamental considerations. First, the proposed projects must be selected on the basis of community needs. Second, the projects must be developed within the financial resources of the community pursuant to a sound financial plan. Third, the program must be kept flexible through periodic review and revision. Toe observance of these conditions implies the analysis of many factors within the municipality as well as an evaluation of the proposed improvements. Role of the Plannin~ Commission Municipalities have established different practices for the preparation of the longrange Public Improvements Program. It is essential that in the process of its preparation and development, the planning agency be given an input, including authority to review project proposals in order that it may determine if they conform to the Comprehensive Development Plan and in order to make recommendations with respect to priorities, special projects and methods of financing. Once the Planning Commission has adopted the Comprehensive Development Plan, it should annually prepare a Public Improvements Program which is a coordinated and comprehensive program of public structures and improvement for the next six years as to their priority, desirability and cost in this period. Final responsibility for adopting such a capital budget rests with the legislative body, which may accept or revise any of the budget recommendations in the light of legislative policies. Public Relations Departmental Liaison The planning program will continue to require coordination between the Township 136 �Board, the Planning Commission, other Township departments, school boards, officials of adjacent municipalities and citizen groups. The Comprehensive Development Plan is a means of assuring this coordination through its portraying of an overall view of long-range Township needs and potentials. However, the various concerned groups should continue to affect day-to-day liaison to adequately cope with current problems. Public Understanding and Support The necessity of citizen participation and understanding of the planning process and the Comprehensive Development Plan cannot be over-emphasized. A carefully organized public relations program is needed to organize and identify public support in any community development plan. The lack of citizen understanding and support could have serious repercussions in the effectuation and implementation of the planning proposals. The failure to back needed millage issues, failure to elect progressive minded public officials and litigation in public hearing and court cases concerning taxation, special assessments, zoning, and street improvements are some of the results of public misunderstanding and rejection of recommendations in the Comprehensive Development Plan. In order to organize public support most effectively, the Township must emphasize the reasons for the planning program and encourage citizen participation in the planning process. Public education can be achieved through an informational program involving talks, newspaper articles and preparation of simple summary statements on plans for distribution. 137 �H A " T L I, T w ' Iii 0 COMMERCE CITY ~:~,t~n! i~~~~~:J~~,:::':~~~~~:e I~~~. 1 shape 01 dimension . These prapa1als rtflect futur e land uu recommtndallans 8 do not "•ctuarily Imply shorr rono• rtzon lno proposals , 0 A < G A E E N COMPREHENSIVE DEVELOPMENT PLAN LAND USE ZONING r=·:-'.".:::±B I I \:;:::::::::::::::;:;:\ I B-2 . 8 · 3, 8 · 0S. R0. 8 · 1 SR&D 1-1 . NR ,-, PSP PSP RESIDENTIAL 1/2 140_000 so m I -- I ELEMENTARY SCHOOL MIDDLE SCHOOL GENERAL COMMERCIAL SECONDARY THOROUGHFARE OFFICE COMMERCIAL COLLECTOR - - - - - - PROPOSED EXTENSION/ REALIGNMENT ++I H-+-H-H t+ RAILROAD ~ GENERAL INDUSTRIAL 1111111111111 II SPECIALIZED INDUSTRIAL K;\;:;t~~¥~~;%;~ PUBLIC 8 SEMI -PUBLIC RECREATION / CONSERVATION ~ Brandon Rogers & Associates, P.C. Planning Consultants • A FREEWAY MAJOR THOROUGHFARE ~ RESEARCH 8 DEVELOPMENT ~;~~) r (",' -1 I:,..')',~.-~ ,~ II] TRAFFICWAYS CONVENIENCE COMMERCIAL I (1/2 ACRE) GOVERNMENTAL OFFICES FIRE STATION STATE POLICE POST LI BR ARY SP SINGLE FAMILY (15,000 SOFT) MULTIPLE FAMILY MOBILE HOME RESIDENTIAL l f ACRE) SINGLE FAMILY SMALL ESTATE ~~ •.ES * (2 b";:.rt .:.:,;:·: I rr.7.m .., COUNTRY ESTATE (5 ACRE) COUNTRY RESIDENTIAL RURAL ESTATE 110.000 so m I SUBURBAN t:t:=r:t:::tr:::tl MM•l ,lt M-l COMMUNITY FACILITIES 0 SCALE 800 1600 5 AIIOt'"ltU H\ t'I.A/1, NING lll \1\11._._,o.., JI 'I •• l'i'il TO\1\/NSHIP OF BRIGHTON 2400 3200 FEET LIVINGSTON COUNTV1 MICHIGAN �APPENDIX A BRIGHTON TOWNSHIP COMMUNITY SURVEY Tabulation Sheets Page Questionnaire, Summary of Results A-1 Brighton Township Community Survey Subarea Totals A-10 Question 8, Location of Work A-21 Question 11, What Aspects of Brighton Township are Most Imponant to You A-22 Question 28, Location of Needed Road Improvements A-31 Questions 34, Preferences for Community Development A-32 I l - 138 �SUMMARY OF RESULTS BACKGROUND INFORMATION --·················~••,-:• •....•.•. •:-,. L1 ·· 1/fe,·, ·. ~- ~ ." ;,:...1·• Commcrc:c;;;-~: -~ T.·'.:iP:t~~~" 1· =··~-ll., \ , I :l--•--:2'---': . ' I : • 1. ; ·I 1-~ ,I. '. :\ ;: •: •••.-v;.;;.1~1~• t· !: •· :> , •• 1. :: :: f-+: I - . J: •. - • --~;i li ¼! ·. 1··•• [·0: 1 1- Please indicate in which district on the following map you live. (This will help the planners to know where your ··- interests··and-problems are and how best to solve them.) 1. !.;.......:_..,J,....-_-:::;r-1~•,.;:.. .:;:.t:::_!,..._;;,_ .. I. ~ I : ·:c1-i~..;~~~\\:-! _;i~~~--: • I 1 /• • \ •• • . ' : • C-, , • I f-'"i I '· I •• ~ :•t.1f~~i•, • . : - -·•- ~ : -·7 -. -. , 1·, ~~ --. ~• TTT'i'"+iyr,c ··1 1~~~~-• ~......, --=!-l '- , ._ • .~!"='o:,:-.~-- . : . ' •,,,,.,., Hvnc •-<·-~ -·- • •- ~ - ' 'I I 1 - i •M I N • .- · I :) ~ :-I-: -::i,, ·- . I I 11t" -1.......i.I· =3 I --·=~--~ _,., ·;• I •• - ; ' I 11 • .-c•~· B R1•·• - -;-., .=J-~= ,__ .,c ~1:.....: .; .·D111,., .;-, ·4-~ : • --~-~ ·•• L'-J· ·,•;;•-:-1 • !•,\r~I~ ---- - ~ ; ~ ~ :.. .-~•••-=-V)1· --•,.....::~,..,,.::~ I , · • -" . . . _ ---•a_.,_.,._,,-~..,... . . J • - ·,' ' .a1 . ' • • ·:-:- =i -~ ~ -•;-~ ~~- -~ I -~~ . ' O .11 __,_ w I ··l.,~:J·,=--..!,_ -JQ ..;,_.;.,...., •1 :·. I --< •--~~ I • .~:-" ~--, .'.. Area Area Area Area Area Area •Ill·•··. •;.~:~~!.•: : ,---~:';. I ~:.,t.: . ' ,, ' ' j ~ • :• / • . •,,.._-:,.._"-~ : ~ ~ • •~1~~~;t:_==-::-; · · "' · ••---··-·t.,..., ..... , ' I - -- • --~, , ... I ..., '' ,. •l'( -~····~-- ; ..._ -·-. I · :P. .., ·~ t:-1•~•• : ,-;,- - . •. . ::,; I~-,:'{~ ::=: ::.-::::.:t:.J_·\_~~ill~ ,. ' • !-~ 1 1'·, ::.:.-. , ,.:.:.-t. Jccoby 1 1 · • ,, i ; • ..-,: ~f'-. ,... .. .. ~ · 1 -.lii ••••, .............. .,--:---,..--1~ -- -1·ar--:-- ... , . . ·-- 1 ·-· - • · ' , , . • • • ; . ,., • • ~ ,i;:• ...._ · 'Jj'" .,.-,. -,! '""' .. • :. -,) ' -- • •• -- . • •• 1 '• '.:\·i • '-',-o~•,t.,_.•'-.· :~\: • 1 I l:· 1:• ,r· :: • O' LJ:·- ~ •;i .., .. ·. I • ·-t ! '-r,,.. -. • ·r=-:~ \ o,. ..;+·.• : : ,, ' . ' . ·. 11 ......_ ~ i 1· . R I• G' . • I I ; ; . iSpcnc:er ' TOTAL •• 2. . ij • L 8-"<:••·---------·-· l . • 11 ..0E r: . ·E·-11 • .• • , bi. - .r- •• 1-1,-,--1 .- • ·m1 , I · ·1'•~- ,.......~ :..!.t, ·; 1 f.f.;, .1 \.t;_: ,·,.-= • •-; ,.. • /rJ\I . • ,~ I ·rn- - --.- ,1-Bj-·,. · 3. ) ) 22 37 1,944 o. Single Family House Multiple Family Unit Mobile Home ( ) 99.5 ( ) 0. 3 ( ) 0.2 When did ye~ move into your present dwelling? Less than 1 year () 5.5 ( ) 33.0 5 to 10 years Over 10 years ( ) 35.3 ( ) 26.2 Where did you live before you came to Brighton Township? Wayne County Oakland County Livingston County 5. 290 ) 389 ) 37 Grand River 1 to 5 years 4. ) Please indicate which description best describes your dwelling. I .... -:• • 1'ij _L/-L..i..i::7= • 1-• .~7-;.~... ·~ f.,~.·· ~,- • ss,:: .. ··=·.t• C 1/- ..... ::, J -= • 1'111 .. I ~ •••~,c~,.• 0 ~ ·•-- , Cl• ' - •~ --" ,17 " ·-"-·t· :· • -._.•·1~. .H --:--i- ·- • - ·'--·· ·". ' ..~ •• 1·-: ~t:::. > . 1::.·.!l1,- : I i - -0 • '.. . . _,,... ~ -t.1' ... 1~·-.: :~,,;. -~ ~:··~ ~--- ~ _g • ••• . i:.-.;, -<( 111·--:-.:·- •=11 ,I·-· , ·• J.: ;.l[.J••... ~~••lii_llli~•••••uii•~;"·' /,j/ '"'.° ~ • • . . • ~ -~ . 1-,- I ;·•.-.. ·.•.i: 6 - • .. ). !···••If_· ~ ·'.-~ · - ~ 1-·· ·-,~:Fr· , ~. .: ~•~••••'aia•• • •,-,.A • - • a• •• ·-•• •a•'b. •• A \ A ( ) 158 Area G ( B ( ) 132 Area H ( C ( ) 45 Area I ( D ( ) 177 Area J ( E ( ) 488 Other ( F ( ) 169 ( ) 2 1• 2 Washtenaw County ( ) 31. 3 Outstate ( ) 42. 1 Out of State If you were to move: - would you - would you would you - would you buy another home? rent an apartment? buy a condo? prefer a mobile home? Yes ...i5....5 Yes _Q_J Yes --1....5 Yes __!L.B No No No No ( ) 2.8 ( ) ( ) 0. 8 1• 8 If answer is yes, in Brighton Township? Yes I No 1,402 -ill (.IL 2% ) ___{18 %) - continued A-1 �6. ' How many person of the following ages live in your house? Under 5 years old Between 5 and 13 Between 14 and 17 Between 18 and 44 Between 45 and 64 65 and over ~ 7. Male years years years years 230 151 940 1;45 142 Female 167 268 132 1,084 726 184 Total 343 498 283 2,024 1,306 326 7.2 10. 4 5.9 42.3 27.3 6.8 If you have school age children now, please indicate how many and where they go to school. Number of Children Name of School No children Nursery Elementary School Junior High School High School College or Unive r sity 8. 176 ...513-. 29.5 -22.0_ll.3 Ji.5.L 23.3 ..2..ft.9- I 2 • 8 ...lBL 9.6 -2filL. 13.6 Where is the head of the household and spouse employed? Head of Household Location: Type of ~usiness or occupation: SEE SEPARATE TAB Spouse Location: .· ~.Type of , bus.i ness of .. occupation: Business at home: Self Employed: Employed Part-time: Unemployed: Retired: Business at home: Self Employed: Employed Part-time: Unemployed: Retired: - continued - A-2 �9. Please indicate where you and your family go for the following services and goods. (Multiple responses are permissable.) -- C1J 1.14 0 0 .µ .µ C Ul C Ul C 0 11) C1J ll) .;.I .c ...;C"I ITEM l,..j al 1.14 0 >, .µ ..., u 0 ~ .µ ..c: .. C"I l,..j • .., ll) l,..j .> ..; al ~lj.,i 'O C C1J 0 .µ C1J ll) l,..j l,..j C1J ..c: l,..j • ..; ~ .. C"I ll) l,..j 0 .~ .., 'O CJ l,..j 11) 0 0 0. l,..j ..-I .., ~ < ~ tll 11) ~ Ul C C 1.14 C1J 11) .-I al :c: < ~~ lj.,i lj.,i ll) ll) l,..j 0 0 0 C"I C1J >, .µ ..; C1J >, .µ ..; ...; . .... .......; > .µ :> z Cl 81 620 ...,> 0 u IC .-I .-I ll) 'O >, i:: >, .µ C1J .µ l,..j • ..; c., >, ll) l,..j 1.14 l,..j •..; c., u . u u 0 C1J 0 1507 184 167 61 90 1179 166 172 56 108 73 Clothing 949 147 151 56 122 44 1286 Furniture &Appliances 936 134 115 70 76 79 1012 Take-out & Fast food Restaurants 981 194 137 88 120 52 380 Auto service 928 150 115 60 78 103 301 1078 169 1.'.+8 98 80 106 594 970 15i 168 45 109 55 987 151 146 52 90 Groceries Pharmaceuticals Prescriptions & Banking Doctor/Dentist Emergency health care 828 C1J ll) l,..j .µ ..., -- 0. ro 0 l,..j l,..j (l) °' LI'\ (l) ..c: .µ I ~ 0 986 10 38 5 10 33 1126 Ory cleaning 885 13~ I 44 5L 103 34 304 Dinner out 92 . 17E 17~ Bi 129 75 440 15 15 5 Movies, Plays, Concerts 87E 10~ 11 ~ SE 133 3S 384 5 5 5 - continued A-3 �10. Are you satisfied with the availability and location of the above services and establishments listed in Question 9? Yes, I am satisfied () JJ.2 No, I am not satisfied because___.....,_....._____________ OPINIONS ANO PERSPECTIVES ON PLANNING 11. What aspects of Brighton Township are most important to you? (The following list suggests some features which you feel may or may not enhance the Township. Please indicate the three most important features by writing numb~rs 1, 2 or 3 for the priority of each in the blanks provided. Large home sites Rural atmosphere Good schools Low taxes Recreation ( ( ( ( ( ) ) ) ) ) Highway accessibility to shopping and jobs in region Security (police, fire) Sense of community with neighbors .,J The following statements represent opinions :>, ,-4 about planning related objectives and means "' ru §' ru i to achieve them. ?lease indicate for each statement how strongly you agree or disagree. 0, .,J ~ ~ ~ ~ ~ CJ) i CJ) rutJ .,J 6 8~ -c ~i ]] ( ) ( ) ( ) ru ~ ~ 0, 0, C ~ "' rn 0~ rn -~ .,J 0 CJ) 12. As a community, Brighton Township should try to maintarn a low density, rural 66. 1 12.0 6.3 8.7 7.0 atmosphere. 13. Concerning public services, is there a need in Brighton Township for: Full time nolice deoartment Area-wide aarbaae collection - ~ :2 ~ 62.5 11. I 8.6 11. 1 6.7 65.8 9.4 10.0 9.8 4.9 Improved volunteer fire department - 72,6 8.3 7.6 5,7 5.7 14 . Adequate public services are more important than low taxes . 15. More opportunities for apartments and townhouses should be provided in Brighton Township. 6.4 12.0 12. 5 61.5 7.6 17.3 9,9 10.3 19.6 42.9 - continued A-4 �16. There is a need for senior citizen housing in Township: - Individual living accommodations - Units with support services, congregate dining, etc. 25.7 12.0 13.8 23.7 24.8 38, 1 14.0 13.0 19. 1 15. 9 Comments or further explanation of the above items: 17. Brighton Township currently consists of pockets of residential subdivisions, undeveloped areas, commercial uses along Grand River Avenue and Old U.S. 23, gravel pits and portions of GM Proving Ground and Kensington Metropark. There has been discussion about the types of land uses which should be encouraged in the Township in the future. Your opinion on this land use policy is need. Please indicate your preferences for future land use development below. (Multiple answers permitted.) Single-family residential Preferred density: Large parcels - over five acres Moderate size lots - 2.5 acres Average size lots - one to two acres Small size lots - 15,000 square feet to one acre ( ) 46.0 33.5 39,4 25. 1 2.0 ( ) ( ) ( ) ( ) Single-family residential with same condominium townhouses and apartments ( ) 1. 1 New planned neighborhood shopping areas ( ) o. 1 Light industrial parks and research and development enterprises ( ) 5.7 Reservation of land having unique or special natural value Sand and gravel excavation ( ) 39,7 ( ) 7.4 - continued A-5 �Please indicate your agreement or disagreement with the following statements. -~ ' >, .j,J ,....., n::: ..c C'I (l) (l) l,,j C'I ,< C: 0 :.. ..,J C/) (l) (l) 3 (l) :.. E C'I < 0 (l) >, (l) ..-I 1--1 1--1 C'I C'I C: co ..c C'I 3 .j,J -C: (l) ..,J (l) 3 0 0 C: Cl~ co 1--1 (l) en E ro o 3 ...; 0 (Jl :.. • ..; .j,J (Jl Cl C/l Cl CJ:l (l) 0 C: z ,< -- -- - - -- - - -18. r • ( !. There should be a low density rural estate area (5-10 acre parcel size) in some portions of the Township. C/) 59.9 11. I 10. 1 11. 1 7.8 19. There is a need for housing for moderate income families and senior citizens. 29.5 7,3 13.2 23.2 26.7 20. Housing for moderate income families and 29,9 16.2 16.4 16.2 21. 4 senior citizens should be privat~ly sponsored. 21. There is a need for a balanced tax and employment base in the Township supported by commercial/office/light industrial uses. 22. The present type of commercial buildings 43.6 7.8 13. 8 13.9 20.9 being built in the Township are attractive. I , r ., 33.9 10.9 17.0 15.6 22.5 Additional comments: I , Certain roads and thoroughfares have traffic and access problems. Please indicate your agreement or disagreement with the following statements. ....>, C'I (l) (l) C 0 :.. :.. 0-, ,< .j,J C/) .j,J (l) .j,J ro ..c w ro :.. ..c 0-,3 ro w (l) (l) 3 l,,j .j,J E -C: C'IO ,< C/) 3 0 Cl ~ (l) 0 C: en E ...; 0 Cl Cl.l (l) >, (l) ..-I l,,j 0-, 0-, C: :.. (l) ro o (Jl l,,j • ..; ..,J Cl CJ:l 3 (Jl 0 C: :z ,< I 23. Traffic control should be improved along 80.: 8.8 6.9 3.2 o.8 Grand River Avenue. - continued A-6 �.µ >, ~ (l) (l) O"I C: 0 i... i... O"I J.J ~ Cl) (l) (lJ co .c: 3 .µ (I) i... E O"I 0 .µ rel (lJ co i... .c: O"I 3 - 3: 0 0 C/l C: ,,-j C: ~ Cl) (lJ (lJ Cl ::,:: E 0 a en (lJ >, (lJ,.... i... O"I O"I C: rel 0 C/l i... ,µ a cr.i •,-j 24 . Traffic control should be improved along 74.J 6.9 4.6 9.4 Old U.S. 23. 4.7 25. Local Township roads need improvement. 70.9 4.0 26. Private road development should be approved by the Township. 40.0 11. 5 11.8 19.7 1].0 7. 1 8.2 9.8 i... CJ 3: Cl) 0 C: z~ Additional comments: 27. Where would you like to see a new freeway interchange(s) in the Township? Pleasant· Valley Road and I-96 Spencer Road and U.S. 23 Hilton Road and U. S. 23 Hyne Road and U.S. 23 No new ones needed 28. 17. 6 ) 14.0 ) 33.9 ) 18.8 ) 15.8 ( ) ( ( ( ( What roads do you feel need ·improvement? ( Please be specific) SEE SEPARATE TAB - continued A-7 �Regarding community facilities, there are needs in the Township for governmental and recreational facilities. Please indicate your degree or agreement or disagreement with the following statements. >, ,j,J ..... Q) Q) 1.-4 O"I C: 3 0 Q) 1.-4 1.-4 E O"IJ.J ~ .c Q) Q) CJ) O"I 0 ~ CJ) >, Q) ,j,J Q) Q) 1.-4 1.-4 O"I 1.-4 O"I C: Q) co a, ..... co .c O"I 3 ,j,J -C: co 3 0 0 C: Q) fJl E -~ 0 Ci Ci ::.::: CJ) co 0 fJl 1.-4 ~ ,j,J Ci CJ) 3 0 29. There are no police protection problems in the Township which would warrant 150. 6 11. 4 7.5 17. 5 13. 1 expanded security services. 30. There are no fire protection problems in the Township which would warrant expanded services. 49.4 fJl C: z~ 11.9 7.6 16.7 14.3 7 I. l..., 31. 32. Emergency health care facilities are needed in the Township area. 172. 2 The Township should be progressive and initiate a recycling program and center. 52,3 8.8 6. 1 6.5 8. 1 6.9 6.4 8.8 23.8 Additional comments: 33. What kind of recreational facilities would you most like to see developed or improved in the Township? None Playgrounds Gymnasiums Indoor Community Center Swimming Pools Parks, picnic areas 34. ' - ( ) 1. 4 ( ) 8.5 ( ) 2. 5 ( ) 4.• 6 ( ) o. 5 Nature trails, bridle, trails, bikeways Tennis Courts Handball/Racquetball Others (pleas~ specify) ( ( ( ( ) ) ) ) 43. 1 2.2 0 ( ) 37.2 Please indicate in rank order your preferences by writing the numbers 1, 2, 3, etc. in the blanks below for those service which should be improved. SEE SEPARATE TAB Improvement of local roads Additional police protection Recycling center Additional fire protection Garbage and waste collection Other (please specify) ( ) ( ) ( ) (. ) ( ) ( ) - continued A-8 �35. Would you be willing ta pay additional taxes for the services listed in Question 34? Yes No 36. ()75.1 ( ) 24.9 Do you belong to any· organization that works ta improve conditions Yes~ No --13..:J. 37. Names of Group(s) __________ Have you tried to get any groups or Brighton Township officials ta do anything about some of the things you don't like in the Township? Yes~ No ..1.L..I What were the results of your effort? ____________ Name and address of group: Please feel free to make any additional comments. Thank you for your help in returning this survey and for your interest in Brighton Township's Planning Program and future.You are invited ta attend meetings of the Township Planning Commission which are held in the Township Hall, 4363 Buno Road, just north of Spencer Road near U.S. 23 Freeway, at 7:30 p.m. the second T_uesday of each month. BMRA 10/26/89 A-9 �,..... - ,. r I C • ' -- --·- -1 'J •• TABLE A-I BRIGHTON TOWNSHIP COHHUNITY SURVEY A guest ion 1lo. l 8 llo. 1 ilo. C i 0 No. Z2ni:~ ·i I. Total Responses 158 132 2. Residence Type - sing le faml ly - multlple - mob I le home 150 s 3 95.0 132 J. 3 0 2.0 0 Hove Into home - less than I year - 1-5 years - 5-10 years - 10+ years 22 45 66 25 14 . O 0 28,5 55 42 . 0 JO IS.8 7 0 0 4 I. 7 15 53.0 20 5.3 10 0 JJ.O 44.o 22.0 10 40 73 54 5.6 22.6 4 I. 2 30,5 Former res I d,;nce Co. - Oakland Co. - LI v I ngston Co. - Washtenaw Co. - Outstate - Out of State JO JO 83 10 0 5 22.0 22.0 60. I 7,2 0 3.6 15.2 37,9 39.4 J.8 0 3,8 10 15 20 0 0 0 22.0 33.0 44.o 0 0 0 J. 4. - 1/ayne s. 6. . u .,. 11> 0 " 20 50 52 5 0 5 100.0 0 0 .... 0 !t No. % I H G No. % No, % No. J % No. % 22 TOTAL No. 1i Other No. % I ;944 45 I 7/ 4118 169 290 389 45 0 0 100.0 177 0 0 0 0 100 . 0 488 0 0 0 0 100.0 169 0 0 0 0 100.0 290 0 0 0 0 100.0 389 0 0 0 0 100.0 0 0 37 0 0 100.0 0 0 22 0 0 100.0 0 0 37 0 0 40 168 145 135 R.2 5 34. 4 75 29.7 48 27 . 7 40 J.O 44 . 6 28.6 23.8 10 95 80 105 3,4 20 3,3 115 27 .6 150 36.2 110 5.1 29. I 38,0 27,8 0 12 15 10 0 32.4 40.5 27 .o 0 10 7 5 0 45.4 31. 8 22. 7 0 12 15 10 0 32.4 40.5 27 .o 107 642 689 511 35 45 77 5 0 10 20.3 130 26.2 165 4.5 173 2.9 15 0 5 5. 8 0 26,7 31, 33,8 70 35.5 65 0 3. I 1.0 0 0 0 20. I 70 41. 4 85 38,5 135 0 0 0 0 0 0 24. I 70 29.3 110 46.6 165 20 0 0 10 0 15 I 7,9 5 28.2 15 42 . 3 I 7 0 5.1 0 2.6 0 J.8 13.5 40.5 45.9 0 0 0 2 10 10 0 0 0 9.1 45.5 45.5 0 0 0 5 12 20 0 0 0 13.5 32.4 54 . 1 0 0 0 411 607 817 55 15 35 0 0 0 0 22 0 0 0 0 0 0 0 37 0 0 0 0 0 0 0 1,85 I 5 68 15 95.5 0,3 3,5 o.8 4.S 343 498 9.0 10.8 283 JS. I 2,024 28.8 1,306 II. 7 326 7.2 10.4 5,9 42.3 27.3 6.8 37 If I moved - buy another house - rent an apartment - buy a condo - prefer a mob I le home 138 5 10 0 90.2 129 0 3.3 6.5 3 0 0 97,7 40 0 0 2. 3 5 0 0 80.0 167 0 0 20.0 10 0 0 91,. 4 468 0 0 5.6 15 0 s 95.9 154 0 0 3. I 15 1.0 0 91 . I 285 0 0 8.9 5 0 0 98. 3 374 0 0 I. 7 5 10 0 96.l Age groups - Under 5 - S-IJ - 14-17 - I8- 44 - 45 -64 - 651 years 26 53 18 195 48 16 7. 3 I11. 9 5. I 54.8 IJ . 5 4.5 28 42 28 173 so 39 7.8 14 II. 7 26 8 7.8 118. I 45 IJ.9 43 10. 8 12 9.5 37 17.6 47 5.4 27 30.4 206 29. I 115 8. I 21 8.2 10. 4 6.0 45.5 25.4 4. 6 BA ].6 26 8.o 46 J.6 23 40.6 154 32.6 159 7.6 36 5.9 60 10 . 1, 72 5.2 52 34.7 341 JS.8 271 8, I 43 7.2 49 8.6 85 6.2 56 40.6 334 32.3 I 72 5.1 31 6.7 7 7 16 ] . ] 12 45.9 41 23.7 29 4.J 21 92 41 468 375 88 - Cont i nued - >• F E No. 0 I. 3 2.6 II. 37 0 0 0 S.6 3 12. 7 9 6 9.5 32.5 28 23.0 12 16. 7 6 37 4. 7 11,.1 9.4 43.8 18.8 9.4 5 10 12 39 32 IJ 100,0 1,936 0 5 0 3 99.5 0.3 0.2 5,5 n.o 35.3 26.2 21. 2 I 31. 1 42. I 1 2.8 0.8 1.8 �TABLE A-I (Cont.) BRIGHTON TOWNSHIP COMMUNITY SURVEY Zones B A Qu<!Hion 1. 8. Number or scl,ool a!Je children at s(.lioul - None - Nursery - Elementary - J . H. S. - H. S. - Co 11 ege Retired " '°" 9. (see attached matrixes) 10. Are you satisfied with aval labl llty and location of services and sales eHablishments In Tmsnship7 - Yes - No IJ I t. ..., 0 t No. % D No. % No. 68 35 20 20 15 0 110. 5 20.8 12 .0 12 .0 s.o 0 33 24 . J 17 12 . 5 27 19.9 19 14.o I 5 11.0 25 18.4 25 4J . 9 0 0 5 8.8 5 8.8 12 21.0 10 I 7. 5 25 15 24. I 138 25.0 5. I 60 10.8 27.9 15~ 28.0 I 7. 7 57 10. 3 15.B 25 '•· 5 9.5 II 8 21. 3 20 5 0 5 66.7 16. 7 0 16.7 20 5 0 0 80.0 20.0 0 0 10 100.0 0 0 0 0 0 0 18 8 0 0 69.3 30.8 0 0 10 10 0 10 3J . 3 33. 3 0 33.3 95 28 n. 2 22.8 so ]I . 11 28.6 62 92.5 7. 5 5 7S 31, 68 . 8 4JS 3 I. 2 60 87.9 12. I JS 8 '28•'• 20 Type of Oevelopu,cnt Preferred (see special tab) - Cont inut·il - •....' .... E % G F No. % No. % % SJ JS 27 24 26.6 8.3 24. 3 17.4 12. '• 11.0 66 38 60 44 JO 44 2 j. '• 13.S 21. J 15.6 10.6 IS.6 8 31,. 8 15 65 . 2 0 0 0 0 18 8 0 0 69.3 30.8 0 0 24 0 75.0 25 .o 0 0 67 . 6 33.4 202 29 87.4 12.6 235 130 64.4 35 . 6 JB.7 15. 7 22.1 15 74 I5 7.4 18 8. 8 '•S 79 32 58 ia J I H No. No. % 28 No. t 35.9 6.11 22 28.2 12 15.4 1 9.0 4 S. I 12 48 . 0 0 0 8 32.0 3 12 .o 2 8.0 0 0 5 4 I. 7 3 25.0 0 0 4 33.3 4 66.7 2 33.3 0 0 0 0 61 . 7 38.3 19 67. 9 9 32. I s Other No. % 28 7 14 B 3 6 TOTt;l No. _l_ 42.4 10 . 6 21. 2 12. I 4.S 9.1 573 220 453 249 186 264 4 100 . 0 0 0 0 0 0 0 "''64 29.S II . 3 23.J 12.8 9.6 13.6 location of c111ployment or head of household and spouse ( See speci a I tat,) Business at home Se If employed Unemployed w Jio. C No. i JI 5 55 8 0 29 18 24 9 0 19 72. 7 I, J41 27.J 397 77. 2 22.8 �------, •• J •• TABLE A-I (Cont.) BRIGttTON TOWNSIII P COHHUN ITV S'JRVEY Zones _ _ _A~----8~----,,,-- C __ _ __o_____.;c.E~_ _ _. .;.F_____c-'--____ H ~ - - - - ' ~ - - - - J ~___o_t_h_e=-r_ _ _T.:. .cO:. .,T. c,A...L_ .:, .Q=.:ue:. :s:. .:t. :. I:on : . ;-'--_ _ _ _ _ __ _ _ _ _N_o-'-.---'%'----_ _N_o...c.._%'--__N_o._ %_ _ No. % __ No. i,___...cNcco:.:.'--..::.%_ _.;.;.No;:;..:. .--'%'--_-'-N...:.o-'--._%;..___N_o...c._%-'-----N'-o_.'---'%___N_o-'--._%'--_---'N--'o'-'._ _ % 12. As a con•nun I t y , 8r i 9h ton Township should try to m,,lntaln a low dcnslty, ural atmosphere. - 13. agree stron9ly agree somewhat don't know disagree somewhat disagree strongly 0 63.3 IS.8 11. It 9. 5 0 65 56.5 29 25.2 6 s.2 10 8. 7 Ito 0 0 88.9 5 0 II. I 0 46.5 I 3.0 1.0 0 0 S It. 3 45 20 19 21 10 39. I I 7. It 16.S 18. 3 8.7 20 80 60.6 30 22.7 12 9. I 10 7.6 35 7~.5 0 0 20.s 0 0 82 52.2 320 25 15.9 IS 25 15 . 9 19 15 9.6 25 10 6.4 Its 7S. '> 3.5 50.0 )lilt 10. 7 2S 16 11. It 30 19 13. 6 25 20 I It. 3 Ito 69 30 27 13 120 ;•s.o 160 57.3 215 65.2 60 19 30 10 21.5 6.8 10.8 3.6 Ito 74.1 5.4 6.5 5.4 8.6 108 66.7 200 15 5 3. I 20 12.3 2 20 12.3 35 5.6 25 9 72.2 80 60 25 lio 30 34.o 25.5 10.6 ]2. I 109 74.o 1.0 6.5 10 140 25 29 26 It . s 5.9 10 . 6 II 9 20 0 6.9 S.6 12.5 0 10 15 50 27 73.0 15 0 0 0 0 0 12. I 3.0 4.5 10 27 .o IS. I 0 0 71. ~ 0 " 19.0 9.5 2 0 0 17 56.7 I, 161 210 5 16. 7 0 5 3 0 16.7 1.0 110 152 123 66.1 12.0 6.3 8.7 1.0 Concerning Public Services, there Is a need In Brighton for full-time Police Oepartmen t. - agree strongly agree somewhat don't know disagree somewhat disagree strongly Area-Wide Garbage Collect Ion: - agree strongly - agree somewhat - don't know - d I sagree somewha l - disagree strongly .,, 100 2S 18 15 115 72.8 2S 18 15.8 0 0 90 15 11. It 0 0 65.2 10.9 18 13.0 IS 10.9 0 0 0 0 IS 8 0 0 9 0 0 0 0 70 IS 10 46.J 20. I 310 30 28 I 8. I 8. 7 32 6. 7 30 0 ].It 20 1.0 0 78. '• 7.2 0 Iii.It 0 185 0 31 29 5 5.4 0.7 12.6 9.0 0 12.4 11.6 2.0 25 67.6 5 2. I 15 0 0 0 5. 3.0 12.8 7 0 0 9 0 S6.o 2S 67.5 lit 0 8 It 0 0 10.8 0 8 0 0 0 I 8 64. 3 II 11.0 10.0 11.6 10.lt 30 12 .o 84.5 200 6.9 0 I. 7 38 5 15 5.2 12 30 5 I. 7 71. It 21.6 51. 7 0 I. 7 3.8 0 63.6 36.li 19 62.5 0 II.I 5li. 3 1,041 0 18S 0 0 143 185 9 25.7 7 10 8.6 II.I 111 6.7 33. 3 1,067 16. 7 153 0 162 33. 3 159 65.8 9.4 20.0 0 0 0 5 0 10 5 3 61.1 16.7 15 0 0 It 0 0 22.2 0 9 26.5 5 lit. 7 S 14. 7 16.7 80 10.0 9.8 4.9 Improved Volunteer "'II Fi re Depa rt men l: o.,. - agree strongly - agree somewhdt don't know - disagree somewhat - disagree stron9ly 100 63.3 IS 9.5 23 lit. 6 0 70 0 12 7 90 69.2 40 31. 0 0 0 0 0 0 0 25 S5.6 IOI 77.1 6 13. 3 6.9 9 14 31. I 11 8.4 0 0 0 0 0 10 0 38 12.0 110 10 5.4 0 9.3 IS 7.6 20 It. 9 29S 35 - C.ontinu<"d - > ....N I 22 8.5 5 78.6 245 7. I 20 0 10. 7 3.6 0 I 3,6 4.3 10.7 0 It 6 0 0 14. 3 21. It 0 lilt. I 1,200 131: 0 12(, 9~; 9~; 72 .6 8.3 7.6 5.7 5.7 �TABLE A-I (Cont.) BRIGIITON TOWNSHIP COHHUNITY SURVEY Zones B A No. Question 14. % No. % No. E % No. agree strongly agree somewhat don't kn01, disagree some.ihat disagree strongly agree strongly agree somewhat don't know disagree somewhat disagree strongly 68 30 14 4).0 19.0 8.9 II ].O 22. 2 35 75 ]3.5 10 9.8 15 tit. 7 15 14. 7 I 7 16. 7 25 I]. 3 0 SB . I 0 8 18 . 6 70 10 G % 0 0 0 45 10 23.) Ito J 0 0 42. 4 305 68.S I IS JO. I 6. I IS 9.1 7.9 JS 8. 1 G 0 0 36 27.3 25 IS. 2 29 6.5 1,0 9.0 21,.2 5.5 9 15 23 25 9, 5 I 4.6 15.8 22 8 6.) 20 15. 7 )2 25.2 33 22. 8 62 42.8 23. 2 7. I 12 . 4 5S 14 35 . 0 5 3. I JO I 7. I 165 40. 2 50 3 I. 4 35 22.0 18 23 . 3 27 . 9 JB.7 19 43. I 28 16 . 3 9':i 0 11. 11 tlt .5 2. 9 29 51 3I . 3 311. 9 10 12 so.6 15 25.9 30 22.6 6 4. 5 25 18.0 22 16 . 7 0 5 JO . I 24.8 25 18.9 20 45 .5 2S 5 Sit 10 7. 6 0 0 60 )5.4 19.3 8.3 6.9 19. 9 14. I I. 4 13.2 51. 4 Bo 45 28 12 10 20 13.5 83 13 8. 8 59 20 I 3. 5 6 30 20.3 55 65 ltJ.9 215 7. O 24 40 33 ~o 37.9 18. 9 ..., 0 - Continued - w No. No. % % No. % No. TOTAi_ Other No. % J H No. :t No. % 19 61. 3 tltO 60.0 240 0 30 12. 8 20 15 6 . lt 20 8.5 Ito 29 12. 4 1,0 J0 . 6 50 18,6 20 7 . It 15 5.6 9 3.3 175 65. I 14. I 9.4 17.2 12 36.4 4 12. I 0 0 5.9 11 . B 5 7 II. 8 0 0 9 110. 9 5 22.7 16. I 0 22 . 6 0 8 36,4 0 0 0 20 0 0 12 0 62.5 1,086 0 135 0 )7.5 0 61. 5 7.6 II 3 6.11 212 220 12.0 12 .5 45 30 0 0 60 129 18.8 14 lt2.4 40.4 3 9. I Bo 25 . 5 23.2 62 58 65 25.0 49 19.lt 18 . 5 20.7 15 . 6 55 10 2 5 S 0 1t.5 9. I 22. 7 22.7 0 10 45 .5 0 0 9 3 0 0 8 26.7 0 0 296 171 176 17. 3 9.9 10.3 19.6 42.9 10 )3. 5 3 16. 7 7 23. 3 33S 734 There Is a need for Senior citizen housing In Township. J~!!_i v I dua I_~ Ac conw1.:>dd I I on s --- agree stronyly - agree son~what - do11't know - disagree so111e1v'1Jt - disagree strunyly -•. f % Hore upportuni ties for apartn~nts or to•mhouses should be provided In Brighton Township . - 16. No. 0 Adequate pub I IL services are more l111pona nt than low taxes. - IS. % C 8. 8 50 38 57 65 70 17 .9 I 3.6 20.4 14 42.4 4 12. I 12 36.4 3 9. I 0 CJ 110,9 IJ .6 tit 5 0 9 4 It). 8 I 5.6 0 28. I 12. 5 lt45 208 239 410 429 25."/ 12 .o I). 8 23 . 7 24.8 �,- .,.~ -. j TABLE A- I (Cont.) BRIGHTON TOWNSHIP COHHUNITY SURVEY Zones Question No. A % C B No. % No. E 0 % No. G f % No. % 3I. 3 12 . 5 0 3 I. J 25.0 165 45 43 37 40 50 . 0 1).6 13.0 11. 2 12. I 42.8 No. I H No. "No. TOTI\L No. % Other No . % J No. % No . % 30 20 5 26 29 50 . 0 12.5 3. l 16.3 18.1 100 15 27 43 40 44.4 6.7 12 .0 19. I 17.8 JO 40 45 39 41 15 . ,, 20 . 5 23. l 20,0 21.0 14 9 5 4 J 40 . 0 25.7 14. 3 11.4 8.6 12 10 0 0 0 54.5 45.5 0 0 0 18 45.0 554 203 0 0 l 4 35 . 0 . 189 277 3 75 . 0 231 5 12 . 5 JS. I 14.o 13 . 0 19. l 15.9 190 42.2 204 56.2 J60 57. l 74 42 . 8 25 )). ) 6J 50.0 1,611 46.0 % % 'l: (Cont I nued) 16 . Units with sueeo rt services - agree strong I y - agree somewhat - don't know - disagree son~what - disagree strongly 45 23 I7 40 18 15 Jlt. O 4 9. I 10 22.7 15 J4. I 0 0 50 20 0 50 40 32 . ) 1)8 42 . 7 J40 32.) 60 4) . 5 60 24.2 50 0 8 IJ.4 220 155 28. I 100 ,. . 5 0 46 . ) 32 . 6 21. I 0 5 5.1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 5 2.9 0 0 0 185 23.3 0 0 0 36 . 6 72 41. 9 47 47 . 5 54.2 180 22.6 260 10 . 2 22 12 . 8 15 15. 2 ). I 90 I1111e d - II.) 0 3 I. 2 16. l 11.9 28.0 12.6 25 25.0 l 7 17.0 23 23 . 0 20 20.0 15 15.0 1,0. 7 65 JS 50 27 25 27 . I )5.7 19.3 I 7. 9 )2 4) 23 7 30 . 5 41.0 21.9 6.7 20 27 15 0 25 8. 5 8 4.7 2 0.7 0 10 ).4 108 )0 Preferences for future I and use deve I opmcn t : I 7. - single faml ly residential Preferred density : large parcel (over 5 acres) - moderate size lots - average size lots - smal I size lots 120 - - - ." "' - " v, ..., 0 sing le faml ly resldentlal with some tondomlnlums and apartments new planned nel globo rhuod shopping areas liyht industrial parks and research and development enterprises 37.8 32 I). It 0 '.}0 75 Bo 0 )6.7 J0.6 32.7 0 55 Bo 50 0 25 . 9 56.0 18.1 0 28 40 31 0 28 . J Ito . It 3 I. 3 0 0 20 15 0 0 57. I 42.9 0 25 25 18 0 )6.8 )6.8 26.5 0 661 776 0 0 0 0 0 0 0 0 JS I. I 0 0 0 0 0 0 0 0 0 2 O. l 0 0 0 0 0 0 0 0 0 200 5. 7 29.7 93 It) .2 201 27.0 65 0 0 lt94 Ito 3).5 39,4 25. I 1.,0 - reservat Ion of land having unique or special natural value 175 57 . B 144 39.7 245 JB.8 73 42.2 25 33 . 3 6) 4. I 26 4. l 26 15.0 25 )).) 0 50.0 I, 392 - sand and gravi:I excavat Ion 10 - - > I . i. ( (l n t 0 15 0 259 )9 . 7 7. ,, �TABLE A-I (Cont.) BRIGHTON TO~NSHIP COH11UNITY SURVEY Zones Quest ion 16. 19, 20. -v .,,., There should Le a ''"'area dens I ty rural estate (5 - 10 acre parcel size) In some portion ~ o f the Township. - agree strongly - agree somewlhlt - don't know - disagree some'"hat - disagree strongly There Is a need for housing for To•mshlp moderat e income faml lies and senior citizen s. - agree strong I y - agree somewholt - don't know - disagree somewhat - disagree strongly No. A % C B No. % No. i E 0 No. % No. % No. J % No. 't No . t so.It 20 SI . 3 4 10 . 3 ]. 7 3 9 23 . I 3 7,7 II S 68.5 272 20 11.9 JO 5, 4 42 9 5,4 lt8 9 15 8.9 29 6l1 , 6 7. I 10 . 0 II . It 6,9 100 10 14 IS 10 67. I 6. 7 9,4 10.0 6. 7 90 29 30 10 24 '•9 . 2 125 IS.8 '•S 16,lt 28 5, 5 It] I 3. 1 30 1ts.s 18.6 11.6 19.4 0 16 . 4 10. 2 I 7. I 10.9 30 81.1 2 5. 4 0 0 0 0 5 13.5 II 52.4 4 19 . 0 3 14 . 3 3 I 4. 3 0 0 50 20 19 IS 20 110 , 3 16 . I 15,3 12. I 16.1 22 15 25 25 30 18.8 12 . 8 21. It 21.lt 25,6 15 37 , 5 It 10.0 9 22.5 4 10.0 8 20.0 4S 26 . S 65 I 3 7,6 3I 23 13.5 59 ltlt 25.9 so 45 25,9 209 15.7 7.5 14. 3 12.1 so.s ~o 19 31 30 20 3 12. 7 20.7 20,0 13,3 75 10 40 50 45 34. I 1'10 It .5 0 18.2 10 22. 7 160 65 20.5 37. 3 0 2.7 42.7 17,3 15 44. I 4 11. 7 0 0 9 26.S 6 17.6 9 42,8 It 19.0 5 23.8 2 9.5 I 0.5 42.0 12.6 16.0 8. It 21. 0 25 25 25 20 30 20.0 20.0 20.0 16.0 24.0 4 9.S 15 35.7 14 33,3 5 I I. 9 4 9.5 45 15 25 32 40 80 75 80 Bo 94 19 . 6 18 . 3 19.6 19.6 23.0 (,0 ltl . I 20 I J. 7 19 13.0 25 I 7. I 22 15. I 70 28. I 12.0 15.7 20 , I 24, I 38.6 19 , 3 11.6 11.6 19.3 19 51 . It 4 10.8 3 B. I 4 10.8 7 18.9 10 47 .6 4 19.0 3 14.J 4 19 . 0 0 0 Housing for moderate lncon-.e families and senior citizens should be privat e ly sponsored . - agree strongly so - agree somewhat 15 - don't know 19 10 - disagree somewhat 25 - disagree strongly 28 . 7 9.6 15.9 20.4 25 . 5 - Continued - I H G Ila. 65 24 IS 25 0 "' Ot % 75 . 7 5,9 9.9 5,3 3. 3 "'0 > No. II S 9 IS 8 5 11 ..... F t 3). JO 39 50 60 100 50 30 29 50 Other No. % TOTA tlo . 1 S8.8 S. 8 II . 8 11 . 8 II. 8 963 179 163 178 125 59.9 II , I 10 . I II.I 7.8 IS 41 . 7 5 13.9 4 II . I 7 19 . 4 5 13.9 501 125 225 396 ltSlt 29.5 7,3 I 3.2 23.2 26.7 14 5 4 0 9 477 258 29 . 9 16 . 2 16.4 16 . 2 21. 4 20 2 4 It It 43 . B IS . 6 12. S 0 28 . I 261 259 )'ii �TABLE A-I (Cont.) BR I GIITON TOIIN SII IP COHHUN ITV SURVEY Zones A Quest Ion 21. 22. 23. 24. No. (, 8 No. % No. 15 There Is a need for a ba I anced tax and cn,p Ioyment base In the Township supported l>y convnerclal/ off i ce/11 gh t Industrial uses. - agree strongly - agree somewhat - don't know - disagree somewhat - disagree strongly 40 25 9 30 15 JJ . 6 21. 0 7,7 25.2 12 . 6 22 28 20 0 27.3 20 . 0 25 . 5 27.3 The present type of convnerclal bul ldlngs being bui It In Township are attract Ive. - agree strongly - agree womewhat - don't know - disagree somewh,H - disagree strongly 48 0 119 11 40 32 .4 0 JJ. I 7.4 27.0 30 10 25 15 30 Traffic control should be improved along Grand River. - agree strong I y - agree somewhat - don't know - disagree somewhat - disagree stron gly 130 10 0 15 0 83 . 9 6.5 0 9.7 0 Traffic control should t,., improved along Old U.S . 2 3. - agree strongly - agree somewhat - don't know - d.i sagree somewhat - disagree stron yly 116 4 10 11 0 82.3 2.8 7. I 7. I 0 C ,, - [ 0 No . I 0\ No. I H No. J No. Other No. % % No. % No. % 26.4 0 17.5 16.2 38,7 17 48.6 9 25 . 7 4 11. 4 3 8. 6 2 5.7 9 Ii] . 11 3 15.8 4 21. I 2 10.5 I 0.5 15 0 14 9 2 % % TOTAL No. % 37.5 0 35 . 0 22.5 5. 0 545 176 274 251 362 33.9 10.9 17.0 15 . 6 22.5 30 . 3 21. 2 12. I 0 36.6 768 31.9 9 19 . I 10 21. 3 4 8.5 9 I). I 59 30 20 18 25 38.8 19 . 7 I 3. 2 11. 8 16 . 11 120 40 69 70 85 31.3 I0.4 10.0 18.0 22. I 55 3'.l 24 25 19 35 . 9 19 . 6 15. 7 15.7 12.4 120 0 35 0 35 63. I 0 0 18.4 95 0 63 58 139 27.2 9.1 22. 7 13 . 6 27. 3 50 73. 5 15 22.0 0 0 0 0 3 411.0 83 9 52.9 205 0 5.7 12 . 7 i.s 15. 9 70 12. 7 114 117. 2 0 10.11 16.1 26.3 78 119.0 4 2.5 ].O 11 15 9.5 so 31.6 JO 55 20 75 60 25 . 0 19.6 7. I 26.8 21.,. 170 30 61 29 30 53 . I 9. 4 19.1 9. 1 9.4 I 4 43.8 5 15.6 1, 12. 5 5 15.6 4 12.5 10 50.0 2 10.0 11 20 .0 0 0 4 20.0 10 7 11 0 12 243 245 367 43.6 7.8 IJ.8 13 .9 20.9 68 10 5 0 0 81 . 9 12.0 6. 0 0 0 35 58 . 3 25 Ii I. 7 0 0 0 0 0 0 110 8 15 8 0 78.o 5.7 10.6 5.7 0 335 9'i . 11 205 83.0 I. 4 22 8. 9 5 11.2 2J 8.1 15 0 0 0 0 0 0 0 0 215 15 23 15 0 80.2 5. 6 8. 6 5. 6 0 2li5 li3 35 20 15 68.li 12.0 9.8 5.6 li.2 li8 64.9 15 20.3 11 l'i . 9 0 0 0 0 25 89,3 3 10. 7 0 0 0 0 0 0 5li 88.5 l ,'i70 161 8.2 5 126 2 3. 3 58 0 0 15 0 0 80.3 8.8 6. 9 3. 2 0.8 85 20 0 20 0 68.o 16 . o 0 16.0 0 33 4 2 4 0 76. 7 9.3 4. 7 9.3 0 122 5 I3 I5 I4 72.2 3.0 ].7 8.9 8.J 280 25 23 52 35 170 25 9 20 2 75.2 II.I 4.o 8. 8 0.8 252 10 17 23 10 80 . 7 3.2 5.4 7.4 3.2 35 100.0 0 0 0 0 0 0 17 4 0 0 0 77.1 1,252 I I .Ii 116 0 78 11. 4 159 0 Bo 74.3 6.9 4.6 9. li 4.7 0 JO 20 25 20 - Cunt i nued - • G f - -- -- - --···- - N--o. -- t. % 67 . 5 6. 0 5.5 12.5 8.4 115 70.6 15 9.2 4 2.4 l •l 6. l 19 II. 7 IS . Ii 0 0 Bo. I 19. I 0 0 0 27 4 0 4 0 137 �TABLE A-1 (Cont.) BR IGftTON TOWNSHIP COMMUNITY SURVEY Zones A Quest Ion 25 . 26 . 27. .. -0 "' 00 .... 0 28 . ------ No. % B No. % C No. % E D F No . % No . 285 68.7 40 9.6 3. li 15 8.4 35 40 9.6 113 15 9 11, 0 Jlt.8 9.9 6.o 9,9 0 1611 II 97 45 49 169 55 23.3 11.6 40.5 13.2 59 15 25 II 35 110. 7 10. 3 I 7. I 7.6 24. I 110 20 17 No. % No. 71 . J 9. I 11. 5 9. I 0 133 14 IU 10 0 80 . 0 49 15 25 40 9 35.5 10 . 9 18 . I 29 . 0 6.5 % Local Township , o.1 ds m, c d I mprovcmcn t . - agrete stron9ly - agree so11,.,,-,hJ l - J on ' l J..110-, - disagree sumc.ihal - disagree stron9ly 76 25 19 10 0 !,8.S 100 . 0 74.6 1'1 10 . 4 19.2 1'1.6 IJ 9- 7 7. 7 7 5.2 0 0 0 Pr ivate road deve lopment should be approved by l hte Township. - agrete stron9ly - agree so111c-,l1 a t - don't Jo.now - di sayree somewhat - disagree · strongly 90 15 16 19 0 64.J 10 . 7 11. 4 13 . 6 0 15 20 II . 8 15.7 21 50 . 0 9 21. 1, 5 II . 9 4 9.5 3 7. I 35 18. 7 15 13 . 9 12 20 . 7 30 17 . 9 125 23.9 25 13.4 15 13 . 9 8 13 . 8 10 6.0 85 35 18 . 7 10 9.3 0 40 23. 8 60 32 . I 18 . 5 44.4 :,o .o 1,0 I 7. I 20 48 23 32 15 25.9 118 23.8 28.6 Where is a new freeway lnterchanyte needed? - Pleasant Va lley Road and 1- 96 - Spencer Road and U. S. 23 - Hi I ton Road and u. s. 23 - llyne Road and u. S. 23 - No new ones neteded Location of Ro ad improvement . 77 60 . 6 10 1-9 5 3. 9 31, 4 2 4 0 0 8. 4 6.0 6.0 0 H % I No. J % No. % Other No. % TOTJI No. % 65 . 9 12 .o ,, . 2 12 .0 6.0 37 100 . 0 0 0 0 0 0 0 0 C 22 100 . 0 0 0 0 0 0 0 0 0 27 4 II . 4 0 0 0 167 121 140 69 105 45 4) 32 50 38 , 2 16.4 15.6 11.6 18.2 18 51. 4 5 1'1 . J 6 17. I 4 11. 4 2 5. 7 10 47.6 4 19.0 0 0 7 33. 3 0 0 15 42 . 9 5 14. 3 I 2. 9 0 0 14 40.0 651 89 43,3 7.9 6.7 7 .1 35.0 188 192 321 277 40 .0 11. 5 II . 8 19 . 7 17.0 60 21. 6 so 20.5 60 I 8.4 30 27 . 3 13 20.0 10 12. 5 440 17.6 16.3 25 9.0 66 27.0 35 10.7 45 40.9 15 23. I II I 3.8 JSO 14 . 0 95 18. 2 75 2 7. O 80 32.8 90 27 .6 35 31.8 25 38.5 15 18 . 8 850 33 _9 95 123 18.2 Eo 28.R 48 24 . 8 0 25 31. 3 472 18.8 0 60 18.4 0 0 0 0 38 13. 7 19.7 0 81 23.5 12 19 2:1. 8 395 15.8 (sec special taL) (011 l No. 68 . 6 220 1,0 4. 6 39 16 . l 16 6. 7 40 3. 8 20 9 for - G % i llUC d - 10.8 18 ,,, 0 18. 5 I) 0 (j ]7.1 1,211 JO . ':J 9. 8 7. I 8. 2 4. 0 �•• TABLE A- I (Cont.) BRIGHTON TO\JNSIIIP COHHUNITY SURVEY Zones Quest Ion 29. 30 . 3 I. No. A % B No. % C No. % ~ D No. % G F No. t. ------- N•:>. 49.4 11.9 22 100.0 0 0 0 0 0 0 0 0 37 100.0 1,358 166 0 0 0 0 115 0 0 123 0 0 120 72. 2 8.8 6.1 6. 5 6.4 52.6 9.2 J.6 21. I 9.2 20 55.6 3 8. 3 0 0 13 36 . 1 0 0 62.5 225 8J.6 10.6 1.9 5 10 8. 1 3.7 20 12.5 7.4 6.3 J.J 9 220 50 25 14 30 64.9 14.7 7.4 4. I 8.8 132 97. I 4 2.9 0 0 0 0 0 0 100 64.5 25 16 . 1 s.8 9 30 19.3 0 0 J/15 55 25 JO 90 37. 7 14.3 6.5 18. 2 23 . 4 165 66.o 30 12.0 I 7 6.8 ].2 18 8.0 10 Emergency health care facilities are needed in the Township area. - agree strong I y - agree somewhat - don't know - disagree somewhdl - disagree strongly 87 20 15 0 10 65.9 I 5. 2 II. J 0 7.6 105 82.0 7.0 9 5 39.0 7.0 9 0 0 24 57. I 4 9.5 0 0 10 23 . 8 4 9.5 I 5 I 91. 5 4 24.2 0 0 3.0 5 3.0 5 255 53 '17 1,5 30 59.3 12. 3 10.9 I0.5 7.0 100 17 13 ....00. 873 210 IJ5 295 253 172 30 25 JO 30 14 33.3 4 9.5 2 4.8 II 26.2 11 26.2 ),,- I 7 50 . 0 5 14. 7 3 8.8 0 0 9 26.5 44.2 8.0 9.2 12.9 25 . 7 46.5 16. 3 14.0 15.5 7.8 - Con t i n ue d - 10 47.6 3 14.3 0 0 8 38. I 0 0 110 20 23 32 64 60 21 18 20 10 10 50.6 11. 4 7.5 17.5 IJ. I 10 45.5 5 22.] 0 0 7 31.8 0 0 46 . 5 10 . 9 10.1 17.8 I 4. 7 20 779 176 115 269 201 15 46.9 4 12. 5 0 0 13 40.6 0 0 60 14 13 23 19 78 25 20 10 30 10 37.0 4 14.8 3 II.I 10 37 .o 0 0 54.5 18.2 2.7 9. 1 15 . 9 There are no fire protection problems In the Township which would warrant expanded serv Ices. - agree strongly - agree somewhat - don't know - disagree somewhat - disagree strongly 51.9 3. 7 6.2 24.9 13 .3 r0raL % 120 Ito 5 20 35 17 % Other No. % No. 46.9 6.7 13.4 19 . 6 13 . 4 80 6 I. 5 15 II. 5 0 0 25 19.2 ]. ] 10 53.2 210 15 13 . 7 25 11. 5 14.4 IOI 54 7. 2 J No. 47.9 105 15 . 3 15 12. J 30 44 6. I 18.4 30 42.9 22. I 10. I 7. I 17.9 74 19 16 20 10 No. % 60 JI JI, 10 25 44 . 7 ].9 2 5.3 9 23.7 7 18.4 I H No. There are no police protection problems In the Township which .iOlold warrant security service~ . - agree strong Iy - agree somewhat - don't kn ow - disagree somewhat - disagree strongly 3 No. % % % ].6 16.7 14.J �TABLE 11-1 (Cont.) BRIGIITON TOWNSIIIP COHHUNITY SURVEY Zones No. Quest Ion The Township should initiate recycl ln!J prugr<1111 a11J center. - agree stronyly 32. % No. i No. '.I; Nu. r C % It Other No. t TOT~L No. % 852 132 112 144 388 S2.3 8. 1 6.9 8.8 2).8 i.o 17.4 250 0 0 73 11i.o 135 15 0 I 5. I 1,095 I. 4 8.5 2.5 4.6 0.5 37.2 42.9 0 0 41 47.7 1,269 64 5 5.C 0 0 0 43.1 2.2 0 15 6 71. 4 28.6 35 91•. 6 l, 418 l169 2 5.4 75. I 24.9 22 100.0 0 20 6 80.9 19. I I J t No. % No. 52.2 6.5 9.7 22.6 9.0 150 43 )0 48 47 47. 2 13.5 9.4 15.1 14.8 105 63.3 12 7,2 0 0 15 9.0 )Ii 20.5 139 20 15 32 38 57.0 8.2 6.1 I). I l!;.6 125 37.1 I 3 ).9 20 5.9 7. I 75 51. 9 30 0 0 0 i 83.3 0 0 0 16,7 0 3.9 2.9 2.9 1.9 39.8 0 25 8 18 0 164 0 6.7 2. I 4.8 0 4).7 0 JO 0 12 0 169 0 8.3 0 3.) 0 46.8 0 35 0 15 0 116 0 9.3 0 4.0 0 )0.9 0 25 0 0 0 60 0 18.1 0 0 0 43.S 0 15 0 0 0 25 0 21. 4 0 0 0 35.7 15 0 0 12 0 I3 150 40.0 10 2.7 0 0 150 0 0 41.6 0 0 210 0 0 55.9 0 0 5) 0 0 38.4 0 0 JO 0 0 34.9 3 2.0 8.1 30 85.7 5 I 4. 3 % No. No. % No. % No. % a - agree some..-,ha t - don't know - disagree somewhu I - disagree stron~ly 95 20 0 10 30 61.3 12,9 0 6.5 19. Ii 45 39. I 5 "· 37 25 21. 0 0 40 34.8 Bl 10 15 )5 30 69.B 4 9. 3 5 II. 6 0 0 4 9.3 ,,. ,. 20 91.0 0 0 2 9. I 0 0 0 0 32 86.5 5 I 3. 5 0 0 0 0 0 0 Kind of recreational faciliti-,s most like to see Jev-,loped of Improved. )3. - None - Playgrounds Gymnasiums - Indoor Coinmun I t y Center - Swlnmlng Pools - Parks, picnic areas - Nature trails, bridle trails, blkeways - Tennis courts - llandball/Racquetball 34. (see attachment) 35. Would you pay additional taxes for municipal serv !Les 7 - yes - no 25 15 20 5 104 0 8.5 5. I 6.8 I. 7 35-5 109 15 0 15 18 0 79 0 8.2 6.1 7.4 0 32. li 20 20 5 15 0 25 16.7 16. 7 4.2 12.5 0 20.B I. 4 5 9.6 35 4. I 15 10 2.8 0 0 135 37 .2 0 20 15 15 10 205 37. l 5. I 0 98 14 0 40. 2 5. 7 0 25 10 0 20.8 8.J 0 158 43.5 I. Ii 5 0 0 245 47.6 5 l .O 0 0 105 55 65.6 34.J 104 24 Bl. 3 18.8 38 6 86. 11 13.6 I 31, 31, 79 . B 374 20.2 100 78.9 21.0 135 24 811. 9 l 5. I 144 140 50.7 49.J 300 75 Bo.o 18.7 131 30 8 I. l1 18.6 110 20 811.6 I 5. 3 40 90,9 4 9,9 130 34 79. 11 384 20.7 Bo 82.B 17.2 120 40 75.0 25.0 218 60 78. 4 94 21. 6 75 79.7 20.3 0 0 rn Oo you belong tu an organization that wur~s to Improve condltlo11 s 7 36. - yes - no - > ' \0 f1H1l i1nwd - 0 76 . 9 1,499 354 23. I �-·-, (_ ,. '---- ) TABLE A-I (Cont.; BRIGHTON TO\INSII IP COMMUN IT~ SURVEY Zones Question 37, No. A % B No, % C No. % E 0 No, % F No. % 375 95 79 ,8 20.2 % No. 1,5 67. I 22 )2.8 200 6li No. G % I It li'o. % 335 89.) 10.7 llo. J % No. i Other No. % TOU,L No. _ l Have you tried to 9ct any groups or Township officials to do a11ylhl119 about some of the th I ngs you don't II ke In the Township? - yes - no • I N 0 100 50 66,7 3J,J 95 JS 73, 1 26,9 ,. 35 89,7 ll'i 67 .5 10. 3 55 32.5 75.8 2'i.2 i.o 30 81.0 7 18.9 22 100.0 0 0 20 66.7 1,371 10 33. J 382 78,2 21. 7 �Brighton Township Community Survey Question 8 LOCATION OF WORK (six or more respondents) Location Total A B C 10 D F ZONE G H J 10 5 15 10 2 5 10 2 5 3 8 7 Southfield 68 Brighton 60 19 12 4 Dearborn 55 12 54 5 5 3 Oetroi t 7 8 9 Farmington Hi 11 s 51 10 5 3 2 5 14 7 5 5 5 8 Livonia 47 10 3 12 Ann Arbor 34 4 9 4 9 8 3 5 7 Plymouth 3 8 5 5 10 3 Ypsilanti 23 5 2 3 6 7 Wixom 33 32 9 7 5 Milford 20 7 Farmington 14 3 4 Ster] ing Heights 13 6 Westland 13 2 Romulus 12 2 Howel 1 11 Troy 5 16 E 15 5 7 2 8 3 8 4 2 7 3 7 3 2 5 11 3 2 2 5 Novi 9 4 Lansing Milford Twp. 9 8 Auburn Hills 7 G.M. Proving Ground Birmingham 7 6 2 Mi 1an 6 2 Redford Twp. 6 2 3 2 3 3 8 Other 2 2 3 4 8 3 2 2 2 2 3 4 4 4 2 Brandon M. Rogers & Associates, P.C. 1/22/90 A-21 �Brighton Township Community Survey Question 11 WHAT ASPECTS OF BRIGHTON. TOWNSHIP ARE HOST IMPORTANT TO YOU? Stated Priority, ( 1 - Highest Priority, 8 - Lowest Priority) (Percent of Res~ondents in Townshie) L Total Responses 5.7 5 3.7 15 1. 8 7 1.9 8 1. g 17. 0 4.9 3.3 1. 8 0.9 . 0.6 1 , 014 25.9 24.3 6.4 7.0 8. J 4.7 4. 1 745 27.3 29. 1 19.7 4.4 5.9 5.2 5 .1 3.J 858 Rural Atmosphere 44.5 26.0 18.0 4.7 3. l 2.6 1.2 Low Taxes 30.0 27.7 20.0 7,5 6.9 3.3 2.8 1.9 971 Highway Acessibility to shopping/jobs 24.2 . 28.3 26.0 6. 1 4.9 4.3 4.4 1.0 938 2. 1 26.3 25.6 5,6 5.6 7.2 5.5 2.7 657 Item Large Home Sites 28.3 2 35.15 3 21.3 Good Schools 42. 1 29.5 Recreation 19.5 Security (Police) 1 945 . ._ Sense of Community with Neighbors 1 , 281 Brandon M. Rogers & Associates, P.C. 1/22/90 A-22 Page 1 o ~ 9 �Sr i l>s;~ 1 ,,n Township Community Survey on 11 LARGE HOME SITES Priorit:z: 4 9 5 5 7 7 6 2 7 2 8 2 2 2 A 23 37 3 26 B 30 35 22 C 11 12 10 D 38 45 25 2 E 34 40 28 7 3 4 5 F 24 29 30 8 3 2 3 G 31 36 20 8 4 H 39 48 25 3 2 14 17 3 8 l3 7 4 Other 15 24 5 5 5 4 TOTAL 267 336 201 54 35 28.3 35.6 21.3 5.7 3.7 2 Zon e j Percent 4 4 9 4 2 3 17 18 17 945 1. 8 1.9 1. 8 100.0 2 2 A-23 Page 2 of 9 �Brighton Township Community Survey Question 11 GOOD SCHOOLS ·-, Prioritz: ~ 2 Zone ' . 4 A 40 30 3 20 B 36 25 13 C 15 10 6 D so 33 24 5 E 66 36 19 6 F 77 41 27 5 G 56 37 25 4 H 40 40 25 4 2 10 14 6 2 3 16 10 5 4 Other 21 23 2 4 8 TOTAL 427 299 172 50 33 18 a ., 6 1,014 Percent 42. 1 29.5 17.0 4.9 3.3 1. 8 0.9 0.6 100.0 6 8 5 7 8 4 2 7 8 2 2 2 3 4 5 2 2 l ; J 3 2 2 Page 3 of 9 A-24 �Brig ht on Township Community Survey Question 11 RECREATION .1 Priority 2 4 5 3 3 6 6 8 8 2 8 A 15 28 3 18 B 19 27 16 C 4 4 7 D 6 11 20 3 E 45 38 42 18 16 15 13 13 F 6 18 24 3 6 8 5 6 G 12 9 20 3 2 7 3 4 H 11 18 14 3 6 7 6 10 lJ 5 3 3 3 2 6 8 8 2 2 Other 11 22 7 3 5 6 TOTAL 145 193 1 81 48 52 60 35 30 19.5 25.9 24.3 6.4 7.0 8. I 4.7 4.0 Zone J Percent 7 9 3 2 3 745 0. 1 100.C Page 4 of 9 A-25 �Brighton Township Community Survey Quest ion 11 SECURITY (POLICE) Pr i o.-i ty ', Zone 2 3 4 6 8 2 A 20 27 15 7 5 3 B 32 27 17 3 7 3 C 10 12 4 D 16 14 20 4 2 2 ( .J E 57 49 39 12 16 17 17 11 r· F 28 26 22 3 3 5 6 6 !I - G 11 21 18 2 2 5 4 i. H 22 27 17 6 4 4 2 2 14 14 5 4 3 5 8 11 6 Other 16 22 6 3 7 3 2 TOTAL 234 250 169 38 51 45 44 27 Percent 27.3 29 . 1 19.7 4.4 5.9 5.2 5. 1 3. 1 • 6 7 2 J , .. I ; J 2 858 ·-' A-26 �Brighton Township Community Survey Question 11 RURAL ATMOSPHERE Zone 2 3 Priorit:z: 4 5 6 3 A 77 36 22 13 3 B 39 35 12 9 5 C 34 10 4 2 D 87 45 20 4 E 113 62 58 13 11 16 F 79 50 39 3 7 2 G 33 4 20 H 37 34 32 12 6 8 21 19 5 3 3 19 10 10 Other 31 28 8 TOTAL 570 333 230 44 . 5 26.0 18.0 J Percent 7 8 11 2 3 3 60 40 33 15 1 , 281 4.7 3. 1 2.6 1. 2 100.0 Page 6 of 9 A-27 �Brighton Township Community Survey Question 11 LOW TAXES Priority 2 Zone 4 8 5 6 11 5 6 7 2 8 A 37 35 3 14 B 36 25 18 C 9 9 8 D 33 23 27 3 2 E 65 47 43 13 14 13 11 12 F 21 36 29 5 5 3 3 3 G 15 20 21 3 9 2 2 H 24 32 20 21 12 8 6 18 11 3 4 4 15 10 4 2 4 Other 18 21 4 2 6 2 TOTAL 291 269 194 73 67 32 27 18 971 Percent 30.0 27.7 20.0 7.5 6.9 3.3 2.8 1. 9 100.0 J 2 2 I - A-28 Page 7 of a �Brighton Township Cormnunity Survey Question 11 HIGHWAY ACCESSIBILITY TO SHOPPING & JOBS IN REGION •• _j Priority 2 4 4 5 7 7 A 19 35 3 24 B 24 28 16 8 C 6 8 15 2 D 26 19 17 3 6 3 E 53 57 57 16 12 14 13 F 22 36 37 11 2 4 6 G 14 23 28 4 3 H 30 21 24 6 3 8 7 13 7 6 2 3 10 10 10 2 3 Other 16 15 9 2 5 4 2 TOTAL 227 265 244 57 46 40 41 9 Percent 24 . 2 28.3 26.0 6. 1 4.9 4.3 4.4 1. 0 Zone J 5 6 4 7 4 8 J 7 938 100.0 Page 8 of 9 A-l9 �Brighton Township Community Survey Question 11 SENSE OF COMMUNITY WITH NEIGHBORS 2 6 4 9 3 7 2 8 6 3 A 4 13 3 18 B 25 25 17 C 6 4 7 D 7 16 21 2 E 36 38 38 12 15 14 13 8 F 16 22 19 3 4 8 3 4 G 10 10 18 2 2 2 H 11 17 14 2 4 4 11 12 6 3 4 4 4 6 4 2 Other 11 12 4 4 3 2 2 TOTAL 141 173 168 37 37 47 36 18 Percent 2. 1 26.3 25.6 5.6 5.6 7.2 5.5 2.7 Zone ; Priority 4 5 4 2 ~, ',, I ' j I , 7 657 Page 9 of 9 A-30 �Brighton Township Community Survey Question 28 LOCATION OF NEEDED ROAD IMPROVEMENTS (10 or more cumulative responses) Road Total A B c D t 3 7 8 33 11 Grand River 129 24 8 Old U. S. 23 Taylor 74 40 5 8 24 Spencer 40 2 Buno Hyne 37 30 Pleasant Va 11 ey 19 Lai-kins 18 Culver 16 Parklawn 14 McClements 14 Hilton Van Amberg 13 12 Corlett 12 19 4 3 2 5 5 7 3 3 ZONE ~ G R 14 8 18 10 5 5 5 12 2 15 2 5 2 5 2 J Otner 5 2 4 2 10 4 11 5 8 5 2 8 4 5 7 15 7 7 5 3 7 5 3 2 7 14 3 2 4 2 6 Brandon M. Rogers & Associates, P.C. 1/22/90 A-31 �Brighton Township Co1TYT1unity Survey Quest ion 34 PREFERENCES FOR COMMUNITY DEVELOPMENT , ~ Item Improvement of Local Roads 1 34.5 Recycling Center . ~ ~ s Total Responses 25.6 19.2 9.6 7. 1 1.9 1. 1 1. 0 1, 39S 25.6 26.9 24. 1 9.2 10.0 . 2.8 1. 1 0.2 1 , 334 29.4 28.9 19.3 8.4 10. 1 1.7 1.3 1.0 1,302 Additional Pol ice Protection 18.6 26.0 24.5 16.3 9.8 2.] ]. 4 1.3 1, 190 Addit i onal Fire Protection 16.7 26.8 22.5 15. 1 10.5 5.3 2.7 0.3 1,225 Water and Sewer 26.7 26.0 16. 1 11.9 7. 1 8.2 3.3 1.0 453 Garbage & Waste Collection ( Stated Priority, ( l - Highest Priority, 8 - Lowest Priority) (Percent of Respondents in Townshie) 2 ~ b 3 5 7 ' Brandon M. Rogers & Associates, P.C. 1/22/90 A-32 Page 1 of 7 �Brighton Township Community Survey Question 34 IMPROVEMENT OF LOCAL ROADS Priority 2 Zone 4 17 5 6 6 2 8 A 27 30 3 17 B 49 36 13 13 7 3 C 23 16 10 3 1. 3 2 D 27 27 13 14 8 5 2 E 99 60 53 26 25 2 F 69 37 45 11 8 2 G 59 36 31 12 17 H 66 48 36 9 10 3 18 24 21 13 8 2 16 19 12 8 4 2 Other 30 25 18 9 5 2 TOTAL 483 358 269 134 99 27 15 13 1,398 Percent 34 . 5 25.6 19. 2 9.6 7. 1 1.9 1. 1 1. 0 10 0 . 0 1,848 26.8 1,483 21.5 799 11.6 643 9.3 213 3. 1 112 1.6 so J GRAND TOTAL 1,754 25.4 7 2 3 2 4 3 3 0.72 6,902 100.02 Page 2 of 7 A-33 �Brighton Township Community Survey Question 34 RECYCLING CENTER • 0 .J 2 Priorit:z: 4 5 16 8 Zone A 25 33 3 14 B 28 28 23 8 11 C 18 8 7 3 6 D 20 27 17 13 2 4 3 l, E 60 79 76 24 30 6 3 ' .. F 36 55 51 13 21 G 35 38 33 9 20 H 42 34 48 15 18 12 36 24 18 12 8 2 12 i2 5 2 Other 29 21 30 8 9 2 TOTAL 341 359 322 123 134 37 15 3 1 , 334 Percent 25.6 2.6.5 24. 1 9.2 10.0 2.8 1. 1 0.2 100.0 r, J I 6 4 7 3 8 2 2 2 Page 3 of 7 A-34 �Brighton Township Corirnunity Survey Question 34 GARBAGE & WASTE COLLECTION Priori t:t 2 4 8 A 25 34 3 16 B 33 33 12 10 13 C 4 14 8 6 6 3 D 18 22 9 13 8 4 E 74 89 68 23 33 3 F 69 44 23 12 20 G 38 30 30 9 18 H 50 48 52 38 24 12 7 13 10 6 2 Other 21 28 15 8 12 TOTAL 383 376 251 109 132 22 17 12 1,302 Percent 29.4 28.9 19. 3 8. 4 . 10. 1 1.7 1.3 1.0 100.0 Zone J 18 5 6 3 7 2 2 3 2 2 12 2 8 2 2 2 2 Page 4 of 7 A-35 �Brighton Township CortlTlunity Survey Question 34 ADDITIONAL POLICE PROTECTION Priority 2 Zone 4 5 13 4 6 3 8 A 19 27 3 16 B 20 32 18 19 11 C 5 12 15 8 9 2 D 13 17 15 8 5 7 4 E 35 63 67 44 25 2 2 F 29 39 37 23 11 G 32 31 31 26 10 H 12 38 46 12 12 3 2 24 22 19 21 12 2 4 10 12 16 12 8 2 Other 22 16 12 8 10 TOTAL 221 309 292 194 117 25 ··17 15 1 , 190 18.6 26.0 24.5 16.3 9.8 2. 1 1. 4 1.3 100.0 J Percent 7 4 3 2 Page 5- of 7 A-36 �Brighton Township Community Survey Question 34 ADDITIONAL FIRE PROTECTION ., Priority 4 18 5 5 6 3 7 2 2 8 A 22 30 3 15 B 24 35 14 19 14 C 5 14 18 6 8 D 12 23 13 11 6 5 E 38 65 52 44 39 3 F 10 36 48 20 14 2 G 27 35 34 18 11 H 22 38 42 27 12 12 18 20 15 10 8 9 9 9 2 2 2 2 2 Other 24 25 18 5 8 10 7 TOTAL 205 328 276 185 129 65 33 4 1,225 16. 7 26.8 22.5 15. 1 10. 5 5.3 2.7 0.3 iOO.O Zone J Percent 2 4 6 2 2 A-37 Pa?e 6 of 7 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Brighton-Twp_Comprehensive-Development-Plan_1991 Creator An entity primarily responsible for making the resource Brandon M. Rogers & Associates, P.C., Planning Consultant Date A point or period of time associated with an event in the lifecycle of the resource 1991-06 Title A name given to the resource Comprehensive Development Plan Update Description An account of the resource The Comprehensive Development Plan for Brighton Township was prepared by Brandon M. Rogers & Associates in June 1991 with assistance from the Brighton Township Planning Commission Contributor An entity responsible for making contributions to the resource Brighton Township Planning Commission (consultant) Subject The topic of the resource Comprehensive plan publications Brighton Township (Mich.) Livingston County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/470ee678d8c9919c695441e06b46ee88.pdf 33e3c38b9c874b89fe340eff97c18d61 PDF Text Text Comprehensive Master Plan City of Southfield �Comprehensive Master Plan City of Southfield ---- �RESOLUTION CITY OF SOUTHFIELD WHEREAS, on June 5, 2006, City Council authorized the preparation of a Comprehensive Master Plan to establish goals and guidelines to facilitate the direction, redevelopment and growth of the City of Southfield into the future; and WHEREAS, the Planning Department, in concert with a professional consultant, the Mayor, City Council, and Planning Commission, and with input from a cross-section of city administrative officials, city board and commission members and the resident public, has caused the extensive evaluation of information comprehensive of residential, business, and municipal interests essential to the development of a comprehensive master plan; and WHEREAS, the aforesaid information has been compiled into a Master Plan document that, in addition to other purposes, will serve to: • • • • • establish a pattern for land use to guide development and redevelopment provide a legal basis for zoning and other regulations, and a basis for amendments to the Zoning Ordinance and Zoning Map preserve or enhance natural resources identify and recommend various infrastructure improvements and options address the desires and needs of the residents, businesses and property owners; and WHEREAS, on December 17, 2008, pursuant to the requirements of Section 5.59, Comprehensive Master Plan Procedure, of Article 4, Chapter 45, Title V, of the Code of the City of Southfield, the Southfield Planning Commission conducted a public hearing on the proposed Comprehensive Master Plan and forwarded a favorable recommendation to City Council; and WHEREAS, in fulfillment of the aforesaid Comprehensive Master Plan Procedure requirements of the City Code, the Southfield City Council has this date, April 13, 2009, conducted a public hearing on the proposed Comprehensive Master Plan and has made the determination that the Master Plan document, with the revisions outlined by the Master Plan Consultant in the April 1, 2009 memorandum to City Council, will facilitate the overall future planning and redevelopment objectives of the City. NOW, THEREFORE, BE IT RESOLVED, that the proposed Comprehensive Master Plan for the City of Southfield is hereby adopted and that preparation of the final Comprehensive Master Plan document is hereby directed; and BE IT FURTHER RESOLVED, that in accordance with the aforementioned Comprehensive Master Plan Procedure requirements of the City Code, City Council shall, no later than five years from this date, review the Master Plan and determine whether to commence the procedure to amend the Plan or adopt a new Plan. �City of Southfield Comprehensive Master Plan Acknowledgments The Honorable Brenda L. Lawrence, Mayor Donald F. Fracassi, Council President Sylvia Jordan, Council President Pro Tern Myron A. Frasier, Councilman Sidney Lantz, Councilman William D. Lattimore, Councilman Joan Seymour, Councilwoman Kenson J. Siver, Councilman Nancy L. M. Banks, City Clerk Irv M. Lowenberg, City Treasurer James G. Scharret, City Administrator Planning Commission Brian Fifelski, Chairman Robert Haisha, Vice Chairman Darrell Kirby, Secretary Roy Bell Steve Huntington Seymour Mandell Carol Peoples Project Consultant Team Jacobs (formerly Carter & Burgess) LSL Planning, Inc. Donald T. Iannone & Associates, Inc. Tetra Tech, Inc. 5 Star Engineering, Inc. Comprehensive Master Plan Steering Committee Rosemerry Allen Nicholas Banda Roy Bell John Beras Myer Beresh Robert Blanchard Daniel Brightwell Paul Cooper Donald Fracassi Rochelle Katz-Freeman Warren Goodell Marc Hardy Yolanda Haynes Lois Hitchcock Brenda Lawrence James Lemire Cedric McSween Frederick Najor Carol Peoples Louis Poole Eddie Powers James Ralph Felix Seldon Ellen Skuta Kenson Siver James Scharret Stefan Stration Ronald Roberts Linnie Taylor Cynthia Cooper Vails Darla Van Hoey Les E. Weigum Erica Williams Martin Williams Warren Zweigel Acknowledgments ii �Table of Contents Comprehensive Master Plan Resolution ............................................................................. i Acknowledgments ...................................................................................................... ii Table of Contents ...................................... .................................................................. iii 1. Introduction: A Comprehensive Master Plan for a New Century .............................. 1-1 2. Governing Principles, Goals & Recommendations/Strategies ................................... 2-1 3. Population Trends ...................................................................................... 3-1 4. Housing and Residential Character .................................................................. 4-1 5. Economic Development ............................................................................... 5-1 6. Managing Land Use for the Future .................................................................. 6-1 7. Natural and Cultural Resources ..................................................................... 7-1 8. Parks, Open Space and Recreation .................................................................. 8-1 9. Transportation and Circulation ...................................................................... 9-1 10. Public Facilities and Services ....................................................................... 10-1 11. Community Utilities .................................................................................. 11-1 12. Community Image. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . 12-1 13. Design Guidelines ..................................................................................... 13-1 14. Stewardship and Implementation .................................................................... 14-1 Maps Follows Page Map 6-1: Existing land Use ........................................................................................ Map 6-2: Future Land Use .......................................................................................... Map 7-1: Natural Features ......................................................................................... Map 8-1: Parks & Open Space.................................................................................... Map 9-1: Existing & Projected Traffic Conditions ............................................................. Map 9-2: Transportation Plan ...................................................................................... Map 9-3: Non-motorized Transportation & Transit............................................................ Map 10-1: Community Facilities ................................................................................. Map 12-1: Community Image..................................................................................... 6-2 6-6 7-2 8-1 9-2 9-7 9-11 10-1 12-5 Appendices Public Opinion Survey Summary Economic Development Support Documentation Southfield ,-- ~- Table of Conte nts iii �City of Southfield Comprehensive Master Plan 1 lntroduction ... A Comprehensive Master Plan for a New Centur • What is the measure of a great first-tier city? • • The height of its buildings? The size of its municipal complex? The number of "Fortune 500" companies within its borders? The winning sports records of its school district teams? Although each of these can contribute to greatness, the ultimate measure of a city's greatness is the quality of life it offers to its residents and property owners. A preferred place to make home Southfield - one community, one city A lively city to enjoy and have fun As a result of the Strategic Plan the community has come together to foster these goals into tangible actions and initiatives that will: Encourage Local Leadership. Encouraging community dialogue and decision making; forge coa1itions and partnerships among corporate and residential owners; and build leadership consensus through community and regional stakeholders. These initiatives have been accomplished by providing dramatic and extensive visual, physical and verbal portrayals of the community. A great sustainable first-tier city (Defined as a city adjacent to or in close proximity to a major city like Detroit. Because they are near the urban core, these cities were among the first suburbs to develop in the metropolitan region, and they are usually among the oldest. Their economics and social networks are often characterized by a strong interdependence with their core city. First-tier cities are not completely urban, nor do they fit the traditional description of "suburban." They share physical, social, economic, and cultural characteristics with both outlying, fastgrowing suburbs and core cities.) connects citizens of a11 ages to great choices in housing, education, employment, services, shopping, parks and natural open space, entertainment and culture as well as to opportunities to live in neighborhoods that are safe secure and vibrant. A great first-tier city can be a ' place that nurtures the body, mind and spirit of those who choose to make the city home - whether it is a resident, business owner or a corporation. Be Competitive. Continue to build on "location location, location" as a key asset; remodeling agi,ng housing stock, and making the community clean and safe. Incentivise the Private Sector. The City clearly understands that recruiting multiple participants: one person, one project is rarely enough. Using inducements to reduce private sector risks, eliminating red tape, expediting development through "green tape," and relaxing some development controls. The City also takes the lead in building public support and consensus while maintaining and strengthening infrastructure and providing extraordinary public safety. T? further advance this great first-tier community, Think and Act Regionally. Continue to participate with other first-tier cities, County and region to solve issues together and work toward regional approaches to economic development, land use and transportation policies. ~1ty leaders embarked on a strategic planning process m 2004 to find new ways to do business, stay focused and be accountable. The City's Strategic Plan concentrates on the current financial state of the City as well as future economic projections. Other conside~ed areas included community image, econoilllc growth, city services and quality d~~elopment/redevelopment. The Strategic Plan's v1s10n was to develop strategies to increase revenue develop initiatives, and decrease expenditures to ' maintain Southfield's strong business center and q~ality neighborhoods. To achieve this vision the City set these goals in place to sustain a viable exciting and prosperous community: ' • Financially sound and sustainable city government • Top quality city services • Quality development and redevelopment Results Orientated, Continuously Asking. Has the quality been improved? Will the deal prove financially sound so that the return on investment pays off? Has the City properly set the stage for private investment? Is the development or redevelopment sustainable? Introduction 1-1 - --- - - --- �City of Southfield Comprehensive Master Plan The dedication to maintain Southfield as a great firsttier City, has been recognized around the country. In October 2007, Forbes Magazine's annual survey named Southfield as one of the nation's most livable metro-area suburbs. This recognition was based on market research conducted by neighborhoodscout.com; a statistics database that measured the education level of residents, home ownership rates, home values, quality of schools and crime. What is a Comprehensive Master Plan? Continued recognition for excellence as a great firsttier city is a main reason for this Comprehensive Master Plan. This Plan describes a new vision for the future of Southfield its neighborhoods and commercial/business districts. Southfield's Zoning Ordinance No. 1543 directs the Planning Department, Planning Commission and City Council to prepare and adopt a Comprehensive Master Plan for the development and improvement of the City. This Comprehensive Master Plan serves as a blueprint for the development and revitalization activities in the City. Implementation of this Plan will ensure that Southfield remains a highly desirable community in which to live, work, visit and learn. This can be accomplished by preserving and enhancing the qualities of the community that the residents, businesses and property owners consider important. The Comprehensive Master Plan is intended to: ■ ■ ■ ■ ■ Establish a pattern for land use which will provide a sustainable community with a diversified tax base to support the desired facilities and services with reasonable tax rates. Provide a legal basis for zoning and other regulations for the type, intensity and timing of development. Ensure that, as development occurs, significant parks and natural open space, cultural and natural features are preserved or enhanced. Recommend improvements to the transportation system including roadway and technology upgrades, traffic management tools to preserve roadway capacity, access management standards, and continued investment in nonmotorized and transit options. Address the desires and needs of the residents, businesses and property owners. ■ Coordinate land use recommendations with anticipated land use changes, infrastructure improvements and surrounding communities. This vision of the City ' s future looks out 15 to 20 years to provide guidance on development-related decisions that must be made on a day-to-day basis. Some of the Plan's recommendations will occur only when market conditions are right or when necessary funding becomes available. Given the current limited availability of public funds and land, the Comprehensive Master Plan is an essential tool in ensuring that Southfield makes the best use of these scarce resources and in preventing the City from pursuing policies or supporting projects that work at cross-purposes. Using the Comprehensive Master Plan The Mayor, City Council, Planning Commission, the public, various agencies, businesses and developers can all use the Plan to help guide and coordinate decisions. The Plan serves to: ■ ■ ■ ■ ■ Guide expectations of those involved in new development and redevelopment, and give the public some degree of certainty about the plans for the future. Suggest where regional coordination is needed along borders, road and natural corridors or pathways that run through several communities; and share services for cost effective attainment of mutual goals. Identify public improvements to roads, streetscapes, gateways, district portals, pathways, parks, utilities/infrastructure and public facilities to support the overall Plan. Assist in review of development proposals - to confirm the proposal meets the goals and recommendations/strategies of the Comprehensive Master Plan. Establish a criterion for reviewing rezoning requests - to confirm the request is consistent with the Future Land Use Plan, the appropriate timing of the change, consistency with the goals and strategies of the Comprehensive Master Plan and potential impacts on Southfield. Introduction 1-2 �City of Southfield Comprehensive Master Plan • Provide a basis for amendments to the Zoning Ordinance and Zoning Map - to help realize plan goals. Comprehensive Master Plan Process The Comprehensive Master Plan is the essential first step in the overa11 community planning process. This Plan will serve as a base for future planning efforts during the upcoming years. An assessment of existing data and documents was conducted first, followed by the development of a preliminary vision, governing principles and goals. Next, the City received input from residents, property and business owners and other community stakeholders. From this input, the plan was refined to state Southfield's vision on important issues and to serve as a guide for future development and policies. The Comprehensive Master Plan is comprised of 14 Chapters: Chapter 1 Chapter 2 Chapter 3 Chapter 4 Chapter 5 Chapter 6 Chapter 7 Chapter 8 Chapter 9 Chapter 10 Chapter 11 Chapter 12 Chapter 13 Chapter 14 Introduction Governing Principles, Goals & Recommendations/Strategies Population Trends Housing & Residential Character Economic Development Managing Land Use for the Future Natural and Cultural Resources Parks, Open Space and Recreation Transportation and Circulation Public Facilities and Services Community Utilities Community Image Design Guidelines Stewardship and Implementation In each Chapter there is an inventory and analysis of the existing and projected trends. The results of this analysis were used in establishing recommendations/strategies to achieve those goals. Public Participation Actively involving all residents and community stakeholders in developing Southfield's Comprehensive Master Plan was an important part of the planning process. The Mayor and City Council strongly believed public participation helps to ensure that the resulting Comprehensive Master Plan accurately reflects the vision, goals and values of the community. The Mayor and City Council endorsed the following procedures designed to foster public participation, open discussions, communication programs/interviews, information services and public meetings where advance notice was pro vided. Project Kick-Off. In June 2006, the project kicked off with a meeting between the Project Consultant Team and the City's Planning Department to review the work plan and a specific work schedule. The kick-off meeting determined that the sub-area planning districts included the City Centre, the Telegraph Road corridor, the Southfield Road corridor, and the Westside Residential area bordered by Telegraph Road, 8 Mile Road , Inkster Road and 10 Mile Road. Planning Commission/City Council Meeting. In the summer of 2006 a joint meeting with the City Council and Planning Commission was held to provide an overview of the comprehensive planning process, purpose and intent of a Comprehensive Master Plan, and the process for community involvement. Community Tours. In the summer of 2006 the Planning Department staff along with members of the consultant team toured and photographed select areas of the community that are in transition, recent development/redevelopment projects and areas that are in the pipeline for development/redevelopment. Residents Public Opinion Surveys and Community Newsletter. In the fall of 2006, a survey and newsletter was mailed to all 35,000 city households. Approximately 3 percent of residents responded to begin framing issues and opportunities for consideration. This led to identification of big picture issues and opportunities, along with some degree of prioritization. An overview and summary of this survey is included in the Appendix. Economic Development Interviews and Meetings. At the end of 2006 through the first several months of 2007 approximately 25 interviews were conducted with area community business leaders, property owners, and representatives from Oakland County, Detroit Regional Chamber, SEMCOG, Southfield Public Schools, Lawrence Technological University, Introduction 1-3 �City of Southfield Comprehensive Master Plan Providence/St. John Hospital, Southfield Community Foundation, Cornerstone Development Authority and the City Centre Advisory Board. The intent of the meetings was to develop an understanding of local real estate and current business interests in Southfield. Driving issues for economic development in the City and the region, future trends and major economic development opportunities were also identified. Many of the interviewees also expressed interest in participating in a business round table. Subarea Workshops. In the summer of 2007 four subarea workshops were conducted in the City Centre, Telegraph Road corridor, Southfield Road corridor and Westside Residential subareas. In all, approximately 190 interested residents, business owners, property owners, citizen investors and other community stakeholders attended these workshops. The workshops provided an opportunity to detail concerns and opportunities from a city-wide perspective, but also to focus on the unique characteristics of each subarea, and to get an account of the strengths, weaknesses, opportunities and challenges of these areas. Comprehensive Master Plan Steering Committee Meetings. Four meetings were held with representatives of the Steering Committee to review findings and recommendations on various chapters of the Comprehensive Master Plan draft. The meetings focused on each chapter of the Comprehensive Master Plan and discussed the vision, goals, recommendations/strategies; gathered additional comments; and suggested recommendations. Comprehensive Master Plan Adoption. On December 17, 2008, the Planning Commission conducted a public hearing on the proposed Comprehensive Master Plan and forwarded a favorable recommendation to City Council. The Mayor and City Council conducted a public hearing and adopted the Comprehensive Master Plan on April 13, 2009. Introduction 1 -4 �City of Southfield Comprehensive Master Plan 2 Governing Principles, Goals & Recommendations/Strategies Southfield's Vision ..... . Declare the Necessity and Secure the Future of Open Space Southfield is a model of a successful urban community. Southfield 's distinctive quality of life is exemplified by its unparalleled physical beauty, culture and diversity. People are its greatest resource. The City is involved in an active partnership with Southfield residents and businesses to foster educational, cultural and economic opportunities in a safe, vibrant and healthy community. The governing principles are guided by the overall community vision and set the foundation for the entire framework of the Comprehensive Master Plan. Southfield ' s vision and its governing principles were based on an evaluation of existing conditions, trends, survey and input at numerous meetings. These principles guided the development of the Future Land Use Plan, goals and recommendations/strategies and provided the fundamental concepts by which physical planning needs to take place. As the foundation of the Comprehensive Master Plan, the vision and principles serve as a constant reminder and guide for land use decisions and future planning. The principles also provide direction to clearly resolve issues or make decisions. Consistent reference to the vision and principles ensures that the concepts of the Comprehensive Master Plan are held in place over time. Open space areas are an essential part of Southfield' s municipal fabric - river corridors, environmentally sensitive areas, neighborhood and community parks, tracts of private lands zoned for minimal development, etc. These parks, and natural open space areas collectively create an open space system of green infrastructure. These areas contribute to Southfield's cultural, health, recreational and economic value, community identity and ultimately its quality of life. This green infrastructure system provides vistas, encourages active recreation, provides natural infrastructure as storm water retention, plant and animal habitat and improved water quality, and is the strongest visual element defining Southfield's sense of place. Comprehensive Master Plan Governing Principles Reuse previously developed land Declare the necessity and secure the future of open spaces Support the economic base Support emerging economic growth sectors Reuse Previously Developed Land Reuse of previously developed lands, including adaptive reuse of existing building stock, directs new investment to sites which have the potential to perform at a higher level than their current state. This results in new investment in the City, maximizes underused sites, and minimizes sprawl to other outlying sites in the region. Strengthen neighborhoods Create and maintain connectivity Encourage a mix of activities, uses and densities Support private actions that contribute to the public realm Take sustainable actions Create efficiencies in delivery of public services Southfield c--cr- - - -- Governing Principles, Goals and Recommendations/Strategies 2-1 �City of Southfield Comprehensive Master Plan other public ways is critical to creating usable systems for pedestrians. Support the Economic Base Supporting Southfield's economic foundation includes maintaining job opportunities and the tax base to ensure sustainability over time. Southfield needs to remain an enticing location for businesses when considering specific location requirements and site competition with changes in real estate values. This economic activity faces change as result of global economic patterns, changing markets, new regulations and aging of extensive infrastructure. Nevertheless, fundamentals remain and the economic contribution, sometimes taken for granted, is significant. Southfield has evolved as a unique mix of land uses, building and housing types and activities. Mixed uses provide sustainable opportunities for a diversity of activity that segregated, uniform use~ do not provide. By mixing uses and densities, active places are created that help lead to sustainable destinations that have a range of purposes. Support Private Actions that Contribute to the Public Realm Support Emerging Economic Growth Sectors Emerging economic sectors add economic, cultural and social diversity thereby keeping Southfield on the map as a desirable place in which to do business. Continued involvement and support of Oakland County's emerging sector strategies and initiatives and Michigan Economic Development Corporation' s business and economic development programs will foster new partnerships and collaborations between existing Southfield businesses and outside companies looking to expand into North America. These emerging sectors can support the tax base and develop a highly skilled workforce while diversifying the economy. Strengthen Neighborhoods Southfield is defined by its neighborhoods, which consist of a blend of lot sizes, housing age, housing types, street design, cultural and religious affiliations, and parks and open space. These distinct neighborhood characteristics should be reinforced through land use, transportation, neighborhood parks and open space, and public service and facilities, which strengthen their identity and contribute to desirable places to live. Regional or local mixed uses should not divide or impact the neighborhood patterns. Create and Maintain Connectivity Connectivity is established through the streets, transit system, sidewalks, bikeways and trails (local and regional). All of these modes of travel should be coordinated to create safe and convenient transportation options. Non-motorized systems should be considered more than recreation, because they are important components of a comprehensive transportation system. Maintaining sidewalks and ~Q_uthfiel~. Encourage a Mix of Activities, Uses and Densities Private building and site construction and the City's development regulations influence activity in adjacent public areas such as parks, plazas, streetscapes, open spaces, etc. Building form, height, setbacks and detailing of building fa9ades affect the adjacent areas. The uses and activity contained in the buildings directly impact the surroundings. Public areas should benefit from adjacent private investment. Take Sustainable Actions Southfield should continue to initiate land use, site design, transportation, building design and materials policies and regulations which reduce consumption of finite resources, generation of solid waste and introduction of toxic materials to land, air and waters. New development should be designed to incorporate "green" technology and the use of modern construction techniques to ensure its sustainability. Create Efficiencies in Delivery of Public Services The costs of public services must be considered in land use decisions. Street construction and maintenance, utilities, fire, police, snow plowing and recreation facilities are services directly related to the physical location of development. Infrastructure should help prescribe development location rather than react to it. Governing Principles, Goals and Recommendations/Strategies 2-2 �City of Southfield Comprehensive Master Plan Goals and Recommendations/Strategies Based on input gathered throughout the process, and an analysis of existing conditions and discussions with key leaders in the City, the following list of goals has been developed to help achieve the vision and governing principles of the City. Following each goal statement are recommendations or strategies that provide more specific direction to accomplish the City's vision. Some of the recommendations and strategies are actively being accomplished by various City departments and should be continued and/or supported to further advance the Plan's goals. Population Trends Goal: Prepare to meet the needs of the future population in specific age groups. Recommendations/Strategies a. Increase, improve or maintain communication with the school district to ensure awareness of major changes in the number of school aged children. Future school expansions and closings should be planned accordingly. b. Encourage economic development and industry recruitment that creates and retains jobs for young adults. C. Continue to foster adequate and affordable housing options, community facilities and services, and ensure health care providers are present in Southfield to serve the needs of the age oriented (senior) population. Goal: Acknowledge the diversity of Southfield's population through sponsored acts or festivities. Recommendations/Strategies a. Keep recognizing and supporting heritage appreciation days, holidays, festivals and other events. b. Provide continued support of the community's heritage and diversity through the future development of interpretive centers/displays and museums. Goal: Support area educational organizations to exceed the County's average education attainment level. Recommendations/Strategies a. Support higher education enrollment efforts through college fairs and other informational workshops. b. Coordinate a partnership with the school distric: to discourage high school drop outs and encourage graduation through incentives and other educational resources . Support adult education courses to encourage high school equivalency diplomas. J C. i d. Support the school district's "career emphasis" school of choice programs. ... Housing and Residential Character Goal: Continue to preserve, protect and enhance the integrity, economic viability and livability of Southfield's neighborhoods. Recommendations/Strategies a. Continue to limit or buffer non-residential intrusions into residential neighborhoods through open space, landscaping and site design. b. Maintain targeting property maintenance code enforcement and rehabilitation efforts in neighborhoods experiencing declines in residential building and site maintenance. c. Develop design standards for infill housing sites within existing residential neighborhoods. d. Educate residents about available property maintenance tools such as home rehabilitation grants, tax credits and loans. e. Continue to construct sidewalks and pathways that link neighborhoods to nearby community facilities and local mixed use districts. Goal: Provide a diverse and table housing stock for a range of housing opportunities for aJI income groups and a quality living environment for all people. Recommendations/Strategies a. Continue to encourage single-family home and lot ownership for all income groups in an effort to maintain the character of Southfield. b. Provide assistance and incentives (whether public expenditure, tax or regulatory) to local nonprofit housing organizations, housing providers and other groups to expand housing opportunities. c. Continue to promote larger lot, upscale housing opportunities in the northern and western parts of the City. d. Improve promoting awareness of the housing and service needs for special groups such as low to moderate-income households, seniors, physically challenged, and families in need of child or adult day care. Goal: Create an identity for all Southfield neighborhood . ,... ~ Recommendations/Strategies - a. Establish defined neighborhoods based on their character, history, and orientation; and develop specific improvement and organization strategies that apply to those areas. b. Continue to promote, develop and support block clubs and neighborhood association . c. Encourage cooperation between community groups and the City. ~outhfield .' Governing Principles, Goals and Recommendations/Strategies 2-3 �City of Southfield Comprehensive Master Plan d. Ile. Incorporate streetscape improvements when developing neighborhood identities. Develop a consistent theme of landscape improvements that will "brand" the community gateways, district portals, City arks and natural o ens ace areas. Economic Development Goal: Business Area Competitiveness: Increase the competitiveness of Southfield's major business areas (corporate office, technology sector, retail/service centers) for high quality business and job development. Recommendations/Strategies a. Strengthen public transit service to the City's major business areas, helping workers access their jobs. b. Continue to work with City Centre's private sector leaders to implement the new master plan recommendations strengthening the City Centre area as the "business hub" of Southfield. C. Create a new Tax Increment Financing (TIF) district or Corridor Improvement Authority (CIA) in the City Centre area. d. Work with private sector leaders in the City's other business areas to implement the Comprehensive Master Plan's recommendations relating to these areas. e. Advance marketing efforts with property owners and realtors in the City's major business areas to attract new businesses and jobs to these locations. f. Remain consistent in identifying the top priority development and redevelopment sites in each business area where development review and approvals can be accelerated as a result of pre-approved uses consistent with the City's new Comprehensive Master Plan. g. Continue to work with businesses and other stakeholders to increase shopping, green space and other desired amenities supporting employers and employees in the City's business areas. h. Work with LTU to enhance the City's image as a center for technology businesses and jobs through a technology marketing initiative . . l. Examine the feasibility of creating a Corridor Improvement District (CID) for the Telegraph Road corridor encouraging technology business development. j. Where appropriate, involve faith-based institutions and organizations in promoting and facilitating neighborhood economic development, with a special focus on helping residents find quality jobs. ,~Goal: Existing Business Competitiveness: Increase the competitiveness of existing Southfield businesses to grow locaJJy. Recommendations/Strategies a. Consider implementing a business needs assessment database using software such as Investigate Synchronist or Executive Pulse, to enhance identification and response to Southfield employer needs. b. Continue to strengthen a more intensive public-private sector existing business retention and expansion program, helping Southfield companies to resolve problems and grow locally. C. Continue to expand local businesses' awareness of available city, county and state business incentive and assistance programs. d. Expand services and incentives to entrepreneurs to start successful new businesses in the City. Work with LTU and key regional entrepreneurial development organizations to accomplish this strategy. e. Create an improved Business Assistance portal on the City's Web site to provide more detailed and user specific information and data to support existing business expansion and new business attraction efforts. Goal: Economic Diver ification: Diversify and grow Southfield's economic ba e in line with new global and technology busine s realities. Recommendations/Strategies a. Develop and implement a marketing strategy with two key components: Overall business image improvement, and target industry and business area marketing. The first component builds the general image of the City as a place for business, and the second markets specific locations within the City for specific industry and business uses and development. b. Step up outreach to Southfield's large corporate employers to identify new business opportunities. C. Keep preparing marketing-oriented development packages, including site identification, incentives, workforce skills, and other information needed by companies in key industry sectors to be encouraged to grow in the City. Goal: Re idential Workforce Competitivenes : Increase educational attainment and raise skills levels of Southfield residents to compete for high quality jobs of the future. Recommendations/Strategies a. Focus all future economic development efforts on increasing the number of high skilled and high wage jobs in Southfield. ~~b. Continue to develop a program to retain existing young talent and attract new young professionals to the City. Work with local employers and LTU to undertake this initiative. Further expand awareness of county and state workforce training and development services by Southfield employers. d. Advance the relationship with LTU and other local higher education institutions to increase the use of local continuing education and academic credit courses and market these programs to Southfield's employers and businesses. -.... r Governing Principles, Goals and Recommendations/Strategies 2-4 �City of Southfield Comprehensive Master Plan Goal: Economic Development Partnership : Grow current and develop new partnerships fostering and accelerating economic development in the City. Recommendations/Strategies a. Encourage the Southfield Community Foundation to increase its financial assets and designate Economic and Community Development as its top future financial investment priority. b. Strengthen the City of Southfield's services and support to economic development by implementing the economic development recommendations of the City' s new Comprehensive Master Plan. c. Keep encouraging the Southfield Economic Leadership Team to strengthen the collaboration among the City, Chamber, LTU, Community Foundation, Cornerstone Development Authority and other groups to get stronger economic development results for Southfield. d. Remain working with the Southfield Area Chamber to strengthen its services in a more defined way to rnpport local economic development. e. Continue to foster partnerships with key outside development groups, such as Oakland County and the state of Michigan. Managing Land Use for the Future Goal: Create a diversified and balanced mixture of land uses that will support the economic vitality, tax base and livability of the City. Recommendations/Strategies a. Improve the process for providing an enticing business environment to retain and attract businesses to expand the economic diversity and economic strength. b. Offer local mixed-use areas such as pharmacies, banks, dry cleaners and convenience stores at main intersections near neighborhoods to provide goods and services compatible with the residential character of the surrounding area. c. Continue to provide a transition from one use or grouping of uses to another through either a hierarchy of uses and/or screening and buffering. d. Continue to foster the revitalization and redevelopment of existing uses or areas which have become obsolete or are showing signs of aging. e. Step up the awareness of existing and future uses along the City's boundaries with other communities. f. Continue the gradual elimination of non-conforming uses and incompatible land use patterns in accordance with the Comprehensive Master Plan. g. Keep coordinating and/or participate with adjacent communities to ensure land use policies and decisions coincide rather than com ete. Goal: Offer unified, well-organized residential neighborhoods that provide a traditional, livable environment for the City' s residents. Recommendations/Strategies a. Distinguish opportunities for high-density residential uses that could include attached single-family homes and more innovative housing options in the City Centre or in areas of concentrated development. b. Offer local mixed-use areas at some major intersections to serve nearby residents. c. Continue to allow local institutional uses, such as local schools and churches, to develop in neighborhoods provided they maintain a scale and intensity compatible with residential uses. Goal: Provide for an appropriate amount of commercial, office and industrial uses, located for convenience and safety, resulting in aesthetic business areas in the City. Recommendations/Strategies a. Continue to create a commercial and office development pattern that is grouped together in strategic locations on arterials that creates concentrations of activity. b. Allow and integrate high density residential development into local and regional mixed-use areas. c. Provide regional commercial development to offer shopping, service, and dining establishments of a larger scale to serve the City and pass-by traffic without adverse impacts on traffic flow or nearby neighborhoods. d. Keep consolidating industrial development to areas separated from residential to minimize impacts and improve the quality of life for residents. e. Continue to promote office and industrial uses to develop in a park setting with coordinated storm water management, circulation, and screening. f. Continue to ensure design reflects the quality and character of Southfield through site and building design standards that ensure proper circulation, access management, landscaping, architectural design and "green" technology. g. Continue to develop enforceable performance standards that regulate the levels of noise, fumes and other impacts of nonresidential development. Governing Principles, Goals and Recommendations/Strategies 2-5 �City of Southfield Comprehensive Master Plan Goal: Promote development and redevelopment of sites and buildings that fulfill the City' desirability of the City for future development. Recommendations/Strategies a. Maintain the ongoing list of public improvement projects and project locations that are targeted priorities for the City. b. Step up the City's resources for incentives and a source of funding to stimulate development and redevelopment of priority areas. c. Continue to work with the Brownfield Redevelopment Authority to encourage development and redevelopment of contaminated and obsolete sites. d. Continue to incorporate land use and development strategies into the Tax Increment Financing Authority planning efforts. e. Offer development incentives for projects employing high-quality design such as exceptional landscaping, architecture and ublic spaces. Natural and Cultural Resources Goal: Regard land as an irreplaceable resource and ensure that its u e does not impair it value for future generations. Recommendations/Strategies a. Continue to map, designate and protect environmental corridors from any new development. b. Implement land use recommendations in the new Comprehensive Master Plan to improve land use patterns and encourage compact and walkable mixed use neighborhoods that make more efficient use of land . c. Recognize the interrelationship of adjacent landscape types and avoid breaking valuable ecological linkages. d. Establish city-wide sustainable policy ordinances. e. Use all practicable methods for increasing vegetative cover, including amendments to existing ordinance and regulations. f. Protect lands having significant natural values within the City' s limits and in outlying areas. Cooperate with other governmental units and agencies to acquire or control valuable environments near the edges of the City where there are multiple political jurisdictions. g. Continue working with Oakland County to develop and promote a county-wide system of natural corridors (i.e. Rouge Green Corridor as a framework to protect the natural environment and scenic values, provide outdoor recreation opportunities and preserve for posterity the nature and diversity of the City's natural resources.) ' h. Identify unique, high quality natural environments and work with property owners, as well as city departments, boards and commissions to protect these environments. 1. Manage natural areas to control and remove noxious and invasive plant species. Prevent planting of invasive ornamental plant materials and enforce the planting of native plant materials so natural buffers thrive along the City's streams and wetlands. Goal: Preserve cultural resources, including landsca es to maintain and enrich community character. Recommendations/Strategies a. Expand creation of public information programs on historic resources. b. Continue to support efforts that encourage the preservation of historic properties. Goal: Balance the City's need for economic rowth and environmental health throu h sustainable use of natural resources. Recommendations/Strategies a. Strive for Southfield to become a leader in energy efficiency and renewable energy. b. Continue to actively support efforts to decrease city employee use of nonrenewable energy resources by using more fuel efficient and cleaner burning motor vehicles. Continue to purchase hybrid vehicles as part of the City's fleet. c. Encourage businesses and industries to use renewable power sources for heating, cooling and lighting. d. Continue to establish regulations to reduce pollution through various environmental controls, working with businesses and industries that have the potential to generate high levels of pollution. Goal: Develop a fundamental vision for the arts and cultural life of the Ci through develo ment of a Cultural Art Plan. Recommendations/Strategies a. Develop specific strategies to incorporate arts and culture into the lives of Southfield residents through increased awareness and accessibility. b. Continue to educate citizens on the benefits of a healthy arts and cultural community so that arts and culture can be an integral component of activities, by developing an economic development strategy for arts and culture. c. Actively pursue an ongoing dialog with local artists to identify and pursue opportunities. d. Strengthen partnerships with local and other arts organizations, businesses, and others to identify and implement artsrelated activities into the community. e. Continue to support the efforts of arts-based organizations in seeking funding for the development of art activities that are o en and accessible to the ublic. Southfield --.-- ~ Governing Principles, Goals and Recommendations/Strategies 2-6 �City of Southfield Comprehensive Master Plan ' Parks, Open Space and Recreation I Goal: Enhance existing park and recreation facilities and expand as needed to meet the evolving interests and needs of Southfield residents. Recommendations/Strategies a. Keep modernizing existing park facilities through upgrades in design, equipment and landscaping to keep all parks safe and attractive. b. Improve accessibility to the park system through a comprehensive pathway system throughout the City. c. Improve barrier free accessibility of the City's park and recreation facilities through accessible pathways, paving of parking lots, and upgrading equipment to meet accessibility standards. d. Prepare a city-wide, non-motorized transportation master plan. e. Continue the installation of entrance/directional/interpretive signage at all the parks that is consistent with city signage. f. Continue on-going maintenance and equipment replacement at all parks on a regular schedule. g. Encourage volunteerism, neighborhood and garden club involvement for park clean-ups and maintenance of public areas. h. Explore additional funding opportunities for park improvements. i. Continue to review the current Parks and Recreation Plan with regular updates every five years. Goal: Develop a unified community-based open space system that protects key natural features and provides valuable recreational opportunitie for appreciation of the City's natural resources. Recommendations/Strategies a. Link neighborhoods, cultural, historical, civic facilities, parks, pathways and other destinations and facilities through open space. b. Continue to protect, acquire and develop parks and public open space along the Rouge Green Corridor, similar to the Carpenter Lake Nature Preserve. c. Create ordinances and impact fees to require and plan open space areas in development and redevelopment projects. d. Capitalize on utility and transportation corridors to create a linear open space system. Goal: Offer a variety of recreation programs and events that promote a high quality of life and encourage interaction of residents. 1Recommendations/Strategies I a. Keep monitoring recreation programs to ensure they meet the desires of residents and accommodate enrollment figures. b. Continue to evaluate programming fees to create a balance between covering the City's costs while maintaining affordability for residents. c. Continue to stay appraised of the latest trends and preferences in recreation and local desires. d. Add to the variety of leisure programs offered, including wellness and fitness classes, in order to meet different interests and skills. e. Continue to expand senior trips and group outings to meet the changing interests of seniors in the community. f. Continue to introduce more multi-generational events into future programming. g. Continue to expand programming specifically for single adults in order to respond to the national trend of increased single-headed households. h. Explore and coordinate with other recreation providers to prevent duplication of services and avoid unnecessary competition. Public Facilities and Services Recommendations/Strategies a. Monitor the efficiency of the City's various departments and offices, as done in the past, to prevent duplication of work. b. Continue to increase coordination and cooperation among departments to streamline processes and ensure consistent application of policies. c. Continue to ensure facilities are conveniently located and accessible for residents. d. Coordinate services and facilities with surrounding communities, Oakland County and major healthcare providers. e. Keep monitoring a comprehensive geographic information system that links information regarding the City's facilities, public rights-of-way and all lots and parcels within the City through mapping and data. f. Continue to regularly evaluate facilities to accommodate improvements and changes in technology. Im rove visibilit of ublic safet throu h increased resence on the street and at civic events. Governing Principles, Goals and Recommendations/Strategies 2-7 �City of Southfield Comprehensive Master Plan ·. Community Utilities Goal: Provide and maintain a high quality, cost effective, energy and re ource efficient public water upply, public wa tewater service, torm water management and household refuse and recyclables collections for the community. Oversee the in tallation of telecommunication facilities and power tran mission lines. Recommendations/Strategies Sanitary Storm Water Management a. Maintain the storm water drainage systems to meet or exceed service levels with an efficient use of resources. b. Provide and maintain a public storm water system capable of conveying storm water from public lands and rights-of-way and discharging it in a manner that protects public health, safety and welfare. c. Encourage reduction of storm water runoff and low-impact development techniques for storm water management wherever such practices are feasible. Sanitary Sewer d. Maintain the wastewater system at acceptable service levels providing comparable service to all citizens. e. Continue to direct the planning, design, construction and repair of public sanitary sewer facilities. Water Supply f. Continue to provide and maintain an adequate supply of safe water for drinking and fire protection, with quality service at a reasonable price. g. Always encourage all water users to practice water conservation techniques to reduce demand for water. h. Provide sufficient water system redundancy to assure adequate service under stressed conditions. Solid Waste Disposal 1. Maintain household refuse and yard waste collection to meet or exceed service levels providing comparable service to all citizens. J. Continue household refuse and yard waste collection at currently acceptable levels. k. Allow well-managed home composting in neighborhoods. Telecommunications Facilities 1. Ensure that telecommunication services are provided throughout the City in rights-of-way and other appropriate locations. m. Provide equitable access for all service providers that use the distribution network in reaching their customers. n. Ensure that telecommunication lines are extended as redevelopment/development occurs. o. Maintain uninterrupted telecommunication service by developing an assertive and funded program to explore the feasibility of installing underground telecommunication lines in neighborhoods and commercial/office districts. Electrical Power p. Continue to ensure that all City residents receive energy services with facilities located in the City rights-of-way. q. Support reliability improvements to the electrical transmission system and balance the needs of citizens who reside ad· acent to those facilities. Governing Principles, Goals and Recommendations/Strategies 2-8 �City of Southfield Comprehensive Master Plan Community Image Goal: Promote commercial and residential development/redevelopment that is carefully considered, aesthetically pleasing, and functional. Recommendations/Strategies a. Adopt new design criteria for development proposals so new projects contribute to the community and complement adjacent development. b. Always ensure that development relates, connects and continues the design quality and site function . Continue to encourage developments surrounding public places to enrich those places and encourage people to use them C. by enhanced architectural elements and building materials. d. Advance the use of building and site design, landscaping and shielded lighting in buffering the visual impact of development on residential areas. e. Continue to incorporate pedestrian amenities into design of public and private development areas. f. Keep encouraging sign design and placement that complements building architecture. Continue to retain existing vegetation within development and consolidate landscaped areas. o0 · h. Continue to preserve and encourage open space as a dominant element of the community' s image through parks, trails, water features and other significant properties that provide public benefit. Goal: Improve the highly visible public parks/open space/roadways to maintain community character and increase public safety. Recommendations/Strategies a. Continue to ensure that public places are designed to provide pedestrian-friendly amenities such as setting, landscaping, kiosks, walkways, pavilions, canopies and awning. b. Consider the edges of public places that abut residential development. C. Continue to provide clear and identifiable systems of sidewalks, walkways and trails. d. Encourage buildings to be sited at or near public walkways without diminishing safe access or space for improvements. e. Design streets to include amenities to enhance community character and provide safe pedestrian places. f. Improve the process of locating community gateways and district portals and associated site improvements. Goal: Enhance the identity and appearance of mixed use/commercial districts and residential neighborhoods. Recommendations/Strategies a. Require development within the districts and neighborhoods to achieve a level of architectural quality and site planning/improvements that enhances the visual image and identity of Southfield. b. Continue to coordinate architectural design, landscape and signs to create a cohesive appearance and complementary functions . C. Continue to require the perimeters of the commercial/mixed use areas to use appropriate plantings, lighting and signs to blend with adjacent development and to buffer adjacent residential neighborhoods. Goal: Protect and enhance Southfield's natural attributes. Recommendations/Strategies a. Continue to recognize the heritage and sustainable environment of the Rouge Green Corridor by continuing to support and/or sponsor events and programs. b. Continue to update the inventory of woodlands and wetlands. C. Step up incentives such as fee waivers and code flexibility to encourage preservation of the City ' s natural resources. d. Improve working jointly with other jurisdictions, agencies, organizations and property owners to preserve natural resources. Southfield ....._,. Governing Principles, Goals and Recommendations/Strategies 2-9 �City of Southfield Comprehensive Master Plan 3 Population Trends Figure 3-1: Historical Population, Southfield Township Goals 120,000 • Prepare to meet the needs of the future population in specific age groups. • Acknowledge the diversity of Southfield's population through sponsored acknowledgments or festivities. • Support area educational organizations to exceed the County's average education attainment level. □ Rest of Original Township D City of Southfield ■ Original Township 8Q,0Q0 +-=====--====== ______, 100,000 C 0 ."@ => 60,000 -+----- 40,000 -+------ Q. 0 c... 20,000 0 -·b ------=.s:.ii11!1!!1 1900 1910 1920 1930 1940 1950 1960 1970 1980 1990 2000 Current Conditions Source: SEMCOG Historical Population Understanding demographic changes over time helps provide a better picture of what the future may hold for a community. Analyzing past and present demographic, social and economic data may help Southfield anticipate future land use patterns and community needs. This Comprehensive Plan uses a wide range of community data as a foundation to provide guidance for both land use and development decisions. It uses the most current information available, including the 2000 U.S. Census of Population and Housing, the 2005 American Community Survey, and local and regional information to accurately reflect current conditions and trends in Southfield. Figure 3-2: Population & Household Trends 90,000 80,000 70,000 • • • • • • ♦ 60,000 50,000 40,000 30,000 20,000 ----- - - - - - - - - ---+-- Population 10,000 ---- Households - 0 Population Trends. In 1950, Southfield Township had approximately 18,500 residents and comprised 36 square miles, containing land now known as the cities of Southfield and Lathrup Village and the Villages of Bingham Hills, Franklin, and Beverly Hills. Between 1950 and 1960, the cities and villages in the Township began incorporating during a period of rapid growth. In 1958, at the time of Southfield's incorporation, the City had approximately 29,000 citizens. By 1970 that number had grown to nearly 70,000. Southfield's population reached more than 75,000 by 1980, but growth was already slowinob . considerably. The historical population growth of Southfield can be seen in Figure 3- I, which depicts the rapid growth spurt of 120 percent between the time of the City's incorporation and 1970. 2005 2010 2015 2020 2025 2030 Source: SEMCOG Regional Forecast population reported by the U.S. Census Bureau for the year 2000; however, the recently released 2035 Forecast for Southeast Michigan by SEMCOG predicts that the population will increase over the next 30 years. As depicted in Figure 3-2, SEMCOG forecasts that the population will increase to approximately 80,600 by 2035, an increase of 3.9 percent over the 2005 population estimate. As of May 2008, the city of Southfield had an estimated 76,400 residents, according to the Southeastern Michigan Council of Governments (SEMCOG). This figure is down 2.5 percent from the Southfield ,.• Population Tre nds 3-1 2035 �City of Southfield Comprehensive Master Plan Household Trends. The U.S. Census Bureau defines a household as all persons inhabiting a housing unit. Households can include one or more families or one or more unrelated persons who share living quarters. Southfield' s number of households is forecasted to increase slightly. This is due in part to a decreasing average household size. Between 2000 and 2030, the average household size is forecasted to decline from 2.27 to 2.01 persons per household, as seen in Figure 3-3. The decrease in household size is more significant than the increase in the number of households, resulting in a declining population overall. Shrinking household size is a national phenomenon as American families are having fewer children on average. Southfield's average household size is smaller than those in Oakland County, metro Detroit and the state of Michigan. This is likely due to the high number of multiple-family housing units, which typically house a higher proportion of childless households. The large number of multi-family households in Southfield is discussed further in Chapter 4. Age. The age distribution of the City's residents has been slowly changing (see Figure 3-4). The aging of the baby-boomer generation greatly impacts the community' s age distribution over time. This effect is seen by the recent reduction in the number of residents in the 35-64 age bracket and increases in the age 65+ age bracket. The share of residents in the 35-64 age group is forecasted to decline significantly as the baby boomer generation advances into the 65+ group. The result of this expected shift is a population that will be equally distributed across the age categories; however, a significantly higher share of residents will be in the highest age bracket, one that generally requires costly public services. Southfield already has a higher percentage of residents in the 65+ age group than Oakland County, metro Detroit, and the state of Michigan, as seen in Table 3-5. As this segment of the population grows, the City must adapt by providing services to meet their changing needs. Figure 3-3: Average Household Size 2 .5 ~ 2.0 ci5 "C :g 1.5 C1) "' ~ 1.0 :, C) ~0.5 0.0 - ' - - - - - - - - - - - - - - - - - - - - - - - - , 1980 1990 2000 2010 2020 2030 2040 Source: SEMCOG Regional Forecast Figure 3-4: Age Distribution, 1990-2030 35,000 30 ,000 25,000 C: 0 ■ o o - ---- 1990 Census 2000 Census 2030 SEMCOG -- :; 20,000 ca :i Q. 0 0. 15,000 10,000 5,000 ,Aqe 0-4 ,Aqe 5-17 ,Aqe 1834 ,Aqe 3564 ,Aqe 65+ Source: SEMCOG Regional Forecast Table 3-5: Retirement Population, 2000 Percentage Community 15 % Southfield 11% Oakland County 12% Metro Detroit 12% Michigan Source: U.S. Census Bureau Population Trends 3-2 �City of Southfield Comprehensive Master Plan Table 3-6: Racial Distribution, 1990-2000 Race. The racial distribution of Southfield residents has experienced a major shift in recent years. In 1990, Southfield had a very balanced racial mix, generally in line with the County as a whole. The population was comprised primarily of white and black residentsi. Between 1990 and 2000, the number of white residents declined by nearly 21 ,000 or over 40 percent, according to the U.S. Census Bureau, as shown in Table 3-6. During the same period, the black population increased by more than 20,000. This significant shift resulted in the black population now comprising more than 54 percent of Southfield residents. This trend is consistent with other communities across the Detroit metro area, as the suburbs of Detroit gained nearly twice as many black residents between 1990 and 2000 than any other racial or ethnic groupii_ Income. Southfield ' s residents are primarily middleclass. In constant dollars, the median household income fell approximately 3 .5 percent over 10 years to $52,468, as seen in Table 3-7. Southfield has a higher median household income than the Detroit metro area as a whole, although the margin is shrinking, as can be seen in Figure 3-8. On the other hand, incomes in Southfield are approximately 15 percent lower than in Oakland County. The County ' s large number of wealthy outer-ring suburbs helps explain this discrepancy. Additionally, the City' s higher proportion of older residents tends to suppress median income because retirees generally have less income than working households. # # % White 51 ,427 % 68 % Black 22 ,053 29 % 42,454 54 % 190 0% 157 0% 1,790 2% 2,416 3% 11 0% 24 0% 275 0% 498 1% 2,3 42 3% American Indian Asian Pacific I lander Other Race NIA Multi-Racial 39% 78 ,322 75 ,746 Total 30,431 Source: SEMCOG Regional Forecast Table 3-7: Median Household Income, 1990-2000 (in 1999 dollars) Community 1990 2000 Southfield Oakland Co. Metro Detroit Source: U.S. Census Bureau 54,380 58, 170 46,584 52,468 61 ,907 49 ,175 Figure 3-8: Median Household Income, 2000 $70,000 • Q) E 0 $60,000 j.- 0 .E ------ $50,000 "O 0 .r:. $40,000 Q) IA ::s 0 ::c C Income varies across neighborhoods. Residents with higher incomes have more choice on where to live. Neighborhoods with high numbers of upper-income residents tend to be more stable. Conversely, those with high concentrations of lower-income residents tend to be less stable and can lead to declining home values and increasing safety concerns. Figure 3-9 shows the variation in median income across the various neighborhoods in Southfield. Most neighborhoods fall in the middle income categories, but several have high concentrations of lower-income or upper-income residents. These areas are generally dispersed throughout the City and no large concentrations of high or low income neighborhoods are found. The neighborhoods in the lowest income bracket contain the high concentrations of multiple-family units in Southfield which includes some of the most affordable housing in the City. 2000 1990 Race cu :s Q) :E $30,000 - -- - - - Southfield $20,000 - . - Oakland Co. Metro Detroit $10,000 $1990 2000 Source: U .S. Census Bureau Figure 3-9: Median Household Income by Neighborhood, 2000 Household Income $35.000 $::)0 600 $50 600 - $66 200 $66 201 - $81 700 >$8"1 700 Source: U.S . Census Bureau Population Trends 3-3 --------- -- - �City of Southfield Comprehensive Master Plan Education. A snapshot of the educational characteristics of the City is important because education levels are strongly related to economic success, particularly as Michigan and metropolitan Detroit transition from a manufacturing economy to one that is largely knowledge-based. Concentrations of educated citizens attract and sustain jobs and tend to provide governments with a higher tax base. The educational attainment of Southfield· s adults is slightly higher than the metro area and slightly lower than Oakland County, as seen in Figure 3-10. Eighty-seven percent of Southfield adults 25-years-old or older have at least a high school diploma, compared to 9 I percent in the County and 87 percent in the metro area. Forty-six percent of residents have a co11ege degree, compared to 49 percent in the County and 34 percent in the metro area. Figure 3-10: Educational Attainment of Adults 25 Years or Older, 2005 100% T D Southfield D Oakland Co . o Detroit tv1etro t f 80% 60% 40% 46% 9% 20% 34% 0% High School Diploma College Degree Graduate Degree Source: U.S. Census Bureau Figure 3-11: School Enrollment of Population Three Years and Older, 2005 School enrollment data gives a slightly different picture of the educational characteristics of the community. A significantly higher proportion (35 percent) of Southfield's population is enrolled in college or graduate school than in the County or metro area, as seen in Figure 3-11 . The relatively high number of colleges and uni versities in Southfield accounts for the high posthigh school enrollment. The high proportion of these students has likely created the environment which Southfield employers find attractive and has made Southfield a major employment center in metro Detroit. Kindergarten & Preschool I Elementary School Middle School I High School College - Graduate School .,_[S ____, 0% D Southfield ■ 5% 10% 15% 20% 25% 30% Oakland County o Detro it Metro Source: U.S. Census Bureau If Southfield can be proactive in enticing students with college degrees to remain in the City after graduation, it will see its share of high schooland college-educated residents rise, ultimately helping to preserve and strengthen its healthy economy. i Fasenfest, D. , Booza, J. , Metzger, K. (2004). Living Together: A New Look at Racial and Ethnic Integration in Metropolitan Neighborhoods, 19902000. Brookings Institution Center on Urban and Metropolitan Policy. ii Brookings Institution. (2003). Detroit In Focus: A Profile from Census 2000. Brookings In titution Center on rban and Metropolitan Policy. $outhfield Population Trends 3-4 �City of Southfield Comprehensive Master Plan 4 Housing and Residential Character Occupancy. Housing occupancy is the percentage of total housing units that are occupied at a given time. The figure can be an indicator of housing stability, with a high percentage generally indicating a stable or growing residential housing market. With little change in population or households and a shrinking average household size, demand for hollsing can be expected to decline. This is reflected in Figure 4-2 which depicts a drop in occupied housing units along with a continuing increase in the housing stock. It is also reflected in the occupancy rate, which declined from 95 percent in 2000 to 89 percent in 2005, as shown in Figure 4-3. Over the same period, Oakland County also experienced a similar decline in occupancy from 96 percent to 93 percent. Goals • Continue to preserve, protect and enhance the integrity, economic viability and livability of Southfield's neighborhoods. • Provide a diverse and stable housing stock offering a range of housing opportunities for all income groups and a quality living environment for all persons. • Create an identity for all Southfield neighborhoods. Current Conditions This Chapter provides background information on housing in Southfield and some comparisons with historical data and the region. The evaluation serves as a basis for the future land use plan and strategies regarding housing and public improvements to support the needs of residents. Figure 4-1: Southfield Residential Construction, 1990-2005 - 350 Net Residential Perm its 5-Year Avg . ~ 300 E ~ 250 0. Planning for housing is critical because nearly 60 percent of land in the City is devoted to residential uses. Also, people seeking a place to live or deciding whether to stay in a community base their decisions in part on the community's housing characteristics such as home values, affordability, services and amenities. - :i 200 C: ~ 150 ·;; ~ 100 ~ 50 0 --L-- - - - - - - - ~ - - - - - - - ~ - - - 1990 Housing Units. According to the U.S. Census Bureau, a housing unit may be a house, an apartment, a group of rooms or a single room. Housing units are occupied by families or individuals who live separately from other families/individuals in the building and have direct access from outside the building or through a common hall. The number of housing units in Southfield has been increasing while population and household growth have been relatively flat. (Chapter 3 Population Trends has a detailed discussion of population characteristics.) Figure 4-1 shows the annual number of net building permits from 1990 to 2005 increased by about 2,000 units. Figure 42 shows the total number of housing units in Southfield over the same period according to the U.S. Census Bureau. Both sources note a slow but gradual increase in total housing units. 1992 1994 1996 1998 2000 2002 2004 Source: SEMCOG Regional Forecast Figure 4-2: Southfield Housing Units and Occupancy, 1990-2005 40 ,000 37,049 35 ,698 35,054 36,000 - - L - - - - - - - - - - - - - ~ 38,000 Cl) 34,000 C: 32,000 C) 30,000 = :::, C: ·; :l 0 :I: 32,908 32,112 _ 28 ,000 --- - 26 ,000 - ------- Housing Units - - - Occupied Units 24,000 22 ,000 20 ,000 1985 1990 1995 2000 2005 Source: U.S. Census Bureau Housing and Residential Character 4-1 2010 �City of Southfield Comprehensive Master Plan Residential construction has been fairly responsive to recent population trends. The net number of residential building permits issued in Southfield peaked in 1998 and has generally been declining since, mirroring the City ' s population change. Certain neighborhoods have more vacant housing units than others. These neighborhoods may face challenges like a housing stock in various state of repairs and low interest in homes relative to home prices. Identifying the location of those neighborhoods helps in addressing their issues and reducing vacancies. The areas with the highest vacancies can be seen in Figure 4-4. These areas are generally south of Northwestern Highway from the City Centre area to Franklin Road ; along I696 west of Telegraph Road; around the Cornerstone Development Authority district; and between Telegraph Road and Beech Woods Park, south of 9 Mile. Figure 4-3: Regional Occupancy Rate, 1990-2005 100% 95 .8% 94.9% (I) 95% ca cc 90% >(.) ---- 91 .6% C ca Q. :::, 85% -- 88 .8% - (.) (.) 0 80% --- - Southfield - - - Oakland Co . 75% 1985 1990 1995 2000 Certain neighborhoods in Southfield are experiencing lower homeownership rates than others. These areas are generally less stable because the residents can '2outhfi~l<1. 2010 Source: U.S. Census Bureau Figure 4-4: Southfield Vacancy Rates, 2000 Vacancy Rate 2000 Block Groups 0% -2 4% Home Ownership. Even with occasional drops in housing value, home ownership is the single largest factor in the generation of wealth for individuals and families. Like occupancy rates, the percentage of owneroccupied housing units can be an indicator of housing stability. In 2005, approximately 58 percent of Southfield residents owned their residence while 42 percent rented . The home ownership rate is up from approximately 54 percent in 1990 and 2000. As Figure 45 shows, home ownership rates are significantly lower in Southfield than in Oakland County. This can be expected given the large portion of multiple-family residential units, particularly apartments, in Southfield. Nevertheless, ownership is rising in Southfield faster than in the County, especially over the last five years, where ownership is up nearly 4 percent. Home ownership is rising despite rising housing costs (noted below) and decreasing median household incomes (noted above in Chapter 3 Population Trends ). 2005 ?"fi 2. 5% - 4 .6% 4 7%- 7 6% - 7.7% - 11 .4% - 11 .5% - 22 .0% Source: U.S . Census Bureau Figure 4-5: Regional Home Ownership Rate, 1990-2005 90% 80% 70% .9.c 60% f?Q) 50% C ~ 0 40% 72 .7% ·----- 74.7% ■ 76.4% -- 54 .1%- -58.0%- - - 53 .9% Q) E 30% :::c: 20% 0 Southfield - - - - ------ Oakland Co .. 10% 0% 1985 1990 1995 2000 2005 2010 Source: U.S . Census Bureau Housing and Residential Character 4-2 �City of Southfield Comprehensive Master Plan easily move out of the neighborhood. Many of these neighborhoods have high numbers of multiple-family units. These areas are highlighted in Figure 4-6 and include the areas around Northland, northwest of the Telegraph/I696 interchange; along Shiawassee east of Beech; between Telegraph and Lahser; the City Centre; and along I-696 on the City's eastern edge. Housing Costs. The cost of housing combined with income determines housing affordability, and housing has been getting more expensive in Southfield. According to the U.S . Census Bureau, the median value of owner-occupied homes in Southfield was $155 ,400 in 2000, up from $107,705 in 1990 (both figures in 2000 dollars). Data from Oakland County indicates that average housing costs have continued to rise from $161,217 in 2001 to $182,820 in 2005. The rising cost of housing, depicted in Figure 4-7, makes it increasingly difficult for potential home buyers to enter the housing market. The recent decline in occupancy rates since 2000, noted above, may hint that the rise in housing prices has been outpacing demand for housing. As of 2005, this decline in occupancy did yet not appear to have slowed the rising cost of housing as might be expected. Figure 4-6: Southfield Homeownership Rates, 2000 Ownership Rate 2000 Block Groups 1111 20 6%-531% 53.2% - 78.8% 78.9% - 93 .3% 93.4%- 100% Source: U.S. Census Bureau Figure 4-7: Southfield Housing Values, 1990-2005 $200 ,000 182 820 $180,000 176 424-=--, $160,000 __________ 161,217, ~ Q) $140,000 - ~ - - - - - - -155,400- - - - - $120,000 + - ---- -- - - - - - ~ $100 ,000 > The most recent housing statistics (September 2006) from the Michigan Association of Realtors® indicate that the rising housing values may be coming to an end. The number of housing sales in 2006 was 21 percent lower than in 2005 in southern Oakland County. This resulted in a 3 percent reduction in average sales price over that period. Statistics from the National Association of Realtors® indicate existing home prices in metro Detroit experienced the worst decline of U.S. urban areas in the third quarter of 2006. As a result, housing values in Southfield may be in the midst of a period of adjustment as housing values dropped in 2007. As it became more expensive to buy a home in Southfield in the first half of the decade, home ownership rates continued to rise, as noted above. However, while housing price increases can generate wealth for those who already own a home, they can increase property taxes and make it more expensive to buy a home. Figure 4-8 portrays the distribution of housing values in Southfield in 2000. Housing values were distributed fairly even, with the great majority of homes valued between $100,000 and $200,000. This general distribution is a reasonable approximation of current conditions despite the fluctuating housing market. ' 0%- 20 5% -+--------------- - - - - - $80,000 ___ 107 ,705 _ _ _ _ _ _ __ $60 ,000 - - - - $40,000 - - - + - - - - - - - - - - fv1edian Price $20 ,000 - + - - - - - _ _ _ _ _ _ ___ __ _ A _v_e_r_a _g _e P_r_ic_e__ _ $0 - ' - - - - - - - - - - - - , - - - - -- - - - 1985 1990 1995 2000 2005 2010 Sources: U.S. Census Bureau, Oakland County Figure 4-8: Southfield Housing Values, 2000 7,000 6,000 >, - 5,190- 5,728 --------- 5,000 (J C C1) 4,000 ::, C" Q) 2 ,752 3,000 2,183 ~ l1. 2,000 1,000 - 153 - 2 s9 - 31 - 17 0 < $50k $50k- $100k- $150k- $200k- $300k- $500k- >$1 M $100k $150k $200k $300k $500k $1 M Value Source: U.S. Census Bureau Housing and Residential Character 4-3 �City of Southfield Comprehensive Master Plan Southfield has a large supply of rental housing, particularly when compared with the region as a whole. Figure 4-9 shows that in 2000, rental housing comprised 46 percent of Southfield ' s occupied housing units, compared to just 25 percent in Oakland County and 28 percent in the metro area. Further, the share of rental housing in Southfield was unchanged since 1990 while simultaneously shrinking in the County and metro area. As the share of rental units increases, a higher percentage of households are impacted by rental rates. In 2000, gross rents for Southfield residents were higher on average than for residents in Oakland County or metropolitan Detroit. Renters appear to be willing to pay a premium to live in Southfield. The median gross rent Southfield residents paid in 2000 was nearly $800 per month, compared to $710 per month in the County and $580 per month in the metro area. Figure 4-10 shows the distribution of gross rent paid by residents of Southfield compared to those of Oakland County and the metro area. A higher share of Southfield households pay higher rents than in the County and metro area, especially in the $750 to $999 per month category. As noted in Chapter 3 Population Trends, the median household income declined slightly between 1990 and 2000 and was lower than that of Oakland County for the entire period. When combined with increasing rents, Southfield renters should be spending a higher portion of their income on rent. This, however, does not appear to be the case. As Figure 4-11 shows, the portion of income spent on rent is generally comparable in Southfield and in the County. The largest discrepancy occurs in the 15-19.9 percent category, where a larger relative portion of Southfield renters are paying a smaller share of their income as rent. This may be related to the poverty rate in Southfield, which is higher than in the rest of the County. Low-income residents are more likely to receive housing assistance, which would lower their rents relative to their incomes. Figure 4-9: Regional Residential Rental Share, 1990-2000 Source: U.S. Census Bureau D Southfield 50% 45% .~ 40% ■ Oakland Co . D Metro Detroit rf - 35% + 30% 25% 45.9% 20% 15% 10% 5% 0% -'--- - ' - - - 45.8% 2000 1990 Figure 4-10: Regional Gross Rent, 2000 45% t--- . D Southfield ■ Oakland Co. D fv1etro Detroit 40% 35% ..,... ~30% ~25% ~20% ~ 0 15% 10% 5% 0% _,__,___...._.__,_____._----'-'__-'---,....._,'-----'_.._._____.____.____._____.___L-1__ Less than $~0 $200to $300to $500to $750to $299 $499 $749 $999 $\000 to $~W Source: U.S. Census Bureau Figure 4-11: Regional Rent as a Percentage of Household Income, 2005 ti) 40% 35% J o Southfield ■ Oakland Co . - - - - - I,,,. .S c 30% + - - - - - - - ~25% ~ 20% o -e ; (1) a. 15% 10% 5% 0% < 15.0% 15.0% - 20.0% - 25.0% - 30.0% > 19.9% 24.9% 29.9% 34.9% 35.0% NA Housing Types. Single-family detached Percent of Household Income residences comprise the largest share of residential housing. In 2000, these types of Source: U.S. Census Bureau housing structures comprised nearly 50 percent of all residences. Nearly half of the remaininob Figure 4-12. According to the 2000 census, housing units were in multiple-family structures with Southfield has an approximate 23 percent lower share 20 or more units. Relative to the surrounding area, of single-family residential units and a much larger detached single-family residential homes comprised a share of multiple-family residential units compared to low _portion and multiple-family residences a high Oakland County and metro Detroit. In particular, the port10n of Southfield's total housing units, as seen in ~outhfield~ ~ HSO0 No cash or more rent Housing and Residential Character 4-4 �City of Southfield Comprehensive Master Plan share of large (i.e. containing 20 or more units) multifamily structures in Southfield is nearly 3.5 times that of the County or metro area. Many of these structures are apartment and condominium towers. The presence of apartment buildings helps explain the high residential rental share noted above and reemphasizes the impact that higher rents have on Southfield' s large rental population. The acres of land devoted to multiple-family residences can be a deceiving statistic; residential densities can vary widely within the multiple-family designation . Age of Existing Housing. Southfield has a diverse mix of housing that has been developed over the course of its history and the City ' s residential architecture reflects the historical growth of the community. In the early 1950s, prior to the City' s incorporation, the township of Southfield was home to approximately 19,000 residents. By the end of the 1970s, the City had more than 75 ,000 residents. This explosive growth is reflected in the age of Southfield 's housing stock. As Figure 4-13 shows, the greatest share of existing housing units were constructed during that period. Afterward, as the population growth flattened , the share of new structures decreased . Only about 8 percent of Southfield homes were built since 1990. Because Southfield is largely built out, the annual number of new structures can be expected to remain low as new development will primarily con ist of redevelopment of existing land. Over time, as newer structures replace older ones and as residential densities increase, the share of newer housing units will begin to increase. As the housing stock continues to age, efforts to preserve and rehabilitate existing units will be critical in preserving property values and maintaining a high quality of life for Southfield ' s residents. The City may want to consider preparing a survey of neighborhoods to document historic resources and evaluate their significance. These historic structures and neighborhoods provide character and a sense of uniqueness to the neighborhood and community. The survey would re ult in recommendations and guidance on improvements and maintenance of these historic residential treasures. Residential Longevity. The length of time that residents live in a home is a measure of a community ' s stability. In 2005 , nearly 50 percent of Southfield residents had moved into their home in 2000 or later. This statistic can be seen in Figure 414. While this figure may seem high, it is in line with U.S. households on the whole. In Southfield, as noted in Chapter 3, the City ' s racial makeup changed significantly sometime after 1990, indicating a large number of residents moved out of the City and an '2Quthfield I I Figure 4-12: Regional Residential Housing Distribution, 2000 1-unit, detached e~~~~~~~~~~~~~~~~~~~~~~~~~~~::~~ !. 1-unrr, attached ~ - 2 untis ·2 3-4 units C) C: 5-9 unrrs ::::, ·;; :, 0 o Southfield ■ Oakland Co . 10-19 units J: □ tv1etro Detroit --- 20+ units -,------- l'vbbile homa 0% 10% 20% 30% 40% 50% 60% 70% 80% Percent of Housing Units Source: U.S . Census Bureau Figure 4-13: Year Built for Southfield Residential Structures, 2005 ..u 14 ,000 l ~ 12 ,000 :l :l 10 ,000 ~ 8 ,000 -.. 0 6 ,000 Q) 4,000 ..0 E :l z 2 ,000 0 ro9 or '940 to '950 to '960 to 'e70 to '980 to 'BOO to 2000 before '949 '959 'B69 '979 '989 '999 to 2004 2005 or after Year Structure Built Source: U.S. Census Bureau Figure 4-14: Year Householder Moved Into Unit, 2005 ~ o J: ~ 5 J: 0 ! E ~ 20 ,000 - - - - - - - - - - - - - - -16,19618 ,000 16,000 14,000 - 4 - - - - - - - - - - - - - - - - --------t 12,000 __,___ _ 10 ,000 - + - - - - - - - - - - - - - 8 ,000 - + - - - - - - - - - - - - - - - - - 6,000 - - - 1 - - - - - - - - 4,000 1,4531,865 2,000 0 ...L---L---'--- -'--.._____ __,____.__ __.,__ _,____ __,____.__ __.,__...__ 1969 or earlier 1970 to 1979 1980 to 1989 1990to 1994 1995 to 1999 Year Household Moved Into Unit Source: U.S. Census Bureau Housing and Residential Character 4-5 2000 or later �City of Southfield Comprehensive Master Pion equally large number moved in. Additionally, renters can be expected to move more frequently than homeowners. These conditions help explain the high frequency of households that moved after 1999. As the housing market slows relocation options residents can be expected to remain in their homes for longer durations, as was the case in the 1990s before the housing boom. Recommendations Southfield' s neighborhoods are diverse in nature, ranging from suburban neighborhoods characterized by unpaved roads and larger lot sizes to urban development with curb and gutter streets and narrow lots. This mixture of housing options aJlows families to grow into larger homes without having to move out of the community. As developments are planned , they should be designed to complement and enhance the existing character of the surrounding neighborhoods. The recommendations of this chapter seek to retain neighborhood character while improving the quality of homes, public facilities and infrastructure. Housing Preservation and Maintenance. The importance of maintaining housing units on a daily basis cannot be overemphasized. To ensure the preservation and maintenance of existing housing by property owners, Southfield should use a variety of basic strategies/programs to improve the appearance and value of existing neighborhoods, as described below. Neighborhood and Information Center (NIC). As part of the Community Relations Department, the City' s Neighborhood and Information Center (NIC) provides a link between City government and Southfield residents. For visitors, home seekers and homeowners, the NIC is a valuable source of information about the City. The Center provides relocation information, welcome packets, school information, as well as information about City services and programs. More than just an information source, the NIC serves as a liaison to City government for residents and neighborhood associations, refers complaints to City departments, and monitors their resolution. The NIC also strengthens existing neighborhood associations and reactivates dormant ones, arranges for neighborhood association block parties, meeting rooms and mailings, ~nd arranges yearly training and workshops for neighborhood leaders. NIC should continue to maintain consistent Sou_thfieJQ. • coordination with the Housing Department and administration of many of the programs and recommendations of this Plan. Housing Programs. The City ' s Housing Department currently administers a variety of optional programs to residents including home repair, ownership encouragement and housing affordability as described below: Section 8. The U.S. Department of Housing and Urban Development (HUD) provides funding for its Housing Choice Voucher (HCV) Program, formerly known as Section 8. The HCV Program subsidizes rent for income-qualified individuals through the Southfield Housing Commission. As a tenant-based program, the Voucher holder is subsidized - not the rental unit. The Program is often referred to as "Finders Keepers" because the family must locate a unit that meets Housing Quality Standards (HQS) established by HUD . Community Development Block Grant (CDBG). The city of Southfield receives CDBG funds annually from HUD. Fund allocations are based on development of viable urban communities by providing proper housing and a suitable living environment, and by expanding economic opportunities, principally for persons of low and moderate income. The CDBG program allows the city of Southfield to develop and implement activities and projects that are uniquely suited and beneficial to Southfield residents within the framework of federal guidelines. The Southfield Home Improvement Program (SHIP). SHIP is a low-interest loan program for income qualified homeowners. The focus of the program concentrates on maintenance of the existing structure as it relates to health and safety issues and minimum housing standards. The city of Southfield participates in the efforts to reduce lead-based paint hazards. It does not get involved with remodeling or updating for cosmetic purposes, additions or new construction projects. Typical improvements include roofs, windows, doors, siding, insulation, heating, electrical , and plumbing repairs. The program is funded by HUD through the CDBG program. CHORE. The city of Southfield's CHORE program has been helping senior adults maintain their homes since its inception in 1983. Funded through the CDBG, CHORE provides an annual spending account for Housing and Residential Character 4-6 �City of Southfield Comprehensive Master Plan each income-qualified senior adult household to be used for labor associated with lawn care, snow removal, window and gutter cleaning, minor plumbing, furnace and electrical repairs. MSHDA. The Michigan State Housing Development Authority (MSHDA) offers low-interest loan programs that give people with lower incomes an opportunity to buy their first home. Other housing programs the City should consider include those for larger-scale housing rehabilitation, housing fa~ade improvements and emergency repair grants. As the demand for these programs increases, the City may have an opportunity to conditionally approve financing for those that follow more extensive guidelines or for those willing to participate in desired community programs. These conditions could include implementing enhanced design improvements (i.e. development of an attractive second floor addition over a simple dormer addition), use of high quality building materials (i.e. use of cement fiberboard siding over vinyl), participation in desired special assessment districts or spearheading development of active community or homeowner's associations. Community/Neighborhood Reinvestment Programs. Continue to work in coordination with local lending institutions and realtors to explore the availability and application of neighborhood investmenUreinvestment programs. Neighborhood Associations. The City encourages the creation of and coordination with neighborhood associations and organizations, including condominium associations. Such organizations can coordinate with the City and develop improvement and organizational strategies that apply to their neighborhood, such as a neighborhood watch program. Neighborhood organizations can also work with the City to set up Special Assessment Districts (SAD) for infrastructure and streetscape improvements such as road and sidewalk maintenance and decorative street lighting. The City, through the NIC and the Southfield Parks and Garden Club, currently issues "Community Pride Awards." Awards are granted to reward residents, condominium associations, apartment complexes and neighborhoods in their efforts to maintain, improve or beautify their neighborhood or development. Annual Neighborhood Beautification Programs (Clean-up Programs). A spring and fall household hazardous waste clean up day provides opportunities for disposal of products that cannot be sent to the landfill. To build on these services, the City should consider curbside pick-up of large-scale trash, debris, and appliances, and possibly expanding their hazardous waste services to include collection sites for the regular disposal of household products such as paints, vehicular fluids and the like. Education Programs. Communit~ ' awareness programs are conducted on topics such as neighborhood blight, annual refuse collection, and comprehensive code enforcement efforts in and around residential neighborhoods. The City's newsletter and Web site should continue to provide information on existing codes and ordinances, clean-up efforts, rehabilitation and other housing assistance programs. Enforcement Practices. The City should continue to review its enforcement policies and procedures to identify ways to improve regulatory enforcement of and compliance with existing laws. This review could also include an analysis of the City's violation management procedures and penalty (fine) structure. Infrastructure Maintenance. A wellmaintained infrastructure is very important to perceived neighborhood quality. Broken sidewalks, streets with potholes and broken curbing all portray images of neighborhood instability, declining property values, and negatively reflect on the community as a whole. It is imperative that "surface infrastructure" is regularly inspected and improved as needed. Traffic Calming. The perception of "neighborhood livability" is strongly influenced by such factors as traffic volumes and speeds. A traffic calming program could be instituted in neighborhoods that have problems with cutthrough traffic, as described in the Transportation Chapter. Neighborhood Safety. Proper planning of neighborhoods can prevent future crime. Traffic calming, street layout and architectural requirements can all enhance safety in a neighborhood. More specifically, roads should be designed to prevent cut-through traffic and encourage lower speeds, and the layout of homes can provide a more pedestrian environment, encourage neighbor interaction and overall awareness, or "eyes on the street." Redevelopment of Outdated Housing. There are a number of neighborhoods with small houses, typically less than 1,000 square feet located on smaller Jots. These homes are outdated and do not Housing and Residential Character 4- 7 �City of Southfield Comprehensive Master Plan offer many of the amenities desired by today's home buyers. In many areas of the City, homes can be expanded as described in the previous section. In those neighborhoods where the housing costs are lower, such as neighborhoods with small aluminum/vinyl siding homes and homes on slabs, gradual redevelopment of the neighborhoods should be encouraged. Any redevelopment should be initiated by property owners and driven by the market, with the City' s role as facilitating or assisting the homeowners. Home, Home on the Ranch. The 1950s style ranch house is witnessing a resurgence, fed by nostalgia for a simpler time. Even the historic preservation movement, which has spent most of its energy fighting to save century-old artifacts, now has its sights on the preserving this vital component of our shared heritage (social, economic and design history), a part of the narrative of American architecture. The City should consider working with the State Historic Preservation Office and its program to develop a historic resources survey for select individual ranch houses and/or districts. The survey could identify and document historic resources that provide character, continuity and a sense of uniqueness to the community, and evaluate their significance and plan for the wise use of the community' s valuable historic residential resources. Multiple-Family Housing. Multiple-family housing is provided throughout the City in a variety of forms. The most commonly found is apartment-style housing, characterized by larger parking lots and buildings with few entrances. Some complexes include a grouping of smaller multiple-family homes, some with individual entrances. More modem approaches to multiple-family housing include townhomes and single-family attached and low-rise condominiums. These are becoming more desirable to those looking for high-quality housing with low maintenance requirements, particularly younger residents, retirees, or families reducing in size. Senior Housing. Providing appropriate senior housing options is increasingly important as the general population ages. Fewer financial resources are available to older residents, and so they need affordable options that are safe, attractive and stimulating. Many seniors live in established neighborhoods, and some find their financial resources strained over time, leaving them to strugole to maintain their homes, or even worse, to heat the~. Others live in multiple-unit complexes or in assisted living facilities. The city of Southfield should ensure local ordinances provide for the retention and development of a variety of housing options, including: Independent living options that include ranchstyle, single-family detached or attached units that are small in size and low in purchase price and maintenance costs. Often these developments offer community amenities, such as walking trails or fitness centers, which support the active lifestyle of early retirees. Apartment style units are also desired for the independence they offer, but are even more affordable. In this setting, resident:; are often closer to local shopping and services, which can be especially helpful to residents with mobility issues or those who no longer drive. Assisted living is similar to apartment style units, but they maintain on-site services for residents, including medical assistance, food service, housekeeping, recreation and sometimes even limited retail or bank services. These developments provide a community within itself where residents are active, but prefer some assistance due to health reasons or when family members live far away. Institutional options are also important in the later stages of life. Most residents needing fulltime care prefer not to move far distances, as this can cause mental stress and trauma. Allowing residents to stay in their home community is important when the decision is made to move to an institutional facility. Buffering between Residential and NonResidential Uses. Limited commercial uses in neighborhoods can provide conveniently located services and enhance neighborhood quality of life. It can negatively impact neighborhoods when not properly screened or when allowed to encroach into the neighborhood area. Commercial and industrial activity tends to infiltrate residential neighborhoods in maturing communities. This can be seen along some of Southfield's main road corridors. Some areas, including residential areas adjacent to commercial properties, may become ripe for conversion to non-residential use. In some cases, this is a reasonable change to provide greater lot size or depth needed for certain types of modem nonresidential uses. When this type of land use change is determined to be appropriate, the City requires site design to limit conflicts with the adjacent neighbors such as: Screening with brick walls supplemented by landscaping. Lighting with downward directed cut-off fixtures to prevent light from spilling onto residential properties. Housing and Residential Character 4-8 �City of Southfield Comprehensive Master Plan Locating and screening waste receptacles and loading areas to minimize noise impacts and protect views from adjoining residential properties. Ensuring building design incorporates architecture that enhances the quality of the neighborhood, with mechanical equipment properly screened and setback to not create noise issues with nearby residential. In some cases, the non-residential use should be designed to have a residential appearance in terms of scale, height, materials and overall design. Housing and Residential Character 4-9 �City of Southfield Comprehensive Master Plan 5 Economic Development Introduction Southfield - because of its location, condition and demographic composition - is uniquely positioned to exert a positive influence on future development/redevelopment in the metropolitan region. Southfield is an economically viable, highly attractive city with community values and a quality of life second to none. The City's approach to seize its economic development potential and to manage its character and appearance will affect its ability to achieve this vision. Southfield is in an enviable position for a community of its size. The City boasts a number of assets and a unique character that is absent from many of metropolitan Detroit's cities and suburbs. These assets include a distinctive and progressive City Centre, a successful Cornerstone Development District, Lawrence Technological University, Oakland Community College and other higher educational institutions that create intelJectual capital that extends beyond students and faculty, as welJ as Providence Hospital, an innovative institution and the largest employer in Southfield. In addition to a strong employment base, quality neighborhoods with parks, balance of jobs, services and housing, established infrastructure, easy access to the metropolitan Detroit region and a sense of place creates conditions under which growth is highly likely. Goals • • ■ • • Business Area Competitiveness: Increase the competitiveness of Southfield's major business areas (corporate office, technology sector, retail/service centers) for high quality business and job development. Existing Business Competitiveness: Increase the competitiveness of existing Southfield businesses to grow locally. Economic Diversification : Diversify and grow Southfield's economic base in line with new global and technology business realities. Residential Workforce Competitiveness: Increase educational attainment and raise skill levels of Southfield residents to compete for high quality jobs of the future. Economic Development Partnerships: Grow current and develop new partnerships fostering and accelerating economic development in the City. and the desire by most businesses today to reduce operating costs and improve productivity. Existing Trends Southfield's demographic base has changed dramatically, reflecting many of the trends facing other first-tier suburbs across the country. Many of these communities have lost ground as a result of urban sprawl and other regional dynamics causing them to experience the same urban problems witnessed by larger inner cities. The City's economic base, while still rich in economic assets and opportunities, faces stiff competition from newer and more nimble regional communities. This base is restructuring as a result of corporate mergers and acquisitions, manufacturing and service industry outsourcing, ~ outhfield As noted in Chapter 3 Population Trends, Southfield's population has been in a gradual decline since 2000 and the age of a typical resident is increasing. In real dollar terms (1999 dollars), Southfield's median family income declined from $54,380 to $52,668 between 1990 and 2000. While Southfield residents showed some improvement in overall educational attainment between 1990 and 2000, there remains much room for improvement. Southfield's unemployment was 7.3 percent in 2005, compared to 3.7 percent in 2000. The number of unemployed residents has increased from 1,639 to 3,053 since 2000. Economic Development 5-1 �City of Southfield Comprehensive Master Plan The workforce residing in Southfield has declined from 43,971 in 2000 to 41,994 in 2005. This drop triggered a drop in the workforce participation rate of the City's residential workforce from 56. l percent in 2000 to 53.7 percent in 2005. 110,412 jobs existed in the City in 2007. By comparison, 114,216 existed in the City in 2002. This suggests that 3.804 jobs were lost in the City over this short time period. Total commercial (office, retail, ervices) and industrial real estate in the City had a total asse sed valuation of $1.634 billion in 2006. The City's total commercial and industrial real estate stock included almost 41 million square feet of space with another estimated 5 million square feet of office scattered in sma11er buildings. Of this total: Office space was 53.5 percent. Industrial space was I 0.4 percent. Flex space was 3.7 percent (office/industrial mix). Retail space and shopping centers were 11.14 percent. Unclassifiable space was 21.4 percent. The City' office building base is aging. Since 1990, only 7.3 percent of the City's office space was built; 8.7 percent of its industrial space; 7. I percent of its retail space; and 12.4 percent of its shopping center space. As of third quarter 2006, Southfield's office market had a 21.5 percent vacancy rate, compared to a 19 .3 percent rate in Farmington Hi11s, a 21.2 percent rate in Livonia, a 23.8 percent rate in ovi, and a 21 .3 percent vacancy rate in Troy. Southfield' office market is predominantly located north of IO Mile Road. Eighteen million quare feet of this space is located north of IO Mile Road and 5.8 million outh of 10 Mile Road. Almost all (99 percent) of Southfield's class A office space is located north of 10 Mile Road. About three quarters of the City class B office space is located north of IO Mile Road. Meanwhile, 60 percent of the City class C office space is located south of 10 Mile Road. ~o_uJhfielcJ_ Lessons from Other First Tier Suburbs The experiences of other first tier suburbs were examined as guidance for this Plan. Some general lessons from that examination are: You Can't Do It Alone. Cooperation with other first tier suburbs and the core city in the region is important to finding effective solution to larger regional issues such as sprawl and inefficient growth. A State Policy Shift is Vital. State support i vital to improving conditions in the first tier suburbs. Convincing the state to invest in existing communities and redevelopment over new communities and new development is imperative. First-tier suburbs should develop a shared policy agenda to gamer state support. Businesses and Developers must be ReEducated. Financial incentives are needed to interest businesses and private developers in investing in first-tier communities rather than developing greenfields in outlying locations. Community-Building is Essential. It is not enough to just increase public and private investment in first tier suburbs. Community leaders must work on community-building in a holistic sense that looks at economic development, housing, infrastructure, land use and zoning, and the many other issues being considered in the Southfield Comprehensive Master Plan. Quality Coupled with Affordable. This appears to be the mantra of many first tier suburbs that are making the "value proposition" that quality development/redevelopment must be encouraged, but affordability must be considered in meeting the need of their re idential base. Stepped Up Economic Development. First-tier communities have increased their assistance to existing busines es, entrepreneurship and new business attraction. A key beginning that must be met is being able to offer busine ses quality building and ites for use. Brownfield cleanup has received significant attention, coupled with more infill development projects. Better Public Transportation. Public transportation is seen as essential to workers, tudents and the elderly living in first-tier communities. Working to make tran it services more acce sible, responsive and safe is important. Economic Development 5-2 �City of Southfield Comprehensive Master Plan Become a Go-To Place: Many first tier communities have increased their attractiveness as destinations such as specialty shopping, fine dining, and entertainment for local and regional residents. Capture Daytime Worker Dollars. This is a lesson for Southfield since the City has many daytime workers who leave the City after work. Meeting these workers' shopping and entertainment needs is important. People Retention and Recruitment. First tier suburbs are working more aggressively at retaining their existing population base and attracting new residents. Having desirable housing, shopping and entertainment amenities is essential to achieving this objective. Reward and Recognize. It is important to continue to visibly recognize and reward private developers, institutions (e.g., hospitals, education), businesses, neighborhoods, and individual residents helping to bring back the social and economic life in the community. First Suburbs Examined: Lakewood, Shaker Heights, Beachwood, and Cleveland Heights (Greater Cleveland area, Ohio); Upper Arlington, Grandview Heights, and Worthington (Columbus area, Orio); Kettering and Oakwood (Dayton area, Ohio); Farmington Hills, Lincoln Park and Warren (Detroit area, Michigan); Overland Park, Kansas and Independence, Missouri (Kansas City area). Top Economic Development Challenges Five economic development challenges grew from the analysis of the City's economic profile and opportunities. Because of their importance, a goal and recommendations/strategies have been identified for each challenge. Southfield's top economic development challenges are: l. Strengthen the competitiveness of the City's existing major business areas (office, industrial/technology and commercial) to bring about new development in these areas. 2. Help existing Southfield business employers become more competitive, enabling them to expand and grow in the City. 3. Encourage and assist with the future diversification of the City's economic base in new growing and innovative industries and occupations. 4. Help Southfield residents gain a greater competitive edge for higher skilled and higher wage employment opportunities in the future. 5. Leverage greater leadership involvement, private and public sector investment and increased access to high quality business and job development opportunities for the City in the future. Current Conditions This existing economic development conditions profile of the city of Southfield is intended to highlight the key economic development and business issues facing the community. It provides the analytic foundation for the strategy part of the economic development element of the Comprehensive Plan. Overall, the information presented in this profile identifies many of the changes that have taken place in the city of Southfield over the last 10-15 years. This profile is presented both in relation to the larger political di visions in the area, as well as, in comparison to some of the neighboring communities and region. When comparing information for the City of Southfield to larger political divisions, comparisons are made to Oakland County and to Southeast Michigan (see Figure 5-1). For the purposes of this analysis, the definition of Southeast Michigan is based on that used by Southeast Michigan Council of Government (SEMCOG) and includes the counties of Livingston, Macomb, Monroe, Oakland, St. Clair, 1 Washtenaw, and Wayne • Demographic Changes Population and Households. Demographic factors and trends are significant influences upon the growth 1 This definition differs slightly from the definition of Metropolitan Statistical Areas used by the U.S. Bureau of the Census. As defined in 2003, the Detroit - Warren - Livonia Metropolitan Statistical Area (MSA) includes two Metropolitan Divisions: Detroit - Livonia - Dearborn Metropolitan Division (Wayne County) and Warren - Farmington Hills - Troy Metropolitan Division (Lapeer, Livingston, Macomb, Oakland, and St. Clair counties). Prior to 2003, the cities of Ann Arbor (Washtenaw County) and Flint (Genesee County) were also included in the Detroit Consolidated Metropolitan Statistical Area (CMSA). These cities, and their respective counties, are currently defined as being their own Metropolitan Statistical Areas. Economic Development 5-3 �City of Southfield Comprehensive Master Plan Income and Poverty. Comparing household incomes in 1990 to those in 2000, it appears that household incomes in the City of Southfield increased; however, the use of income categories over time is deceptive because it is difficult to identify the effects that inflation has on households' real income. Refer to Chapter 3 Population Trends, for a more detailed analysis. of Southfield's economic base. Between 1990 and 2000, the City of Southfield grew in terms of population and households. This growth, however, trailed the growth in Oakland County and Southeast Michigan as a whole, see Chapter 3 Population Trends, for additional analysis. Slow growth in the number of households in the City is important from an economic development standpoint because households are consuming units that support the local economy. F.12ure 5 -1: Populat10n Chan2e: Southeast MI Cities, 2000-2006 Rank 2006 Community Estimated Population 2006 Change in Population 2000-2006 Rank 2000 1 Detroit 868,822 -82,448 l 2 Warren 135,339 -2,908 2 3 Sterlin,g Heights 127,623 3,152 3 4 Ann Arbor 112,530 -1,494 4 5 Dearborn 99,909 2,134 6 6 Livonia 96,531 -4,014 5 7 Clinton Twp 96,144 496 7 8 Canton Twp 85,462 9,096 12 Westland 83,605 -2,997 8 Troy 81,290 331 10 9 10 11 Farmington Hills 80,486 -1,625 9 12 Southfield Macomb Twp 78,009 -313 11 72,824 22,346 Waterford Twp 70,792 -1, 189 23 13 17 14 15 13 14 15 Shelby Twp 71,997 6,838 16 Rochester Hills 69,405 580 17 68,112 606 18 Pontiac West Bloomfield Twp 65,789 929 18 19 Taylor 64,127 -1,741 16 20 St Clair Shores 60,760 -2,336 19 Although redefining the income categories for household income does not, by itself, definitively show decline in resident incomes, it is consistent with other data that show the decline in income and increasing poverty. Data in Figure 5-2 shows that, in 'real' terms (incomes adjusted for inflation), incomes are declining and poverty is increasing within the City. Labor Force While Southfield saw a small growth in its residential labor force during 1990-2000, the City experienced a sharp drop of almost 2,000 workers between 2000 and 2005. The number of residents employed in the City declined during the 2000-2005-period. One explanation of this decline in workforce is the migration of employed workers to other locations. Employment dislocations are a likely explanation for the decline in the number of employed residents over the past five years. A closer examination of local employer cutbacks and relocations is needed to pinpoint the cause of these trends. See Figure 5-3. Between 1990 and 2000, the percent of the population in the City of Southfield between the ages of 18 to 34 declined by 3 percent while those ages 35-64 increased by 4 percent. Though Southfield has a significant concentration of Baby Boomers, the City does not appear to be retaining its Mini Boomers. This is an important future economic issue for the City. According to research by the Brookings Institute and other research groups, the failure to capture the Mini Boomers generation is characteristic of many "inner ring suburbs." Southfield_ Economic Development 5-4 �City of Southfield Comprehensive Master Plan A second important dimension of the local labor force is the participation rate of those people available to work. Figure 5-4 provides data on these trends between 2000 and 2005. This data indicates that the labor force participation rate declined for Southfield, Oakland County and southeast Michigan . Southfield' s labor force participation rate decline was much more severe than Southeast Michigan and about the same as Oakland County. Figure 5-2: Southfield "Real" Income and p overty p·1cture This decline in the City' s labor force participation rate could be attributed to three possible explanations. • The demand for labor, or the specific types of labor skills in Southfield, has declined. • Southfield residents that have Jost jobs have been unable to find replacement jobs. • Workers are exiting the workforce due to their age and contributing to a lower participation rate. Income Category Median Household Income ( 1999 Dollars) Households in Poverty 1990 2000 $54,380 $52,468 1,982 (6%) 2,570 (8%) Persons in Poverty 4,371 (6%) 5,721 (7%) 1gure 5-3 : Lb a or Force Tren ds, 1990-2006 Community 1990 2005 2000 City of Southfield Labor Force 43,405 43,971 41 ,994 Employment 40,495 42,332 38,941 2,910 1,639 3,053 6.7 3.7 7.3 Unemployment Jobless Rate Oakland County Labor Force Employment Industry Trends Unemployment The growth performance of local industries comprising the City ' s economic base is an important driver for local economic development. Jobless Rate Labor Force Employment Unemployment Jobless Rate • • • • • 639,985 656,338 19,446 603,762 6. 1 2.9 5.7 2,304,693 2,501 ,294 2,420,189 2, 124, 125 2,411 ,983 2,251 ,959 180,568 89,311 168,230 7.8 3.6 7.0 36,223 Figure 5-4: Labor Force partic1patlon T ren ds 1990-2005 ' 1990 2000 2005 Community City of Southfield Figure 5-5 describes employment changes in the city of Southfield's major industries between 1997 and 2002. Data in Table 5-5 describes changes in the major industries located in Southfield. Some highlights: Manufacturing declined in the City by 18.6 percent; a loss of 847 jobs. Wholesale trade declined by nearly 36 percent; a loss of 2,457 jobs. Retail trade declined by 16.5 percent; a loss of 1,476 jobs. Real estate declined by 7 .3 percent; a loss of 220 jobs. Accommodations and food services declined by 3.6% percent; a loss of 170 jobs. Educational services declined by 24.5 percent; a loss of 146 jobs. 675,784 Southeast Michigan The data in Figures 5-5 , 5-6 and 5-7 (pg. 5-7) come from the U.S. Economic Censuses of 1997 and 2002. It is important to note that this data only brings us to 2002, and a great deal has changed in the regional and local economies since then. Unfortunatel y, local area industry and employment data is very limited in availability. • 604,989 567,932 37,057 Total Population 75 ,745 78,3 22 78,272 Labor Force 43,405 43,971 41 ,994 Participation Rate 57 .3% 56.1% 53.7 % 1,083,592 1,194,156 1,218,573 604,989 675 ,784 639,985 55 .8% 56.6% 52.5% Total Population 4,590,468 4,833,368 4,908,997 Labor Force 2,304,693 2,501 ,294 2,420,189 50.2% 51.8% 49.3% Oakland County Total Population Labor Force Participation Rate Southeast Michigan Participation Rate • • Administration of waste management and remediation services grew by 52 percent; a gain of 7,900 jobs. Healthcare and social assistance grew by 84 percent; a gain of 6,981 jobs. Economic Development 5-5 �City of Southfield Comprehensive Master Plan • • • Arts, entertainment and recreation grew by 36.6 percent; a gain of 207 jobs. Other services grew in the City by 11.2 percent; a gain of 175 jobs. No data was released for the Information sector, which is unfortunate because this sector is an important one for the City, especially IT-related businesses and jobs. ~9_!.-tthfield Economic Development 5-6 �City of Southfield Comprehensive Master Plan . Base Ch anges, 1997-2002 Fhrure 5-5: Citv of Southfiel dEconormc Employment by Industry, City of Southfield: 1997-2002 NAICS 31-33 42 44-45 51 53 54 56 61 62 71 72 81 Description Manufacturing Wholesale trade Retai I trade Information Real estate & rental & leasing Professional , scientific, & technical services Admin, Support, Waste Mgmt & Remediation Services Educational services Health care & social assistance Arts, entertainment, & recreation Accommodation & food services Other services (except public administration) Number of Emplovees 1997 2002 4,564 6,838 8,925 3,717 4,381 7,449 Change 1997-2002 Percent Number (847) (2,457) (1,476) -18.6% -35.9% -16.5% NA NA NA NA 3,001 13,035 15,152 595 8,302 566 4,739 1,565 2,781 (220) -7.3% NA NA NA 23,053 449 15,283 773 4,569 1,740 7,901 (146) 6,981 207 (170) 175 52.1% -24.5% 84.1% 36.6% -3.6% 11.2% . Base Changes, 1997-2002 umre 560kJ - : a andC ountv Econormc Employment by Industry, OakJand County: 1997-2002 NAICS 31-33 42 44-45 51 53 54 56 61 62 71 72 81 Description Manufacturing Wholesale trade Retail trade Information Real estate & rental & leasing Professional, scientific, & technical services Admin, Support, Waste Mgmt & Remed Serv Educational services Health care & social assistance Arts, entertainment, & recreation Accommodation & food services Other services (except public administration) Number of Emolovees 2002 1997 90,481 45,311 83,826 79,167 42,709 80,791 Change 1997-2002 Number Percent (11,314) (2,602) (3,035) -12.5% -5.7% -3.6% NA NA NA NA 14,568 60,999 88,516 2,464 35,580 6,948 48,174 16,274 16,161 93,633 81,549 3,445 84,553 9,712 49,848 20,942 1,593 32,634 (6,967) 981 48,973 2,764 1,674 4,668 10.9% 53.5% -7.9% 39.8% 137.6% 39.8% 3.5% 28.7% F"urnre 5-7 : SEM"IChill!an Econorrnc Base Changes, 1997-2002 Employment by Industry, Southeast Michigan: 1997-2002 NAICS 31-33 42 44-45 51 53 54 56 61 62 71 72 81 Description Manufacturing Wholesale trade Retail trade Information Real estate & rental & leasing Professional, scientific, & technical services Admin, Support, Waste Mgmt & Remed Serv Educational services Health care & social assistance Arts, entertainment, & recreation Accommodation & food services Other services (except public administration) Number of Employees 2002 1997 380,989 107,361 254,616 339,391 98,924 248,940 Change 1997-2002 Number Percent (41,598) (8,437) (5,676) -10.9% -7.9% -2.2% NA NA NA NA 29,948 113,457 169,739 33,179 3,231 10.8% NA NA NA 168,995 (744) -0.4% NA NA NA NA 98,163 17,717 155,542 51,201 254,431 36,106 160,701 59,349 156,268 18,389 5,159 8,148 159.2% 103.8% 3.3% 15.9% Economic Development 5-7 �City of Southfield Comprehensive Master Plan Data in Figure 5-8 suggests that 110,412 total jobs exist in the City at the present time. By comparison, 114,216 jobs were in the City in 2002, according SEMCOG estimates using the ES-202 data. This suggests that Southfield lost over 3,800 jobs during the last three years. The information also indicates Southfield had 5,443 Information sector jobs, which is a growing industry sector nationally. F'1gure 5-8 : Southfi1eId Econormc 'B ase, 2005 Sector Agriculture, Forestry, Fishing, & Hunting Finance and Insurance Healthcare and Social Services Professional and Technical Services ■ Figure 5-9: Southfield 2005 Employment, Industry Shares Southfield 2005 Total Employment: 110,412: n/a 0 Utilities n/a Manufacturing 3,532 Wholesale Trade 7,351 Retail Trade Transportation & Warehousing 8,619 Information 5,443 Educational Services Health Care and Social Assistance Arts, Entertainment,& Recreation Accommodation and Food Services Other Services (except Public Admin) ■ • Employment Mining Finance & Insurance Real Estate & Rental & Leasing Professional, Scientific, & Technical Services Management of Companies & Enterprises Administrative & Support & Waste Mgmt & Remediation Services Figure 5-9 shows the percentage shares that major industries hold in the City's economic base. The City's three largest industries, based upon Figure 5-9 data are: Public Administration 1% Other Services ( except Public Ad min) 2% Accommodation and 8% 983 7% Retail Trade Arts , Entertainrrent , and Recreation 8% Transportat ion & 1% Warehousing 18,285 3,402 Manufacturing Wholesale Trade 3% Food Services 1% Health Care and Social Assistance Information 17% 5% 16,484 2,669 Edu::ational Services Finance & Insurance 5% 17% Administrative & Support 6,052 5,316 18,644 &WasteMgmt& Remediation Services Real Estate and Rental 5% and Leasing 3% M anag ement of Companies & Enterprises 2% 910 Professional, Scientific, & Techncal Services 8,719 15% 2,369 Public Administration 1,618 Total 110,412 n/a - Data blocked for confidentiality Source: SEMCOG, Michigan ES-202 Data - Southfield --. --,.'--- Economic Development 5-8 �City of Southfield Comprehensive Master Plan Economic Development Framework Economic development is a vitally important priority in Southfield ' s new Comprehensive Master Plan. A healthy, high quality and growing economic base is the foundation for effective community building in the City. Unless the economic life of Southfield is strengthened, the City' s vision for a more vibrant, diverse and successful community will be undermined. and business travel accommodations also make Southfield an ideal location for conventions, conferences and business meetings. • Weak Regional Economy: The economic basis for much of greater Detroit and southeast Michigan have exhibited a pattern of slow economic, market, business and job growth over the past two decades or more. In large part, this slow growth pattern is caused by tht~ longstanding concentration of slowly growing or declining manufacturing industries; most of which still depend heavily on the automotive marketplace. Regional economic development efforts have expanded, and according to the latest annual report of the Economic Development Coalition of Southeast Michigan some progress is being made. In 2007 , the Coalition helped 177 economic development projects create just over 16,000 new jobs and $4 billion in new business investment across the region . Another 9,500 existing jobs were retained through assistance by the Coalition. • First-Tier Suburb Characteristics: The economic and social chailenges facing Southfield are not unfamiliar to America' s other first-tier suburbs, like Beachwood, Cleveland Heights, Shaker Heights, and Lakewood in the Greater Cleveland area. In short, first-tier communities have witnessed many of the same economic and social problems besetting the large central cities on which they border. • Limited Land for Development: A central issue for Southfield, as well as most first-tier suburbs, is a very limited supply of available and developable land for future residential, commercial , office and industrial development. While the City has made considerable efforts in the past to clean-up and recycle its available land supply, much greater attention must be given to this issue, as the plan recommends in Chapter 6 Managing Land Use for the Future. It will be especially important for Southfield to continue planning, improving and developing incentives to existing business areas, such as City Centre, Cornerstone Development Authority District, Northwestern Highway Corridor area, Central Business Park, Bridge Street/Southfield Commerce Center, and American Commerce Centre. • Slipping Community Educational Attainment: For years, Southfield ' s schools were seen as being among the best in the region. While still Southfield stands at an economic crossroads. If the City' s economic base remains on its current slow growth trajectory, business and employment opportunities for residents and the City as a whole will diminish. Southfield will lose stature as a community of choice for resident, office and retail trade development. On the other hand, armed with a strong economic development game plan as part of its new Comprehensive Master Plan, Southfield will be better prepared to weather the economic storm that ravaged both Southeast Michigan and Michigan ' s economies. At present, Southfield still has a chance to give shape to a better economic future for the community and its businesses and residents, but time is running out. The City and its public and private sector economic development partners must work harder and smarter in retaining and expanding existing businesses and jobs, recruiting new job-creating businesses to the City, and accelerating entrepreneurship in new and diverse industry sectors. Examples of these sectors are advanced automation, nanotechnology, advanced medical services, information technology services aimed at established and emerging industries, professional and technical services, and specialty retail trade. Strategic Economic Development Trends The City economic base is currently dominated by the following strategic trends: • Strategic Location: Southfield continues to offer a highly strategic location for businesses and employment within the region. This is an economic development advantage that will continue to work for Southfield for some time in the future. Southfield's central location provides easy access to numerous metro-area arterials freeways and air transportation. Southfield'; central location places it just 20 minutes away from almost every major greater Detroit area destination. The City ' s extensive hotel industry Southfield -7"- --.~ Economic Development 5-9 �City of Southfield Comprehensive Master Plan good in many respects, there has been some slippage in educational outcomes as shifting demographics and other issues have created added pressures for the schools. Southfield must keep its schools strong to ensure that an educated residential workforce exists for the future. Southfield educators must ensure that their graduates possess the essential math, science, writing, reasoning, creative and social skills demanded by employers today. A number of school-business partnerships exist now in the community. These must be maintained, and new ones developed, especially in fast growth career areas like advanced healthcare services, information technology and communications, and business entrepreneurship. ■ ■ ■ Aging Business Real Estate: The City's office building base is aging. Since 1990, only 7 .3 percent of the City's office space was built; 8. 7 percent of its industrial space; 7 .1 percent of its retail space; and 12.4 percent of its shopping center space. These numbers suggest property owners, tenants and the City will need to work closely in the future in improving existing retail, office, and technology/light industrial space, and build new space where existing will not meet future market needs. ■ Weak Retail Sector, Not Aligned to Community Needs in Places: Interviews and Victim of Corporate Restructuring: Many of the business and job losses in Southfield, as well as the surrounding region, have been triggered by corporate restructuring and downsizing and the globalization of the area's once strong manufacturing industries. Fortunately, the City continues to boast a strong corporate base that includes employers like Lear Corporation (world headquarters), Denso International (North American headquarters), BASF, GE, Honda Research and Development America, Eaton Corporation, Sverdrup Technologies, Panasonic Automotive Electronics, Autoliv Electronics, AT&T, Verizon, Sprint, Comcast, IBM, Microsoft, UGS Corporation, Sun Microsystems, and Cisco Systems. Creating a competitive environment for their future growth is a major priority of this plan. ■ office space within the City, Southfield is the home of a large number of corporate and entrepreneurial business office users. Some examples of these companies were listed earlier. The City's office base is its leading economic sector, which makes an important economic contribution directly and indirectly through the jobs and payroll it creates and the taxes it contributes. While some of the City's major office users face major business challenges, most remain strong. Stiff Business/Job Competition: Nearly all Southeast Michigan communities have bolstered their economic development efforts for business retention and expansion, recruitment, and entrepreneurial development. Southfield has an effective economic development effort, but this effort must be expanded in the future to help more businesses, entrepreneurs and job-seekers. A review of economic development efforts in surrounding communities, like Troy, Livonia, Farmington Hills, West Bloomfield, and Novi indicates these communities will give increased attention to developing new office, technology, and retail businesses and jobs. Many of these communities, especially those to the west, are better equipped with available land for future development. Still Strong Office Sector, Despite Some Losses: With over 26 million square feet of (20Uthfi_e ld public meetings point to the need for some realignment and expansion of the City's retail trade base. City residents and employees working in the City point to the need for a wider variety of retail shopping services, including more restaurants, especially higher quality and mid-priced establishments, specialty clothing shops, home furnishing, food and grocery stores, and fitness and wellness related services. Currently, 11-12 percent of the City's business real estate base is retail in nature. Much of this space is located in smaller older shopping strips along the City's major transportation corridors. The future of Northland Mall is a major issue, hopefully an opportunity to strengthen the variety and quality of this retail and consumer services center will become available to residents of the City and region. ■ Neutral to Weakening Economic Image: A positive community image is an important ingredient for economic development. Southfield must give greater attention to building and communicating its business image. At one time, Southfield was well recognized both regionally and nationally as a major thriving office service center. According to interviews and meetings with local and regional business leaders, this image has weakened in some ways as the community has seen a slowing of its Economic Development 5-10 �City of Southfield Comprehensive Master Plan business and residential growth. Southfield is seen as a central place for business, but it is not clear what differentiates Southfield from other community locations in Southeast Michigan. The City's transportation access advantages seem clear enough, but what is less clear is that the City can meet the real estate space needs of employers and that Southfield will not fall prey to the serious social and economic problems besetting other communities in the metro region. An important aspect of Southfield's future business image must be that it can offer quality coupled with affordability. • • • Industrial Sector, Very Small and Growing Slowly: Unlike some of its neighboring communities, Southfield's economic base has never been dominated by manufacturing. Instead, Southfield has relied heavily on its office base as an economic catalyst. It is very unlikely that the City will grow its manufacturing base to any great extent in the future because of the sharp decline in the region's industrial sector and the fact that other Southeast Michigan communities have established themselves already as manufacturing centers. Instead, Southfield's future, beyond office, is technology business related. The City is already off to a good start as a technology center with more than 350 hightechnology, information-technology, and telecommunications firms in Southfield. Need for Greater Business & Industry Diversity: It is clear that increased industry diversification will be important to Southfield's future economic stability. In particular, additional technology sector, entrepreneurial office, research and development and specialty retail businesses will be important to the City attaining its overall economic development goals. While retaining existing corporate office users is vitally important, greater attention must be given to increasing the number and variety of new entrepreneurial businesses. Economic development research by the Kauffman Foundation in Kansas City points to the fact that entrepreneurial businesses that are owned by local residents tend to remain longer in a community than many other types of businesses, such as branches of large office and manufacturing companies. Not Capitalizing Fully on Daytime Worker Dollar: This is a reality for Southfield and many other communities with large daytime populations. Southfield's daytime population is close to 175,000, which points to a large market for desired retail trade and consumer services that currently do not exist in the community. Major office property owners in the community indicate their willingness to work with the City in increasing these types of opportunities. These services must be of the right type and they must be located within an easy walk of the City's major office districts. • Entrepreneurial Sector Weakening: Interviews with local business leaders indicate that the City's entrepreneurial sector is weakening as longstanding locally-owned businesses grow older. While the City has seen some new business starts, it does not appear that these births are growing fast enough. First-tier suburbs like Beachwood, Ohio (located in the Greater Cleveland area) has seen the same trend and is working to combat this by growing new technology related businesses built by local and out of town entrepreneurs. Beachwood is giving major attention to the attraction of Israeli technology startups. The City's large Jewish population is a magnet helping to attract these businesses. Nearly 20 of these startups have landed in the City over the past 4-5 years. Recommendations Taking these important trends i~to account, all signs point to the need for an expanded economic development effort by the City in the future. As discussed in Chapter 2 (Governing Principles, Goals and Recommendations), a multi-faceted action strategy must be adopted by the City. While direct economic development services must be increased, equal attention must be given to sparking economic development through land use, transportation, and housing. Southfield must approach economic development in the future through a more integrated strategy that links planning, zoning, transportation and other City services. In addition, the City must continue to work on strengthening its local business and community partnerships while building even stronger external partnerships with Oakland County, the State of Michigan, various regional economic development groups, and various business associations. The Comprehensive Master Plan can be a powerful tool preparing the City and its partners to strengthen economic development across the City. As a starting Economic Development 5-11 �City of Southfield Comprehensive Master Plan point, the top three economic development goals that should receive the greatest attention: 1. 2. 3. Strengthen the City's major business areas. Help Southfield employers become more competitive. Encourage and assist with local economic diversification. The specific strategies to achieve these goals are identified in Chapter 2. Actions focused on these goals will ensure that Southfield positions itself for not only better immediate economic development opportunities, but longer term initiatives that will foster sufficient job growth, capital investment and revenue generation. These top three goals wilJ provide the City with a stronger foundation for future growth, which is most important. ~uthfielq_ Economic Development 5-12 �City of Southfield Comprehensive Master Plan 6 Managing Land Use for the Future Goals • Create a diversified and balanced mixture of land uses that will support the economic vitality, tax base and livability of the City. • Offer unified , well-organized residential neighborhoods that provide a traditional , livable environment for the City's residents. • Provide for an appropriate amount of commercial , office, and industrial uses, located for convenience and safety, resulting in aesthetic business areas in the City. . Land Use Characteristics Southfield is an urban city that is predominantly developed. In 2005, approximately 4 percent of land in Southfield was undeveloped. Therefore, new development can be expected to occur slowly, with most new development expected to be in the form of redevelopment and infill. Between 1990 and 2000, the City's residential density increased slightly, indicating that new development is occurring at a somewhat higher intensity than in previous stages of Southfield's development. Existing Land Use Table 6-1: Southfield Land Use, 2005 The collection and analysis of existing land use represents one of the most important steps in the Comprehensive Plan update process. The analysis of such information not only identifies what and where particular uses exist, but also provides insight as to where future development might occur, as well as where land use conflicts exist or may develop. Land use planning is the primary tool communities use to correct or avoid land use conflicts and to create sustainable and supportive land use arrangements. Land use conflicts occur when incompatible uses are located adjacent to one another, with various negative short- and long-term impacts. In time, these nuisances can lead to depreciation of both affected properties. Conversely, opportunities for future development that might greatly benefit the general health and welfare of a community can also be identified as part of the same process. Land uses that may be conflicting in proximity may be assets when arranged appropriately. Industrial operations and single-family neighborhoods are a good example of uses that can cause tremendous conflict when located in close proximity but can serve as tremendous assets to a community when located properly. Land Use Acres Agriculture Single-Family Residential Large Lot Medium lot Small Lot/Attached Multiple-Family Residential Low Rise Mid/High Rise Mobile Home Park Commercial/Office Community Commercial Regional Commercial Office Industrial Light Industrial Public/Institutional Recreation/Conservation Transport/Utility/Comm. Extractive Vacant Water Right-of-Way Total Southfield % # 0% 0 40% 6,746 3,465 2,575 706 21% 15% 4% 1,300 8% 7% 1% 0% 12% 3% 3% 6% 2% 1% 8% 5% 1% 0% 4% 0.6% 18% 1,099 200 2,010 560 430 1,020 350 129 1,409 783 231 729 106 3,027 16,819 - Oakland Co. # % 20,359 4% 227,839 39% 13,031 2% 3,520 18,464 1% 3% 17,945 3% 19,683 78,801 6,285 6,091 74,475 35,035 59,018 580,543 3% 14% 1% 1% 13% 6% 10% Source: Oakland County Land Use Program, LSL Planning, Inc. Managing Land Use for the Future 6-1 - �Map 6-1: Existing Land Use Southfield Comprehensive Plan Legend Land Use Residential Single Family (>20,000 sqft) II Single Family (9,000-20,000 sqft) Single Family (<7,500 sqft) II Lathrup Village Multiple Family (Low Rise) Multiple Family (MidiHigh Rise) Commercial/Office Office II Local/Community Commercial Regional Commercial Civic II II Public/Institutional Recreation/Conservation Road Right-of-Way Other II Industrial Light Industrial • Transportation/Utilrty/Communication Water ~ o Vacant 0.5 lllll:::J• :=: 1---0.25 Miles 0 �City of Southfield Comprehensive Master Plan A~ seen in Table 6-1. single-family residential homes comprised the largest portion or land uses in Southfield in 200.S (-W percent). followed by rightsof-way ( 18 percent), commercial and office uses ( 12 percent). multiple-family uses (8 percent) , and public/institutional uses (8 percent) . By comparison, Oakland County was approximately 17 percent undeveloped when com,idering vacant and agricultural lands. ln the County. l:>ingle-family resi<lences comprised approximately 39 percent of the land area, followed by recreation and conservation lands ( 1-1- percent). vacant lands ( 13 percent). and rights-of-way (IO percent). Among the most significant differences in land uses hctween Southfield and Oakland County arc the higher concentration or commercial and office u~cs. transportation rights-of-way, and multiple-family resiliences and the lower concentration of recreation and conservation lands in Southfield. Map 6- l shows the distribution of lan<l uses in Southfiek.l in 1005 . Tabk 6-2 provides definitions of the land use categories used in the map and throughout this Chapter. Agriculture. Agriculture has not hem a significant land use in Southfield in recent decades. Oakland County historical land use data indicates that only -+ acres of Southfield was devoted to agricultural uses in 1966. By 2005. those agricultural lands had disappeared. Single-Family Residential. Single-family residences make up the largest land use in Southfield by a large margin, covering more than twice as many acres as the second largest category. Single-family homes arc fairly evenly distributed thrnughout the community except in the areas northwest or town and along the major thoroughfares where relatively fow singlefamily homes exist. Most ::.ingk-family home~ were constructed in the I %Os and 1970s. These structures have generally Table 6-2: Existing Land Use Categories Agriculture: Land used as cultivated farm land. orchards. or for livestock activity. with or without related farn1 structures. Single-Family: Parceb having three or fewer unit per building in predominately residential use . Large Lot: Single-family residences on parcels larger than 20.000 square feet. Medium Lot: SingJc-family residences on parcels between 9.000 and 20.000 square feel. SmalJ Lot/Attached: Single-family residences on parcels smaller than 9.000 square feet. Multiple-Family: Parcels having four or more units per building in predominately re idcntial use. incluJing apartments. condominiums. row houses, and ten-aces plus any associated streets, service drives. and community area such as yards. clubhouses. anJ pool . Hotels. motcb. campgrounds. and mohile home parks are excluded from this category. Low Rise: Multiple-family structures three stories tall or le~s. Mid/High Rise: Multiple-family structures taller than three ~tories. Commercial/Office: Parcels used for wholesale, retail. office, entertainment, or services, including tho~e uses predominately at street level on multi-functional structure~. plus related contigu )US acce sory uses uc.:h as parking areas and service drive~ . Local/Community Commercial: Parcels with commercial useq not including offices. which primarily serve the local community. Regional Commercial: Parcel - with commercial uses. not including offices. which draw significant user from heyond Southfield. Office: Parcels used prirnarjly for office!:>. including office tower<;. ortice parks. and indi ·idual office building.·. Industrial: Land used predominately for manufacturing or on which matenaJs or article, arc processed or semi-proce scd, hut not retailed, including associated , torage areas, and warehousing. Commercial waste disposal sites. land fill operations, and junk yards are also shown as industrial. Light Industrial: Land used predominantly for wholesale activities. warehouses. and low-intensity industrial operations that have no impact on neighboring parcel · or di tricts. Examples or uses in thi category are warehou es. electronics assembly, small manufacturers, materials packaging, and research laboratories Public/Institutional: Parceb and facilitie~ that are held in the public interest and are usually exempt from real property Laxation plus any s-:rvice drive~ or roads m:-.idc the acLUal parccJ. Examples of this category are churches. educational facilities. governmental nlTiccc;;. hospitals, municipal parking facilities. day care centers, and cemeteries. $.QuthfielQ. Managing Land Use for th e Future 6-2 �- -,---------------Map 6-2: Future Land Use ' t t • Southfield Comprehensive Plan ---rar 1 1n Low-Density Single-Family Single-family homes on lots 20,000 sq. ft. or large r. permits complimentary small scale institutional uses. Moderate-Dens ity S ing le-Fam ily Single-family homes on lots less than 20,000 sq. ft., permits complimentary small scofe institutional uses. Low-Density Multiple-Family Townhouses & multiple-family units, generally under 2 stories. Moderate-Density Multiple-Family Multiple-family units over two stories. Local Mixed-Use r.. 0 E , C'_ity" of Primarily business in nature, mixture of neighborhood commercial service and office with accessory multiple-family uses. ' Lathrup Village Regional Mixed-Use Primarily business in nature, mixture of large scale commercial, service and office with accessory multiple-family uses. Office/Research Corporate and medical offices, research facilities television stations. ' J; Medical/Educational Institutions .r Hospital and college campuses. C ::, Light Industrial O' Wholesale, warehouse and industrial operations with minimal external impacts. c~,;;- E m i l r Industrial 0 i' Wholesale , warehouse and industrial operations. Public Parks and Recreation City owned or operated recreation facilities and open space. Private Parks and Recreation Privately owned or operated recreation facilities and open space. -- ~ 0 Technology Corridor Subarea Concentrated corridor consisting of high -tech office and research , with some support commercial interspersed. City Centre Subarea Mixed-use area that serves as the community meeting place or heart of Southfield. North Southfield Road Subarea Unique area that contains a mixture of multi-cultural retail and services. Cornerstone Development Authority Subarea Regional node for shopping, office, and healthcare services. 0.25 0.5 Miles □ ISL•~'~°''"".:. �City of Southfield Comprehensive Master Plan Recreation/Conservation: Land for which the pnmary purpose i.., for outdoor recreation or natural area conservation. This may include puhlic or private-oVvned parks, outdoor sporting cluhs. golf courses, marinas. campground<.;. or areas for which the primar purpose is preservation and consenation of unde eloped natural areas. Transportation, Utility & Communication: Pared~ that are dedicated entirely to utility or communication facilitie::i. containing above or below-ground utility or communication faci Ii ties. including electric and gas generating plants, tram,mis~ion line::i. booster and transtormer stations. related storage yard~. county drains. detention/retention basins etc. Airports. railroad yards, buildings related to utility and telecommunications companies. waste water treatment planLs. and water worh are included in this category. but road rights-of-wa) or transmission lines and utilities within easements that cross parcels dedicated to another pnmary use i':> not included. Extractive: Parcels that arc primarily useJ for '.->url'acc mining and extraction of materials such as gra\.cl. '.->tone. rnim:rals. ore. soil, or peat. Vacant: Any parcel not included in one ol the above dcfinilions. These include areas nol in a committed primary or accessory use. Vacant lands can be either undeveloped or developed. bul not in active use at the lime or this ~urvey . Water: Areas that are covered by water. Right-Of-Way: Areas thal arc predominately used for vehicular and rail Lransporlation. The:--c areas may also contain pede~trian walkway. utility easements. railroad cro~sings. and/or on-street parking areas. Source: Oal-..lanu County Land Use Program. LSI. Planning. Inc. been developed in subdivisions with curvilinear street patterns and medium lot sizes. Older structures have generally been developed on more grid-like street pallerns and smaller and narrower lots. while newer structures have generally been developed on cul-desacs with large. wide lots. The newest single-family subdivisions have been developed along the City's western boundary along Inkster Road. Multiple-Family Residential. Multiple-family residential land uses include apartments. condominiums. townhouses and nm houses. These land uses comprise approximately l .:t=iO acres or 8 percent or Southfield's h)Lal area. Multiple-family residences arc often developed at significantly higher densities than other land uses and their lanJ consumption is generally low relative lo the numher of housing units. There are two subcategories of multiple-family residences: Low Rise and Mid/High Rise. Low Rise multiple-family parcels make up 7 percent of the City. while mid/high rise parcels make up approximately 1 percent. Mid/high rise parcels, especially apartmenL anJ condominium tower.. can house larger numhers of residents without consuming large parcels of land. As a result, the large number or multiple-family residential units in Southfield is not wc11 reflected by their acreage. Nevertheless, the share of land devoted to multiple-family residential uses is four times greater in Southfield than in Oakland County. Multiple-family residences in Southfield arc largely concentrated around the commercial and office uses. They often help provide buffers between low intensity single-family residential areas and higher intensity commercial and office uses. and can help support the nearby commercial uses. They arc generally accessed from major road thoroughfares. Commercial/Office. As the third largest land use category, commercial and office uses comprise a far larger share of Southfield's land than they do for the County. Commercial and office uses occupy over 2,000 acres of land in Southfield. or 12 percent or the land area. Because these businesses rely on automohile and vehicular access. the commercial and office land uses arc concentrated around the major transportation thoroughfares of M-10, Telegraph Road, and 8 Mile Road. and to a lesser extent along Southfield Road, Lahser Road, Greenfield Road, and portions of IO Mile and 12 Mile Roads. The significant acreage devoted to these land uses ~hows that Southfield is a major employment center for the metro area. Over the next few decades. employment estimates are projected lo grow only slightly before leveling off after 2015. as seen in figure 6-1 (sec next page). This modest growth reflects the largely developed character of the landscape. There are several important employment nodes in Southfield. Many of these were identified in Joel Garreau's 1991 book Edge City. An Edge City is generally described as any secondary city in a major Managing Land Use for the Future 6-3 �City of Southfield Comprehensive Master Plan metropolitan area containing a significant amount of retail and office space and a high enough concentration of jobs that its daytime population is greater than its evening population. Southfield is considered an Edge City, containing more than 26 million square feet of office space, 4 million square feet of retail, with employees from across the metro area commuting to work from other communities. Figure 6-1: Employment Projections 140,000 120,000 - 100,000 --- C: Cl) E > 0 C. E w 80,000 60,000 40,000 - ------ - - -- Industrial. Industrial uses include --------20,000 manufacturing plants and their Q -1--------------------associated warehousing facilities as well 201) "990 2000 2020 2030 2040 as high intensity commercial uses such Source: SEMCOG Regional Forecast as junk yards and waste disposal sites. Southfield has relatively few industrial land uses, comprising approximately 350 acres or 2 percent of the landscape. These uses are provide numerous outdoor recreational opportunities primarily concentrated along 8 Mile road and along to the residents of Southfield and are a significant Telegraph Road, south of 10 Mile. part of the quality of life they enjoy. Light Industrial. Light industrial uses include lowintensity manufacturing, assembly, and packaging of goods, as well as laboratories. Roughly 129 acres of light industrial lands are located in Southfield, making up less than 1% of the total land area. These uses are concentrated along 8 Mile Road, Lahser Road north of 8 Mile Road, and along the Telegraph Road corridor south of 9 Mjle Road. Public/Institutional. Public and institutional land uses are operated in the public interest and are typically exempt from property taxes. These uses include governmental offices, cemeteries, hospitals, educational facilities, and religious organizations. Approximately 1,400 acres (8 percent) in Southfield are devoted to these civic activities. They are well distributed throughout the community, many within residential neighborhoods. The largest public/institutional parcels include the Southfield Municipal Complex, the Lawrence Tech campus, Holy Sepulchre Cemetery, Word of Faith International Christian Center (former Duns Scotus campus), and the Southfield High School campus. Recreation/Conservation. Recreation and conservation land uses include public and private parks, golf courses, and conservation areas. In Southfield, these areas comprise approximately 720 acres or 4 percent of the City. These include the Evergreen and Beech Woods municipal golf courses, Plum Hollow golf course, Bauervic Woods Park, Valley Woods Nature Preserve, and the new Carpenter Lake Nature Preserve. These land uses Transportation, Utility, and Communication. Transportation land uses include state, county, and local road authority facilities as well as transit facilities. Utility land uses include facilities and lands occupied by gas, electric, water and sewer providers. Communication uses include transmission towers and other broadcast and telecommunication facilities and operations. These uses comprise 23 I acres ( I percent) of the land in Southfield. They include the WXYZ, WWJ, and WKBD facilities , the Greyhound Bus terminal, the Oakland County Road Commission yard, the Southeast Oakland Water Authority facilities , and the Detroit Edison hydrogen technology park. Vacant. Vacant land includes those parcels that are not in use and are not an accessory to an adjacent land use, such as a playground or storage yard. This vacant land has not been developed or is not currently in use and is most likely to be the target of future development. At the same time, these lands may be undesirable to developers due to restrictions of wetlands or access. Vacant lands represent approximately 720 acres (4 percent) in Southfield. Water. There are no major lakes in Southfield, so water bodies do not comprise a large portion of the landscape. Water makes up approximately 110 acres of Southfield. Several key waterways, including the Rouge River and its tributaries - Franklin Branch, Pebble Creek, and Evans Creek - flow through the City. Managing land Use for the Future 6-4 �City of Southfield Comprehensive Master Plan Right-of-Way. Transportation rights-of-way are lands owned by public and private transportation organizations for road corridors. Rights-of-way are required for on-street parking, turning lanes, future roadway expansions, highway shoulders, utilities, sidewalks and pathways. They are the second largest land use in Southfield, encompassing over 3,000 acres (18 %). They are only the fourth largest land use in Oakland County, covering 10% of the landscape. The large portion of land devoted to transportation rights-of-way are clearly visible in the land use map, particularly the large areas devoted to Southfield ' s many freeways and interchanges. Land Use Comparison Distribution of land uses in Southfield can be understood further by comparison to the distribution in similar sized cities in the area. The Oakland County cities of Farmington Hills, Troy, Novi, and Pontiac were selected for comparison based on the similarity of their population and land area. Table 62 shows the population, total acreage, and distribution of land uses for Southfield and each of the comparison cities. recreation/conservation land and industrial uses. Determining Factors Southfield has a number of opportunities and limitations that will influence future development. Positive influences on growth include excellent access from I-696, M-10 and Telegraph Road, as well as abundant employment opportunities. While the accessibility and high traffic volumes are a draw for commercial uses, other areas need to maintain a quiet residential setting. The future land use plan should guide the future development pattern of the community into a logical arrangement which maintains the character of Southfield, provides for economic development and ensures adequate services and land for a11 types of lawful land uses where there is a public need and a suitable location(s) in the City. The factors involved in determining future land use include: ■ ■ ■ Southfield stands out most significantly from its neighbors in the share of its land in multiple-family and office/commercial use. It has the highest share in both land uses. This is consistent with the view of Southfield as an employment and population center. Southfield has the smallest share of water, ■ ■ • Consistency with existing land use patterns. Relationship to uses in surrounding communities to ensure compatibility at city boundaries. Reduction in incompatible land use relationships. Creation of suitable land use transitions through intermediary uses like office between singlefamily and larger scale commercial uses. Suitability of the site for different land uses in terms of site size, features and adjacent uses. Maintenance of aesthetic qualities that contribute Table 6-2: Land Use Comparison, 2005 Population 2005 Acreage Agriculture Single-Family Multi-Family Mobile Home Office/Commercial Industrial/Light Industrial Public/Institutional Recreation/Conservation Transp/Util/Comm Extractive Vacant Water Rights-of-Way Southfield 76,818 16,819 0.0% 40.1% 7.7 % 0.0% 11 .9% 2.9% 8.4% 4.7% 1.4% 0.0% 4.2% 0.6% 18.0% Farmington Hills 80,223 21 ,309 0.0% 44.1% 7. 1% 0.2% 6.1% 4.1 % 5.8% 9.6% 0.4% 0.0% 4.1 % 1.1 % 17.4% Troy 81 , 168 21 ,524 0.0% 42.2% 3.7% 0.2% 9.7 % 7.5% 6.3% 5.9% 1.6% 0.0% 4.6% 1.2% 17.0% Novi 53, 115 20,019 0.5 % 24.6% 5.3% 1.5 % 7.7% 5.2% 4.0% 11.7% 1.6% 0.4% 18.7% 5.8% 12.8% Pontiac 67,331 12,98 3 0.0% 24.1% 4.1% 0.5% 6.1% 12.5% 9.9% 5.7% 3.1% 0.0% 14.4% 2.5% 17.1% Sources: US Census Bureau Population Estimates, Oakland County Land Use Program ~uttlfield. Managing Land Use for the Future 6-5 �City of Southfield Comprehensive Master Plan • • • • • • to the community character and quality of Jife. Existing p1anning policies and zoning regulations. Availability of infrastructure including utilities, roads and community facilities. Average daily traffic volumes on adjacent streets. Preservation of natura] features and consideration of the effects of development on the environment. Market conditions for various land uses. Goals of the Plan that express the community character desired by residents. the desired design and access. • • • • Future Land Use Plan Southfield' s future land use plan establishes land use categories, illustrates the location of planned land uses and provides strategies for implementation. This section also provides a rationale for the placement of preferred land uses and the intensity of those uses. The p]an serves as the primary policy guide for future land use decisions, investment in public improvements and coordination of public improvements and private development, recognizing that new situations and opportunities that cannot be foreseen may arise. The p1an presents an idealized future indicated by the growth patterns in the City. The plan, however, also provides practical guidance for local decision-makers regarding current issues. The recommendations in this p]an are designed to be flexible , provided that they support the overal1 governing principles and goals of this plan. Deviations from and changes to the future land use plan should be carefully considered to ensure that consistency with the governing principles and goals of this plan is maintained when making decisions on planning and development matters. Development trends and the character of specific areas may change over time and deviations from the future land use plan may be appropriate where the deviation is not contrary to the governing principles and goals of this plan. A listing of the future land use categories as illustrated on Map 6-2: Future Land Use and a brief summary of each category is listed below, followed by a more detailed description of the location, objective, land uses, and general character description for each category. Descriptions of four more .sp~cific subareas follow the land use category descnpt10ns. These subareas identified during the process warrant a greater level of flexibility in future land uses and a higher level of guidelines detailing ~ uthfield. • • • • • • • • • • • • Low Density Single-Family Residential. Single-family homes on lots 20,000 sq. ft. or larger, permit complimentary small scale institutional uses . Moderate Density Single-Family Residential. Single-family homes on lots less than 20,000 sq . ft. , permit complimentary small scale institutional uses. Low Density Multiple-Family Residential. Townhouses and multiple-family units, generally under 2 stories. Moderate Density Multiple-Family Residential. Multiple-family units over 2 stories. Local Mixed-Use. Primarily business in nature, mixture of neighborhood commercial, service and office with accessory multiple-family uses. Regional Mixed-Use. Primarily business in nature, mixture of large scale commercial, service and office with accessory multiple-family uses. Office/Research. Corporate and medical offices, research facilities, TV stations. Educational/Medical Institutions. Regional college or hospital campuses. Light Industrial. Wholesale, warehouse and industrial operations with minimal external impacts. Industrial. Wholesale, warehouse and industrial operations. Public Parks and Recreation. City owned or operated recreation facilities and open space. Private Parks and Recreation. Privately owned or operated recreation facilities and open space. Technology Corridor Subarea. Concentrated corridor consisting of high-tech office and research. City Centre Subarea. Mixed-use area that serves as the community meeting place or heart of Southfield. North Southfield Road Subarea. Unique area that contains a mixture of multi-cultural retail and services. Cornerstone Development Authority Subarea . Regional shopping and medical office destination. Managing Land Use for the Future 6-6 �City of Southfield Comprehensive Master Plan Low Density Single-Family Residential Single-family homes on lots 20,000 square feet or larger Location. Primarily located in the southwest portion of the City, west of Telegraph Road, south of 11 Mile Road. Pockets also exist between 9 Mile and 10 Mile just east of Telegraph, south of 13 Mile Road between Southfield and Greenfield Roads, and in the neighborhoods surrounding the 12 Mile and Telegraph intersection. Objective. Low Density Single-Family Residential in Southfield should protect the vitality of existing, high-quality neighborhoods. Areas located on natura1ly constrained lands should promote use of an open space cJustered design to allow a reasonable number of homes while preserving the area' s natural resources and creating high-quality neighborhoods. Land Use. This designation is intended to accommodate single-family homes on lots that are half an acre or larger and roughly corresponds with the R-E zoning district. Where natural features constrain the buildable area of a development, clustered development with permanently dedicated open space should be encouraged to preserve Southfield's natural resources. Accessory and support uses such as small to moderate sized churches, parks and schools may be considered, provided they do not disrupt the character of the neighborhoods. Such uses should be considered special land uses within the single-family districts to ensure compatibility. Southfield --;:7'" - - Home occupations in neighborhoods have been an item of discussion in the City. Southfield currently does not allow home occupations, a profession carried on by an occupant of a dwelling as a secondary use which is subservient to the main residential use. Today's business climate lends itself to people working out of their homes, and most communities accommodate it, with some parameters to ensure the residential nature of the neighborhood is protected. Regulations should be considered that permit small scale home occupations provided they do not physically alter the appearance of the dwelling, do not increase traffic volume and do not require additional parking. General Character Description. To protect the vitality and character of the existing Low Density Single-family Residential neighborhoods in the City, development in these areas should continue to follow the traditional neighborhood design principles that currently prevail in these areas. Infill and redevelopment in existing neighborhoods must be compatible with the surrounding environment, including massing, size, spacing and architectural styles that are compatible with the surrounding established residential neighborhoods. Street design in new developments should include an interconnected street system, sidewalks, street trees and adequate lighting. Managing Land Use for the Future 6-7 · �City of Southfield Comprehensive Master Plan A unique low density single-family area is found on Farmbrook Road, north of 12 Mile Road between Franklin and Telegraph Roads . This area has a distinct rural character and potential geological issues that need to be considered during any potential redevelopment. While the density may be increased slightly, homes in this areas should still fall within the low density category and take advantage of the unique water features. The design of Farmbrook Road shall retain its open and rural character. Any redevelopment options should consider clustering the development to retain open space. Managing Land Use for the Future 6-8 �City of Southfield Comprehensive Master Plan Moderate Density Single-Family Residential Single-family homes on lots less than 20,000 ~quare feet Location. The majority of the residential neighborhoods within Southfield fall into this category. Objective. Moderate Density Single-Family Residential development contributes to the goal of providing a larger variety of single-family housing types and price ranges to accommodate residents in all stages of life. This variety should include residential development designed to attract young professionals from other areas to begin and grow their careers. Furthermore, the higher density singlefamily residential development allows for increased walkability and pedestrian connections to nearby commercial, institutional, and civic uses. Land Use. This designation is intended to accommodate single-family residential development on lots that are smaller than half an acre. Lot sizes can range from 7,500 square feet up to 20,000 square feet and corresponds generally with the R-A and R-1 through R-4 zoning districts. Accessory and support uses such as small to moderate sized churches, parks and schools may be considered, provided they do not disrupt the character of established neighborhoods. Such uses should be considered special land uses to ensure compatibility. Home occupations should also be explored, as discussed in the Low Density SingleFamily Residential category discussed on the previous page. Southfield ' - ~----;-- General Character Description. To protect the vitality of the existing Moderate Density Singlefamily Residential neighborhoods in the City, development in these areas should continue to follow the traditional neighborhood design principles that currently prevail in these neighborhoods. Infill and redevelopment must be compatible with the surrounding environment, including the massing, size, spacing and architectural styles that are compatible with the surrounding established residential neighborhoods. Street design in new developments should include an interconnected street system, sidewalks, street trees and adequate lighting. These neighborhoods face many challenges as the lots are often smaller than desired for modem home expansions or new development. Future reinvestment in these neighborhoods will need to provide spacing between homes adequate for emergency service, while maintaining the traditional neighborhood design principles that currently prevail. Managing Land Use for the Future 6-9 �City of Southfield Comprehensive Master Plan One unique area shown for moderate density singlefamily development is along 9 Mile Road, just west of Telegraph Road. In the midst of this residential area are several farm markets. Through the years, these markets have become part of the neighborhood ambiance. The Plan suggests the existing markets should be encouraged to remain, and that minor expansions to the uses would be considered with corresponding improvements to the site to improve appearance and access once conditional zoning is approved. Currently the markets are nonconforming, meaning the land is zoned residential so no other business use is permitted. If the current uses cease, any redevelopment should be residential. Another area that requires additional discussion is the eastern frontage on Evergreen Road between 9 Mile and 10 Mile Roads. Located across the street from the Word of Faith Christian Center and accessed off of a busy north-south arterial in the City, uses other than single-family residential may be appropriate if well designed. Small scale office and multiplefamily uses may be considered along this stretch if the buildings are designed with a residential appearance and are well buffered from the established neighborhood to the east. ~ 11thfield. "' Managing Land Use for the Future 6- 1O �City of Southfield Comprehensive Master Plan Low Density Multiple-Family Residential Townhouses and multiple-family units, generally under two stories Location. Scattered throughout Southfield, Low Density Multiple-family Residential uses are usually found on major roads and abutting non-residential areas. Objective. Low Density Multiple-Family Residential is intended for residential land uses at a higher intensity, or density, than the single-family areas, with the objective to promote a mixture of housing opportunities throughout the City. Multiplefamily residential development allows for increased walkability and pedestrian connections to nearby commercial, institutional, and civic uses. The Low Density Multiple-Family Residential designation offers home ownership possibilities not typical of higher density multiple-family areas. This designation also works well as a transitional use by buffering lower intensity single-family uses from higher intensity commercial uses and roadways with higher traffic volumes. Land Use. Intended land uses within Low Density Multiple-Family Residential areas include attached single-family buildings, duplexes or low density multiple-family developments. This includes townhouses, attached condominiums, apartments and senior housing developments under two stories. The expected density range of this classification is up to 30 units per acre and corresponds with the R-T and R-M zoning districts. General Character Description. Low Density Multiple-family Residential development should include high-quality design that emphasizes pedestrian connections with surrounding uses, provides alternative housing options, and act as a buffer between single-family neighborhoods and higher intensity uses. Future development under this designation should be designed to maintain a neighborhood scale and character so as to limit potential adverse impacts to adjacent single-family areas. New development should possess innovative design elements that are consistent with the residential character of the City such as ranch-style units or stacked condominiums with individual entrances that are more common in owner-occupied units. Some areas will be appropriate for cluster development in order to protect open space and preserve key natural features while still permitting adequate density. The area on the east side of Berg Road north of 8 Mile Road is an example of a site that is suggested for cluster development. Managing Land Use for the Future 6-11 �City of Southfield Comprehensive Master Plan Moderate Density Multiple-Family Residential Multiple-family units over two stories Location. Moderate Density Multiple-Family Residential areas are generally located on major roads such as along Telegraph and Greenfield Roads, Northwestern Highway, or near activity nodes such as Northland Mall and Providence Hospital. Objective. Moderate Density Multiple-Family Residential development in Southfield contributes to the goal of providing a wide variety of housing types and price ranges to accommodate residents of all lifestyles. Multiple-family development provides living options with pedestrian connections to nearby commercial, institutional, and civic uses. They provide both affordable housing in the City and homes for those seeking low and no maintenance ownership opportunities. These developments may also cater to the growing older age segments of the population. General Character Description. Moderate Density Multiple-Family Residential development should possess innovative design elements that are consistent with the character of the City. The design of the multiple-family buildings should complement adjacent single-family neighborhoods, but may feature buildings with first-floor communal entrances that emphasize pedestrian connections with nearby shopping and transportation opportunities. Careful site and building design is needed for these uses to ensure resident safety. Use of Crime Prevention through Environmental Design (CPED) techniques are recommended for sites within this designation. Land Use. Permitted land uses within Moderate Density Multiple-Family Residential areas include a variety of multiple-family developments, with a focus on apartment or loft complexes, and senior housing over two stories in height. The expected density range of this classification is from 30 to 60 units per acre and corresponds with the RMM and RMU zoning districts. Managing Land Use for the Future 6-12 �City of Southfield Comprehensive Master Plan Local Mixed-Use Primarily business in nature, mixture of neighborhood commercial, service and office with accessory multiple-family uses Location. Local Mixed-Use nodes are found strategically throughout the City. Primarily located at intersections of Mile Roads and corresponding north/south arterials, Local Mixed-Use areas are also found along many of the Mile Roads, Greenfield, Southfield, and Lahser Roads. Objective. Local Mixed-Use areas provide convenient and easily accessible businesses and services, along with alternative housing options in a concentrated area. These nodes of activity are intended to include uses that support nearby residential neighborhoods without adversely impacting the residents. The localized, neighborhood configuration of these nodes promote local trips and walkability. Land Use. Uses within Local Mixed-Use areas include a mixture of residential and non-residential uses, both vertically and horizontally. This includes live/work units, upper story residential units, attached townhouses, multiple-family buildings, small-scale retail establishments of less than 20,000 square feet, personal service businesses, restaurants and offices. Businesses considered appropriate should conveniently serve the immediate neighborhoods, within a one-and-a-half-mile radius. General Character Description. With a stronger focus on building form rather than land use, sites within the Local Mixed-Use designation should be integrated into surrounding neighborhoods. This can ~outhfi~-9. be accomplished through traditional design elements that replicate the character of adjacent neighborhoods, promote walkability within the area, and provide shared access whenever possible. Redevelopment should focus on requiring consistent site upgrades as development occurs, including improved site design, access management, building facades and landscaping. Generally, parking areas should be in the rear or side rather than in the front of the building. The scale and size of the developments in these areas should be limited to promote a pedestrian scale environment, minimize traffic impacts and be compatible with adjacent neighborhoods. In addition, adequate buffering shall be provided to minimize noise and light impacts on the residential neighborhoods. A couple of sites exist on Franklin Road, just west of Telegraph that are currently used as single-family homes. Redevelopment of this area should consider low intensity mixed use residential and office, with limited commercial uses. Any redevelopment of these sites will require deep buffers and residential design to be consistent with the neighborhood to its west. Managing Land Use for the Future 6-13 �City of Southfield Comprehensive Master Plan Location. Regional Mixed-Use centers are located around existing nodes of activity at Northland Mall, certain sections of 8 Mile Road, along Northwestern Highway and Telegraph north of I-696. Objective. Regional Mixed-Use uses tend to cater to automobile traffic from a broader market area and provide a wide variety of businesses and services to residents, employees and visitors to the metro Detroit region. These regional nodes of activity are intended to include uses that support residential neighborhoods without adversely impacting the residents. Land Use. Uses within Regional Mixed-Use areas promote a mixture of residential and non-residential uses, both vertically and horizontally. This includes live/work units, apartment complexes, senior housing, a variety of large and small scale retail establishments, personal service businesses, restaurants and offices. These areas may contain hotels, movie theaters, drive-through restaurants and dealerships as well. The larger scale of these areas will require a large amount of floor space and parking, as they cater to a regional market. Southfield --.~ ;;;;;,- General Character Description. Similar to the Local Mixed-Use designation, the focus in the Regional Mixed-Use designation is not particularly on use but on form and layout of the site. Since much of these areas are already developed, the challenge will be in encouraging redevelopment and consistently requiring site upgrades as development occurs. These upgrades include improved site design, access management strategies to improve traffic circulation both in the roadway and between businesses, higher quality and diversified building facades, sustainable landscaping, etc. New development should be of unique design, placement, and architecture, with a mixture of uses to strengthen these existing regional nodes. An existing singlefamily residential node exists on the north side of 12 Mile Road just east of Inkster Road. While the lots near 12 Mile should remain, the north end of this subdivision could be identified for expansion of either multiple-family condos to the west or as office and retail uses along Northwestern Highway. Managing Land Use for the Future 6-14 �City of Southfield Comprehensive Master Plan Office/Research Corporate and medical offices, research facilities. TV stations Location. Office/Research uses are focused along the service drives to 1-696 and M- 10 and within the American Commerce Center on 11 Mile Road. Objective. Office/Research uses are important to the City as they diversify the tax base, balance traffic flow associated with residential/commercial uses, and provide employment opportunities. Land Use. Representative uses include corporate headquarters, research facilities and centers, technology or pilot testing facilities, micro-electronic and biotechnology uses, and certain industrial operations such as pharmaceutical production that are compatible with others uses envisioned within the designation along with a limited amount of commercial uses such as hotels and restaurants. General Character Description. While the definition of Office/Research is somewhat broad, the intent is to concentrate certain compatible uses in a planned, campus-like setting with more extensive landscaping, higher quality architecture and more site amenities than typically found in general industrial areas. Outdoor storage of materials and equipment is limited, with screening required where it is to occur. Ancillary commercial uses should only be permitted if the following criteria could be met: • • • The amount of commercial will not materiaily erode or diminish the property available for the Office/Research uses. The commercial uses would include those to serve both nearby residents and employees and visitors to the Office/Research uses. Traffic impacts should be addressed, as commercial uses tend to generate more traffic than Office/Research uses. Managing Land Use for the Future 6-15 �City of Southfield Comprehensive Master Plan Location. Educational/Medical Institutions include the existing facilities and planned expansion areas around Lawrence Technological University at the Lodge Freeway and IO Mile, Oakland County Community College and Providence Hospita], both located off of 9 Mile in the City's southeast comer. General Character Description. These campuses are park-like settings with integrated site design and access. Future expansion of these facilities should be consistent with the existing campus, respect surrounding land uses, and provide a balanced mixture of uses that minimizes off-site impacts. Objective. These institutions provide local choices for high quality medical and educational opportunities located within the city of Southfield. In addition, they serve as a regional draw for people to come to the City, thereby enhancing the City's local economy. Expansion plans for Lawrence Technological University should be encouraged by the City and should be directed towards the area immediately to the west of the existing campus. Land Use. This category includes regional college and hospital campuses with a complementary mixture of uses. Included in this category are Lawrence Technological University, Oakland County Community Co11ege, Providence Hospital and related offices, residences, and other ancillary uses. Managing Land Use for the Future 6-16 �City of Southfield Comprehensive Master Plan Light Industrial Wholesale, warehouse and industrial operations with minimal external impacts Location. Light Industrial areas are focused in the southern portion of the City, off of 8 Mile Road, at Lahser Road and a small portion on East Street. Objective. Light Industrial is in tended for a variety of lower intensity industrial operations, such as light manufacturing, and assembly, research, and technology and industrial offices. Light Industrial developments are an important source of employment and tax base, and have significantly less impact on surrounding areas than Industrial uses. General Character Description. Redevelopment of Light Industrial areas should include improved site design, access management tools, attractive building facades and significant landscaping to establish a park-like setting. Similarly, new development should take the form of a design-controlled, industrial/ research park, with integrated site planning. The planned industrial centers provide an environment for a mix of office, commercial, light industrial, and research uses within a contro11ed environment. External nuisances, such as noise and odors, should be minimized through design and activity restrictions. Land Use. Appropriate uses for the Light Industrial district include high-tech industries, research laboratories, light assembly operations and corporate offices. Commercial uses that support industrial activities are encouraged in these areas. Heavy, smokestack industries and large warehouse operations dependent on heavy trucking or rail are not intended for this district. Managing Land Use for the Future 6-17 �City of Southfield Comprehensive Master Plan Location. Industrial areas are limited to three distinct areas located off of 8 Mile Road. Objective. Due to the City's access to major transportation routes, industrial uses could play an important role in the economy of the City. While such uses are desirable in terms of tax base and job creation, they must be located appropriately so as to limit adverse impacts to lower intensity uses. Land Use. Appropriate uses for the Industrial district include high-tech industries, research laboratories, light assembly operations and corporate offices. Commercial uses that support industrial activities and provide complementary services are encouraged along major arterial roads. Heavy, smokestack industries and large warehouse operations dependent on heavy trucking or rail are not intended for this district. General Character Description. Areas with Industrial designations require special planning and site design. The operation of these uses may involve heavy truck traffic, outdoor storage, rail access, odors and noise. As with the Light Industrial designation, site design, appearance and buffering are important to ensure that such impacts are limited, especially where they abut residential land uses. Development and redevelopment of these areas should concentrate on minimizing impacts by screening outdoor storage areas and facing overhead doors away from the street or neighboring residential areas so that loading and unloading activities are not visible. Managing Land Use for the Future 6-18 �City of Southfield Comprehensive Master Plan Location. Public Parks and Recreation uses are located throughout Southfield, strategically located to best serve City residents. Objective. Public Parks and Recreation facilities in the City are intended to provide a wide variety of high quality park facilities in locations that are convenient for residents and visitors alike. The City has a separate Parks and Recreation Plan, which more specifically discusses the existing and planned facilitie and outlines goals and objectives for maintaining the City' s Parks system. Land Use. Land uses included in the Public Parks and Recreation category are City-owned or operated recreation facilitie uch as sports field , golf courses playgrounds, pathways and nature trail . picnic areas, and open pace areas. A mixture of pas ive and active recreation is encouraged. General Character Description. Preservation of open space and the availability of recreation facilities are extremely important to City residents. This promotes a higher quality of life and increases the desirability of the City. Parks should continue to be integrated into the City's neighborhoods to create a unified system. The sizes of the spaces should vary depending on their function. eighborhood parks and open space areas should be less than two acres in size and areas serving the community should be upwards of five acres in size. Parks and open spaces should offer opportunities for recreation, picnicking and relaxing. Pedestrian accessibility should be accomplished through sidewalk connections to the neighborhood and pathways throughout the site . Vacant or underutilized ite and sites with significant natural features that are located next to existing parks hould be explored by the City for opportunities for park expansion and to develop a cohesive open pace system. Managing Land Use for the Future 6-19 �City of Southfield Comprehensive Master Plan Location. Private Parks and Recreation uses include existing privately owned facilities including the Plum Hollow Golf Club on the corner of 9 Mile and Lahser Road and the Cranbrook Swim Club on Evergreen Road south of 13 Mile Road. Objective. Private Parks and Recreation facilities in the City provide recreation opportunities that complement those provided by the Parks and Recreation Department and provide residents with greater choices to meet their recreation needs. Land Use. Land uses included in the Private Parks and Recreational category are private recreation facilities such as golf courses, private clubs, athletic fields, and indoor sports facilities. General Character Description. New privately owned recreation facilities should be located so as to be easily accessible to residents and visitors alike, without negative impacts to residential neighborhoods including increased traffic and sound and light pollution. Pedestrian accessibility should be included in the design through sidewalk connections and pathways throughout the sites. If redevelopment of the existing facilities were to occur, the City should evaluate the most desirable reuse of the land that would create the least disturbance to surrounding residential neighborhoods. Managing Land Use for the Future 6-20 �-T-ech~-ology Corridor Subarea ,' -':,;',;'/~~l~,-,: =··:·-·· _,,,_ Concentrated corridor consisting of high-tech office and r:esearch . _ •- . , .~:. _-. ' : • -~~~-~;~~f~~-?1?0~?~~~?)_: :' · . . - ·: >i..~ .: ,._ _ ~ , ;· ,- ·. •• - ; t~.• _;,:~;~~;;~<~ -~--ki.,-~, - . ,;, -~~-~• . :·? ·c·_-:-~~~;~l~' , · · _ ___._....·.-._. ~=-- __ ,-,-'<a••-.:~~~---.;-_"_:-,·_-::-_:---~-~-:\!: . !_,~·;.,=><--~•:~ •.. -~ ;~ ..:·.~~..C. · ... -:_~,·~- :• - ',._. :-_. }{_, :r~~t:~ Location Telegraph Road frontage between 8 Mile Road and I-696, including some southern parcels near 8 Mile Road . Regional Context Telegraph Road (M-24) is one of the major north/south arterials within metropolitan Detroit, connecting 1-94, I-696 and M-59. Spanning over 70 miles from Pontiac, Michigan to Toledo, Ohio ; Telegraph Road travels through numerous, urban, suburban and rural communities and varies significantly in its form throughout its length. Within the city of Southfield, Telegraph Road is a six to eight lane road divided by a wide landscaped median. While much of the frontage on Telegraph is developed, potential exists for future redevelopment and intensification of uses along the corridor. As a result, this corridor was identified as a subarea to guide future investment in the corridor. Objectives • Create a more clustered technology/research & development land use pattern in strategic locations to concentrate activity along this established corridor. • Redevelop vacant and underutilized sites and buildings to uses that complement existing businesses. • Use access management standards to reduce the number of access points, reduce crash potential and improve traffic flow. Shared access systems should also be considered in some cases. • Work with the Michigan Department of Transportation to upgrade the aesthetic appearance and operation of Telegraph Road through median and streetscape improvements. • Encourage more pedestrian activity among sites. • Foster a healthy foundation of commerce, technology/research & development/light industrial businesses and link to higher education institutions found in Southfield (i.e. Lawrence Technological University along Civic Center Drive). • Implement a Special Assessment District (SAD) to provide corridor-wide enhancements and promotion, with specific emphasis on the unique, innovative or cutting-edge users found in the area or a Corridor Improvement Authority to implement and manage private and public improvements/enhancements in the area. • Use sustainable design practices when new and infill deve]opment occurs. • Continue to enhance the Rouge Green Corridor located in the north and south end of the Telegraph Road corridor. • Promote the use of green design principles in building and site design and encourage the development of LEED certified buildings. Land Use The emphasis within this subarea is primarily Office/Research and Technology uses with secondary Regional Mixed-Use retail, services and residential that will attract residents, workers, and visitors from a large service area beyond the boundaries of the City. The intent is to create a concentrated employment center that will complement surrounding existing and planned land uses in this area of the City. Existing commercial uses and R&D uses are interspersed along this corridor and additiona] commercial uses are planned to complement the Office/Research and Technology and serve expressway travelers, workers, and neighborhoods. A diversity of commercial uses is imperative to ensure that this market area is properly served. Limits should be placed on the number of certain uses, such as hotels and automobile service uses, to maintain the necessary variety of businesses. ~uthfiel9_ Managing Land Use for the Future 6-21 �- I City of Southfield Comprehensive Master Plan Technology Corridor Subarea Recommendations Circulation ■ Adopt access management policies to ensure appropriate spacing of driveways that front onto Telegraph Road. Where appropriate, shared access systems should be provided. • Coordinate work efforts with MDOT and Road Commission for Oakland County to obtain grants for roadway-related improvements. Work with MDOT and Road Commission for Oakland County to coordinate and improve timing of traffic lights along Telegraph. Encourage roadway projects by private developers through coordination with MDOT and Road Commission for Oakland County. ■ Incorporate safety/security design techniques for all public places to ensure employees are provided with adequate open spaces. ■ Create a safe system of walkways linking buildings and parking areas to the public sidewalk system. Enhance existing pedestrian and bicycle systems along the Corridor by closing any gaps in the sidewalk system, or installing wider pathways at transit stops or where high pedestrian activity is expected. Coordinate with SMART to add quality bus stops and shelters along the Telegraph Road Corridor and to identify any regional connections needed to help move employees from home to work. ■ Work with area employers, if necessary, to help stagger business hours and work shifts to distribute traffic throughout the day. Technology Corridor Subarea Implement3ition ■ ■ Work with other communities, Oakland County and individuals with vested interest in the commercial success of the Telegraph Road corridor to ensure sufficient funding for marketing. Project the image/brand of the corridor as a safe and exciting place for business. Implementation • Investigate the creation of a Special Assessment District (SAD), similar to the SAD in the area of Telegraph Road and 12 Mile Road, to provide corridor-wide enhancements and promotion, with specific emphasis on the unique, innovative or cutting-edge users found in the area. • Consider the establishment of a Corridor Improvement Authority to stimulate and support private investment to implement needed roadway, landscape and streetscape improvements. Aesthetic Enhancements ■ Buildings should be oriented in a manner that enhances views of the Rouge River and other natural features such as wetlands and woodlands . ■ Screen surface parking from view through the use of trees, shrubs, hedges or berms . ■ Require overhead doors or loading areas to be located so they are not visible from Telegraph Road. ■ Provide intensive frontage landscaping and plantings to provide continuous visual connection along the corridor. • Enhance the image of Telegraph Road through directional signage, City welcome signs, public art, and landscaping at 8 Mile Road and the I-696 embankments. Through consistent code enforcement efforts, encourage a high degree of continued site and landscape maintenance. Where feasible, place utility lines underground or in rear yards to improve visual qualities. ■ Economic Development • Establish partnerships between the public and private sector to assess employment trends and determine educational and training needs that will help generate additional employment opportunities for the Southfield community and the metro Detroit region. • Capitalize on the potential synergy created by directing like employers or compatible industries in proximity to each other. • Identify and improve needed technological improvements including high-speed and wireless Internet services. • Create strategic investment opportunities that will increase tax base, and generate additional revenues to finance actions, which support the Plan's goals. • Identify and coordinate with property owners in areas designated for potential redevelopment projects to assess their willingness to participate on those projects. Marketing • Promote the corridor as a regional employment center and target innovative or high-technology employers seeking a supporting environment. iolJthfielcJ. Managing Land Use for the Future 6-22 �City of Southfield Comprehensive Master Plan City Centre Subarea , '.\lixcd-usc area that serves as the communitJ meeting place or heart of Southfield I Location The City of Southfield Civic Center and the areas generally bounded by 1-696, the Lodge Expressway and Evergreen Road. Introduction The City Centre subarea plan defines a vision and describes expectations for the City Centre and Southfield ' s municipal complex, and its neighborhoods and institutions surrounding these two dynamic centers. The City Centre has always been a source of interest from developers and potential investors; however, during the Comprehensive Master Plan process, serious interest seems to have intensified. It is apparent that the City and its City Centre Advisory Board ' s commitment and strength of Board members have generated that interest, and the City will now have an effective tool for funneling and directing that interest and energy. The purpose of the subarea plan is to establish a framework of objectives and recommendations that will help guide the transformation of the City Centre into a pedestrian-oriented, mixed-use district and create a more meaningful and memorable place that adds to the identity and quality of life in Southfield. City Centre Subarea Goal Create a daytime, evening and weekend activity center that is easily identifiable, pedestrian-oriented, and incorporates a mix of uses and activities. Objectives Create a daytime, evening, and weekend activity center that is easily identifiable, pedestrian-oriented , and incorporates a mix of uses and activities. • Provide an environment conducive to and support of living, working, shopping and entertainment. • Accommodate a variety of densities and scales of development that are sensitive to existing development and its context and the demands of the marketplace. • Enhance roadways, which improves the Subarea's visibility and accessibility. • Provide improved connections from Lawrence Technological University to the City Centre. • Make the City Centre a unique, high amenity destination for local and regional customers. • Establish form-based code requirements that will assist in defining Southfield' s City Centre. • Provide sufficient parking for new mixed-use development and visitors to the City Centre. ., Graphic prepared by Rosetti .l Graphic prepared by Rosetti Issues and Opportunities . C d . . . . 1· . continue to be the location for c . . . R d' I . d th l t' Th e C ity entre nee s to provide local services and convenient shopping afford opportunities for recreallon and socia izmg, • t b . . ommurnty-wide events and celebrations and proJ·ect a strona sense of place. ea I Y recognize as e oca IOn . 1· . . , . . To conunue o ea thnvmg Ct C th . . o . 1 d .th. lki o 1 h 1 w ere peop e enJoy pub ic hfe, the Cny Centre will play a significant role in the image and identity of the entire community. . • or . Y entre ere needs to be a significant presence of worker and resident population ocate w, m easy wa nb . · •• . . nd 1n caies re staurants will st h th . · . ·ct d k t l b d1st ance, creating a cntical popuJation density not only in the daytime but also in the evening. Seeing people on the streets a . . The c· C rengt en e appeal of the City Centre. While a City Centre that is enJoyed by resi ents an wor ers mus a so e · · · Th ' 'd and v1s1cors. ny entre should b b ·1 h . . · · f J ttr O a active to visitors. ere needs to be a balance of local identity with a dynamic destination that benefits both rest ents e ui ton t e local cultural qualities of the City, thus establishing a d1stmctne sense Pace. ~ outhfield_ Managing Land Use for the Future 6-23 �City of Southfield Comprehensive Master Plan I City Centre Subarea Recommendations Parking areas should be located in the rear of properties, where service drive access is available. Land Use The type, range and intensity of activity are at the core of life within the City Centre and its successfulness as a place that is attractive and meets the needs of residents. The City Centre emphasizes new residential uses, strengthens existing offices and can provide new mixed-use, cultural, recreational and civic uses. Provide a diversity of retail, office, residential and civic land uses that complements existing development and establishes the City Centre as a major center of social and economic activity in the community. Encourage retail businesses and mixture of land uses that help generate positive pedestrian activity in the area. Establish patterns of land use and circulation that promote the desired pedestrian character of the area. Support street level uses that are pedestrian-oriented and contribute to the vibrancy along Evergreen Road and Civic Center Drive. Urban Design/Streetscape The subarea plan looks to strengthen the pedestrian scale and character of the City Centre, while balancing the efficient movement of vehicles. • • • • • • Economic Development The vitality of the City Centre is dependent on its economic health. Bustling retail shops, thriving offices, active residential units and enriching cultural, educational and civic facilities would contribute to the energy on the City Centre, making it an area that people like to visit. • Encourage the formation of a Corridor Improvement Authority. The Authority could reserve tax increment revenues for funding capital improvements and economic development programs. Promote public and private cooperative efforts that provide ongoing aesthetic improvement and infrastructure improv( men ts for planned development/redevelopment projects. Give priority or incentives to developers that reflect a unique niche and/or development that is supportive of the City's Municipal Complex improvement and enhancements. Economic shifts and the current regional real estate market will always be a factor in the dynamic development process in Southfield and its City Centre. All of the partners committed to the City Centre will have to stay focused on the task at handcreating a vibrant, active City Centre. The City Centre subarea plan is, in fact the beginning of a lot of hard work and more detailed planning for specific projects and improvements. Improve pedestrian opportunities and create an attractive pedestrian environment within the City Centre . Create safety buffers of street trees, planters and street furniture between walks and the street along both Evergreen Road and Civic Center Drive. Provide widened sidewalks with a special City Centre streetscape design. Develop pedestrian courtyards and other outdoor spaces with planting and street furniture . Develop a City Centre plaza/town square at or near the intersection of Evergreen Road and Civic Center Drive. This grand space will connect the City Centre to the municipal complex and serve as an active and passive space for the community and its programmed events. Encourage pedestrian-oriented building frontages with shops opening to the public sidewalk along sections of Evergreen Road and Civic Center Drive. Through design guidelines and Zoning Ordinance regulations, encourage building designs, intensity and setbacks to be compatible with the desired scale and character of the area. Incorporate public art as an element of development and enhancements . Encourage the design of lighting that enhances the streetscape and facilities nighttime use of the City Centre by pedestrians . Circulation & Parking Circu~ation and parking are keys in upgrading the City Centre. The subarea plan envisions the enhancement of existing streets, ~ffect1ve place~ent of new streets, the provision of centralized public parking and consideration of the phasing of streetscape improvements m order to minimize the impact of construction on existing workers, merchants and residents. Accessible and convenient parking is essential to the health and vitality of the City Centre. Current parking on individual parcels has contributed greatly to the fragmented pattern of activities and to the lack of pedestrian activity. • • • • • • Reduce disruptive traffic movements and high traffic speeds in the City Centre. Evaluate various traffic calming techniques along ~vergreen Road and Civic Center Drive including constructing a median, on-street parking, etc. Establish pattem_s of land use and circulation that promote the desired pedestrian character of the area . Improve pedestnan circulation in the City Centre, including pedestrian walkways between buildings, within parking areas, create ~ stron_g promenade between the City Centre and the municipal complex and its new development, and construct a pedestnan bndge/plaza over the M-10/Norhwestem Highway to connect the City Centre to Lawrence Technological University. Improve circulation access to the City Centre at the Evergreen Road/10 Mile Road/M-10/Northwestern Highway interchange and at the 1-696 Freeway and Evergreen Road interchange. To further i~prove the accessibility in and around the City Centre, the City should work with the Michigan Department of Tr~nsportatlon ~o_study a two way traffic option for the M-10/Northwestern Highway service drives from Evergreen Road/lO Mile Road to ClVlc Center Drive. Dev~lop a parking district(s) located within a quarter mile from various nodes of development to help satisfy parking needs and 1~ an accepta~J~ walking distance to access a parking facility/structure while providing a more cohesive City Centre. Provide opportunmes for shared parking facilities in the City Centre and develop parking regulations to assure that adequate and reasonable standards are provided. Managing Land Use for the Future 6 -24 �.. 111 City of Southfield Comprehensive Master Plan Location Southfield Road frontage between 12 Mile and 13 Mile Roads. Regional Context Southfield Road is one of the major north/south arterials within metropolitan Detroit, connecting 1-94, 1-696 and 1-75. Spanning from Dearborn to Birmingham, Southfield Road travels through nine communities and varies from a divided eight-lane highway to a two-lane residential street. Within the city of Southfield, Southfield Freeway ends north of 9 Mile Road and maintains a five-lane design through Southfield and Lathrup Village. While most of the frontage on Southfield is primarily developed, there has been significant reinvestment within the northern section, between 12 Mile and 13 Mile Roads including a Home Depot, Target, a new residential condominium complex and single-family home subdivision on the former manufactured housing site, plus new multi -cultural restaurants and shops. Birm ingham Beverly Hills Lathrup Village Southfield Detro it Objectives I 96 • Establish a land use pattern that characterizes the North Southfield Road Corridor as a unique destination consisting of compatible yet diversified uses. • Plan for a safe, efficient circulation system that provides sufficient access by all modes of transportation between nodes of activity within the Dearborn corridor and the adjacent residential neighborhoods. • Establish open space and beautification efforts to create an identifiable character for the subarea, which will reflect a pleasant, appealing atmosphere for working, shopping and residing in the north Southfield Road area. Allen Park • Develop a specific Corridor Overlay Zoning District and consolidate regulations into one concise set of reasonable and consistent standards for incoln Park new development and redevelopment. Ecorse • Maintain the diverse, identifiable character of the corridor, while promoting vitality through private sector investment. • Encourage the acquisition, demolition and reuse of those properties that, by virtue of their location, condition, or value, no longer function at their highest economic potential. • Enhance the visual and aesthetic qualities of the corridor through streetscape, landscape, roadway improvements and portals. • Establish the mechanisms necessary to achieve the recommendations for the North Southfield Road Corridor Subarea. Land Use The corridor will consist of concentrated nodes of activity, primarily commercial and office, compact enough to create critical mass of business activity, with ancillary multiple-family residential uses, similar to the Local Mixed-Use designation. Southfield is known as a culturally diverse community in the region; however, it lacks a true multi-cultural destination. The North Southfield Road Subarea has the potential to be that multi-cultural retail, service, office and cultural community center that c~l~brates the diversity of the City's residents and its neighborhoods. To encourage multiple destination trips, new development and redevelopment will be designed to enhance accessibiltty of both vehicles and pedestrians. Market conditions, the mix of uses and the expected level of activity would determine the size and focus of each use. In general, the maxi~um size of retail uses should be limited to 75,000 square feet, or mid box uses such as grocers, electronics, office and clothing stores. Big box uses should not be permitted, except as de cnbed below, due to the shallow lot depths, proximity to residential uses, and the need to create a synergy of uses. The St. Bede Church and Southfield Plaza Retail Center are two large sites that could be redeveloped in the future. Because of their size aod l~c~tion on the corridor, these sites have the ability to be redeveloped as a mixed-use center, if desired by the City. Design of any new mid box retail, and any redevelopme_nt of lhe two ex'. stmg Target and Home Depot stores should consider development of "out lots" with buildings fronting Southfield Road to minimize the presence of large parking lots and mcrease pedeStnan comfort and activity along the corridor. Managing Land Use for the Future 6-25 �City of Southfield Comprehensive Master Plan Circulation Assess existing traffic patterns and pursue improvements that will increase facility carrying capacity and traveling convenience, such as the planned median along Southfield Road. • For this commercial corridor, where high traffic volumes and high frequency of turning movements are expected, more aggressive access management policies that limit the number of driveways, or consolidate drives into a few strategically placed entrances from Southfield Road are recommended. MDOT recommends 30 access points along this mile stretch, where today there are roughly 50 access points. Coordinate with SMART to add quality bus stops and shelters along the Southfield Road Corridor. Minimize or calm the impacts of increased traffic and activity levels on residential street that feed into Southfield Road. Create safe, appealing and efficient pedestrian walkways linking activity nodes and parking areas to the public sidewalk system. Encourage the development of a complete pedestrian and bicycle system through the corridor. • Coordinate work efforts with MDOT and the Road Commission for Oakland County to obtain grants for roadway- and median-related improvements. Encourage roadway projects by private developers through coordination with MDOT and Road Commission for Oakland County. Incorporate safety/security design techniques for all public places and for proposed public/private redevelopment projects. Implementation • Devel~p reasonable site design standards and sign regulations for new development and redevelopment within the corridor. • Estabhsh programs that provide incentives for voluntary compliance with new construction and retrofitting of existing signs and structures. • Commit resources to staff and support the creation of a Corridor Improvement Authority, Public Act 280 of 2005 in conj_unction with Lat~up Vi1lage, Beverly Hills, and Birmingham to establish an Authority along this mu1ti-jurisdictional ~om~or. !he Authonty could reserve tax increment revenues for funding capital improvements and other programs 1dent1fied m the Subarea Plan. Tax increment revenues could be leveraged through grants, bonds ,Jr other financial mechanisms to expedite implementation. • Advocate approval of development proposals that meet stated criteria and actively participate in the site plan approval process. • Overse~ the planning pro_cess and develop appropriate administrative policies for implementing the Plan effectively. The Au~honty would work with the Planning Commissions to actively facilitate and expedite approval of private development proJects that further the goals and strategies of the subarea. • Promote effective communication and a cohesive, cooperative spirit among various public and private leaders with the three other communities and the County, using the venues and talents of existing civic organizations and committee. Aesthetic Enhancements Provide treet trees, landscaping and plantings to provide continuous visual connections and proper pedestrian comfort along the entire corridor. Encourage existing development to plant additional trees and shrubs, and provide guidelines for new development and redevelopment that require extensive landscape installation at time of development. • Provide special paving, decorative walkway , pedestrian lighting and other physical elements that give the corridor aesthetic improvements and a means of creating a consistent brand/image. • Build gateways and a unified wayfinding/sign system to enhance the identity of the corridor. Through consistent code enforcement efforts, encourage a high degree of continued site and landscape maintenance. When undertaking streetscape improvements, new private construction and building rehabilitation/redevelopment; place utility lines underground where feasible to improve visual qualities. Economic Development • Establish partnerships between the public and private sectors for the purpose of understanding the mutual benefits of proposed redevelopment projects. • Expand the economic base of the corridor by retaining existing jobs while creating new diverse employment opportunities. Improvements that advance traffic safety and efficiency, pedestrian access, and enhance the character of the area will help to accomplish this task. • Create investment strategies that will increase tax base, and generate additional revenues to finance actions, which support the Plan's goals. • Identify and coordinate with property owners in areas designated for potential redevelopment projects to assess their willingness to participate on those projects. • Encourage partnerships among property owners and private and public sector groups in order to implement proposed redevelopment projects, which will achieve the Plan's goals. • Provide creative incentives to private sector participants in redevelopment projects and programs. Marketing • Promote the corridor as having unique, multi-cultural economic activities and market its assets. • Work with other communities, Oakland County and individuals with vested interest in the commercial success of the Southfield Road corridor to ensure sufficient funding for marketing. • Project the image/brand of the corridor as a safe and exciting place for business and family oriented patronage. . • Promote the corridor as a unique center of activities that include a full range of multi-cultural commercial, office, community and residential and neighborhood facilities as well as entertainment. ~ outhfield. Managing Land Use for the Future 6-26 �City of Southfield Comprehensive Master Plan Cornerstone Development Authority Subarea A vital Medical and Regional Shopping destination for the City or Region. Location The Cornerstone District is located in the southeast comer of Southfield. The district is approximately one square mile, bounded by Mt. Vernon to the north, Greenfield Road to the east, 8 Mile Road to the south and Southfield Road to the west. . . CDA 's Strategic Plan 2008-2013 .....Buildfng a Vision for Tomorrow I The largest land area in the District includes the Northland Shopping Center. Built in the 1950s, Northland was one of America's first enclosed shopping centers. The District is also home to the Millennium Centre, Oakland Community College, _ Providence/Saint John's Hospital (Southfield's largest employer), and Oakland Regional Hospital. Medical offices, com~ercial and higher density residential uses are also included in this District. Since 2000. the District has seen residential growth, part1cularl~ m owner-occupied units, through new and converted condominiums. Since the inception of the Cornerstone Development Authonty (CDA). the District has seen more than $160 million in development/redevelopment construction. Finance Mechanism The CDA alono with the City is the driver that facilitates improvements and enhancements in the Cornerstone District. The CDA was created in 1988 by the Southfield City Council in accordance with the Downtown Development Authority, P.A. 197 of 1975. The CDA's operations are funded through a 2-mill tax levy and Tax Increment Finance (TIF) revenues. Using TIF revenues, the CDA has orchestrated over $1 million in public roadway, strectscapc, gateway and landscape improvements. The CDA has had numerous successes, including completing most of the priorities in its June 2000 Development Plan and Tax Increment Finance Plan. The Board recognized the need for an updated strategic plan to guide its efforts, and the importance of detailing a vision for the District's future. In April 2008, the CDA completed a Strategic Plan 2008-2013 that reestablished an overall plan for the District, specifically considering input from stakeholders and the effects of changes in the economy, population and housing trends. The CDA reconfirmed its mission and found the existing mission statement, with minor revisions, still relevant and an accurate representation of the CDA' s core values and reason for being. The CDA' s vision for the District as illustrated on this page is a Concepl Master Plan of key recommendations of this Strateoic Plan. Today the District is a mature urban plan that includes some mixing of uses. The Plan envisions the District of tomorr~w as: Fully walkable, fine grain mixed use plan with retail, services, office, residential and other uses blended in a compatible and vital mix Able to build on the strengths of the health care, higher education and retail sectors present in the District. Attractive public and private spaces should be created and blighting elements removed. Opportunities to increase development density, particularly by redeveloping under-utilized parking areas, vacant land, or obsolete buildings and sites. Today the CDA maintains focus on attracting retailers and restaurants to the area and filling a demand by area residents and employees for goods and services close to home and work . In addition, the CDA continues to improve the District through prop~rty acquisition, redevelopment and renovation , landscaping and infrastructure improvements, events and promotion and investment m strategic planning and design for the District. Objectives Previous Planning Efforts Over the years the CDA has initiated several planning and economic development studies for the area including a 1999 Master Plan, a Market Assessment Report, a study to explore a Minor League Ballpark on the Northland Shopping Center site, a Trade Area Profile, a Public Enhancement Plan, and a District Gateway Improvement Plan. In 2005, the CDA Board developed a Mission Statement and a list of Strategic Objectives that has guided the CDA through these past several years. • • • CDA's 2005-2007 Strategic Plan Mission Statement To enhance the environment by making the area in which people feel comfortable and secure as a place to live, work, shop, learn and be entertained, and to strengthen the economic vitality and physical appearance. Strategic Objectives Strengthen the economic vitality • Attraction of businesses • Reuse of vacant land • Maintain or rehabilitate commercial stock • Retain current occupancy Secure and Comfortable Community • Upgrade public property • Upgrade security presence Northland Shopping Center • Facilitate improvement of the property Millennium Centre Establish Centre as an independent arts and events venue ~uthfield. Connections - Create clear, attractive and well-functioning connections between Oakland Community College, Providence Hospital, Northland Center and throughout the District. A balanced transportation system should accommodate vehicles, pedestrians and non-motorized travel. District Character - Enhance the overall character of the District as a vibrant mixed use place with entertainment, destination retail, office and support services, focused on J.L. Hudson Drive corridor and Northland Center. ~nfrastructure and Aesthetics - Continue to implement streetscape, landscaping, lighting, infrastructure and aesthetic improvements to ensure the district is an attractive, welcoming, distinctive and comfortable place. • Dev~lopment/Redevelopment - Facilitate development, redevelopment and reinvestment in the District's properties consistent with the Plan, including potential expansions of the Providence Hospital and Oakland Community College campuses. • Economic Health and Vitality- Support and enhance targeted strategies of business and economic development programs and incentives for recruitment, retention, development and redevelopment. Recommendations Connections • • • Develop a new pedestrian/bike/vehicular connector between Oakland Community College, the Mi11ennium Centre, and J.L. Hudson Drive. Create a walkable District with sidewalks along all public streets. Expand the Oakland Community College/Millennium Centre connector to Providence Hospital, Northland Center and other destinations via linkages of public activity spaces, green spaces and walkways. District Character • Enhance the Districts physical layout. • ES tablish Millennium Centre as a premier and self-sufficient entertainment venue. Managing Land Use for the Future 6-27 �City of Southfield Comprehensive Master Plan Infrastructure and Aesthetics • Ensure the infrastructure is maintained. ■ Enhance the gateways and image intersections. • Continue streetscape improvements. • Encourage quality site landscaping. • Promote a more user-friendly parking system. ■ Enhance and improve safety and security. • Improve and enhance transit amenities and investigate a trolley system between City Centre and the District. Development and Redevelopment ■ Support Providence Hospital, Oakland Community College and Northland Center investments in the District. ■ Accomplish the reuse or redevelopment of the Ramada Inn and site as a mixed use " town and gown" area. ■ Enhance the economic viability of the 8 Mile area. Economic Health and Vitality ■ Use the economic development tools to promote the District's economy. • Enhance the human capital of the District. ■ Improve the public's perception of the District and reinforce that it is a good place to do business. ■ Effectively coordinate and administer the Plan . Map S: Concept Master Plan lmag t: Imcr:,t.:ction Map prepared by Mc Kenna Associates Southfield / * Gat e,;;a> Po tent,.d Rcde,dopm<.i 1 ~i L Coru 1::ct1on Managing land Use for the Future 6-28 �City of Southfield Comprehensive Master Plan 7 Natural and Cultural Resources Goals • Regard land as an irreplaceable resource and ensure that its use does not impair its value for future generations. • Preserve cultural resources, including landscapes to maintain and enrich community character. • Balance the City's need for economic growth and environmental health through sustainable use of natural resources. • Develop a fundamental vision for the arts and cultural life of the City through development of a Cultural Arts Plan. Current Conditions Southfield is an international City bustling with people from a rich array of cultural, racial, ethnic and religious backgrounds. Growing up in such an international environment helps make Southfield children "globally prepared," (i.e. knowledgeable about cultures, customs and traditions). Some of Southfield's most recognizable landmarks demonstrate the City's diversity, from the golddomed St. John's Armenian church to the landmark edifice of Congregation Shaarey Zedek synagogue, all among the most beautiful religious architecture in the metro area. Historic and Cultural Sites Analysis The Burgh Historic Park/District. Since the development of the gazebo and fountain courtyards and the relocation and renovation of the 1854 Church, the Burgh site has become very popular for both public and private events. The Burgh Historical Park is one of Southfield's hidden gems. Located on the northeast comer of Civic Center Drive and Berg Road, the park features renovated tum of the century buildings nestled within beautiful manicured lawns and abundant flower gardens offering a perfect escape from the hustle and bustle of the City. An extensive site master plan was recently completed, including: • • • • • • • • • • • • • • • Sitework around the Park's House Renovation of the Park's House Renovation and expansion of the Art Center Renovation of the Simmons House Site signage program Replace and expand parking lot with permeable pavement Enclose dumpster Development of the east side of site Carousel and related site work Expanded flower gardens Conservatory Second parking lot Croquet Court Outdoor dinning terrace Arbor Southfield Historical Society. The Southfield Historical Society was established in 1965 for the purpose of encouraging the preservation of records, pictures, structures, and other objects of local historical significance, as well as sponsoring programs to carry out these purposes. The Historical Museum has a collection of artifacts donated by citizens of the City and other benefactors. The museum does not have a library; however, they have pamphlets, maps, photographs and old newspapers relating to Southfield's early people and events. These offer significant information about local architecture and geography, early settlers, town sites and businesses. The Southfield Historical Society should consider developing a public education program to interpret the City's historic resources to the community. Natural and Cultural Resources 7-1 �City of Southfield Comprehensive Master Plan The Southfield Historical Society conducts tours of the Burgh Historical Park. Tours of the Burgh are arranged by appointment only. The tour includes: as memorials for a nominal fee. This division is also responsible for maintaining all trees on City rights-ofway. • • The Southfield Forestry Division is responsible for the care, maintenance and removal, if necessary, of all vegetation in rights-of-way. The Division staff also includes trained arborists and horticulturists that are able to answer most citizen tree and landscape questions. • • The Old Town Hall The Historical Museum (on the state registry of historic buildings) The first Fire Station in Southfield A walk around the Burgh site The Society also encourages tours of the Mary Thompson House and Farm. Code House. The Code House is considered to be one of the finest examples of Greek Revival architecture in Oakland County. The Code House was restored a few years ago. It could be converted for lease to a small business or for group use for private meetings and events. Parking facilities would also be required. The balance of the site could be developed as a passive use neighborhood park complimentary to the Burgh site as well as Civic Center Drive's high level of pedestrian use. Mary Thompson Farm. The Southfield Historical Society occasionally opens the house for public tours and displays furniture and artifacts of Mary Thompson's life. Senior community gardens on the property continue to remain popular. The Senior Gardens at the Mary Thompson Farm provide plots to more than one hundred enthusiastic gardeners who offer tours to school and scouting groups. The Senior Gardens have been recognized as one of the best community gardens in the nation by the John Deere Company and have received numerous awards from the Michigan State Fair. The house is now home to the Southfield Community Foundation which provides a daily presence to the property. Natural Resources Parks, Forestry and Environmental Programs. The Parks, Forestry and Environmental Division is responsible for all park maintenance and forestry operations and is involved in a number of beautification and environmental improvement programs for the City. Forestry Programs. The City offers, at cost, a tree planting program for Southfield residents. Trees are purchased for either spring or fall planting by the City forester and delivered to the homeowner for planting. For an additional fee, crews wilJ plant the tree for the resident on the City's rights-of-way. The Tree Memorial program alJows residents to dedicate trees Rouge Green Corridor Programs. The City and the community continues to be involved in the annual Rouge Green Corridor cleanup along with corporate volunteers, removing debris and clearing log jams to keep the river flowing freely. Each spring Parks and Recreation holds a Fishing Derby that allows a sport fishing opportunity in an urban environment. Meandering through the southeast corner of Oakland County, the main branch of the Rouge Green Corridor paints a green band through neighborhoods and business districts in the west side of the City. See following Map 7-1. Over the past 15 years, efforts at improving the river's water quality have paid off, inspiring a regional environmental planning effort - the Rouge Green Corridor. This segment of the Rouge Green Corridor, and its tributaries, runs through Birmingham, Beverly Hills and Southfield. Improving residents' awareness of the Rouge Green Corridor is one way of helping everyone see the value that the Corridor and its tributaries contribute to our daily lives. The purpose of this project is to provide local communities with tools to identify and facilitate the promotion, protection and enhancement of "Riparian Green Corridors" as unique community assets in the Rouge Green Corridor watershed and throughout watersheds in Southeast Michigan. The project is part of a larger partner-based initiative that includes the cities of Birmingham, Beverly Hills, and Southfield; the Southeast Oakland County Water Authority; Oakland County Planning & Economic Development Services; Oakland County Drain Commissioner's Office; Friends of the Rouge; and the Oakland Land Conservancy. Environmental Programs. The Parks, Forestry and Environmental Division are involved with island beautification, special planting projects and working with residents on home planting projects. In the spring months, this division holds the City's Arbor Day festivities by working with local schools and the annual Fishing Derby on the Rouge Green Corridor. Natural and Cultural Resources 7-2 �Map 7-1: Natural Features 13 Mile Road Southfield Comprehensive Plan 24 r----- ------------------------ JOHN ILLER BEDFO D WOODS •I I I ----• 12 Mile Road Legend I ..... --. ,.-___ _ I ,-J I I SI I I I I I I -----· 1 S 0 C: ,-+ ::r City Limits Roads (/) =, : (I) TALPAPAR (I) a: ;;o 0: :;o Interstate/Freeway 0 Major Road Q) a.. 0 Q) a.. Local Road 11 Mile Road Private Road 0:2, FEMA Floodplains Waterbodies • - O 0.25 Wetlands Parks 0.5 1 ,-c::::111.:::=i••••- Miles Data Sources: City of Southfield MCGI �City of Southfield Comprehensive Master Plan 8 Parks, Open Space and Recreation Goals Beech Woods Park and Recreation Center • Existing park and recreation facilities will be enhanced and expanded as needed to meet the evolving interests and needs of Southfield residents. • Southfield will have a unified communitybased open space system that protects key natural features and provides valuable opportunities for appreciation of the City's natural resources. • The City of Southfield will offer a variety of recreation programs and events that promote a high quality of life and encourage interaction of its residents. Current Conditions City Facilities. The city of Southfield contains nearly 800 acres of parks and natural open space. The majority of this land is included in community or neighborhood parkland or historical sites, with the remaining acres categorized as open space and undeveloped parklands. Many of the parklands are nature preserves or incorporate significant areas of open space. These sites total nearly 400 acres. Other parkland (386.24 acres) is developed as community parks, and just under 84 acres is dedicated to neighborhood parks and recreation centers. All parkland and open space are depicted on Map 8-1 . Table 8-1 identifies the acreages of parkland and open space by category, as further described on the following pages. 81.38 Civic Center Park 157.00 Inglenook Park 42.79 Total Bedford Woods Park 281.17 14.71 Brace Park (Lease) 4.01 Cit Centre Plaza (Ri ht of wa ) 0.72 Civic Center Drive Park 2.18 Eleven Mile/Greenfield Park 0.66 0.73 Freeway Park (Right of way) 9 .00 John Grace Park and Recreation Center 4.61 John R. Miller Park 8.79 Lahser Woods Park 15 .80 Pebble Creek Park 16.27 Robbie Gage Park 16.97 Seminole Street Park 0.63 Simms Park 4.05 Stratford Woods Commons 5.29 Nature Preserves Bauervic Woods 80.45 Ca enter Lake 42.36 Horsetail Woods 22.60 Hunters Lane Woods 22.31 23 .70 Industrial Park 3.11 Lincoln Woods 10.27 Valle Woods 128.38 Total 333.18 Total Parkland and Oprn Spacr 7MU7 * Historic and Cultural Sites are discussed in Chapter 7. Source: City of Southfield Parks and Recreation Department, LSL Planning Parks, Open Space and Recreation 8-1 �--Map 8-1: Parks & Open Space Southfield Comprehensive Plan -0 0:: Community Parks II II II II J 12 Mile Rd 'I [" ' "' -- -·----· - - ·-- --·---- .. ! I j i◄ - c Cl) Cl) c5 I j i,,, 20 ~ ~ :er•=r - .. ··------------------j 17 3, CIVIC CENTER 4, INGLENOOK II II II II II II II 11 11 13, ROBBIE GAGE • 14, SEMINOLE STREET PARKLET 11 11 15, SIMMS PARK 5, BEDFORD WOODS 6, BRACE PARK 7, CITY CENTRE PLAZA 8, FREEWAY PARK 9, JOHN GRACE PARK & RECREATION CENTER 10, JOHN R MILLER PARK 11 , LAHSERWOODS PARK 12, PEBBLE CREEK PARK 16, STRATFORD WOODS COMMONS Historical & Cultural Sites j i i l i l i ! i i . 19 2, CATALPA PARK Neighborhood Parks & Recreation Centers i ! i ! l i 1, BEECH WOODS 17, CODE HOUSE 18 1JM 18, PIONEER CEMETERY ePj iJJ 24 19, SOUTHFIELD CEMETERY -0 20, THE BURGH HISTORIC PARK 0:: -0 Q) 21 , MARY THOMPSON FARM .;::: .c: ::i Nature Preserves 0 en 22, BAUERVIC WOODS NATURE PRESERVE i ! i 23, BRIDGE STREET NATURE PRESERVE 24, CARPENTER LAKE NATURE PRESERVE Text 25, HORSETAIL WOODS • 26, HUNTERS LANE WOODS 28, LINCOLN WOODS NATURE PRESERVE "O 0:: ..c 29, VALLEY WOODS NATURE PRESERVE a. -, e Ol ?! i I Cl) iI ~ C, g -- ! 25 ! ~ 23 j / Rd ___ ______ .. ----·--·--··--·-··--·----··-··--·--·--·-· -----·--·-.----------------·-··-··-·--·--··--·--·--·-····-8 Mile . - ·-- ~ r i -·-··-·· ----------··----··-··-·---·--·-------- i -- - .1 O 0.25 0.5 Miles 1 inch equals 3,000 feet □ . LSL Planning, I~ eommu11,o- ,,,_.,,,co,u.;m,no ~J:rt,~2!! Data Sources: MCGI, City of Southfield �City of Southfield Comprehensive Master Plan Parkland. The city of Southfield classifies its parklands into four categories as follows: Community Parks - Community parks of at least 40 acres in size are intended to provide the entire community with leisure opportunities. As shown in Table 8-2, Southfield' s community parks contain a wide variety of recreational facilities to meet the diverse needs of all residents. Some parks include larger natural areas, while others contain such improvements as parking and areas for both active and passive recreation. Neighborhood Parks and Recreation Centers Neighborhood parks, less than 40 acres in size, are typically multi-purpose facilities which serve as the focus of recreation for their more proximate neighborhood. Table 8-3 shows these facilities include an array of amenities including small parking areas, playlots, seating and picnic facilities, and athletic facilities such as ballfields or basketball courts. Historic and Cultural Sites - Southfield's historic and cultural sites are primarily used for passive activities and specialized recreation such as the gazebo concert series and senior gardens. These facilities are specifically described in Chapter 7 Natural and Cultural Resources. Nature Preserves - In addition to the 385 plus acres of open space contained in the community and neighborhood parks, the City owns an additional 333 acres of natural open space, contained in eight natural preserves. Table 8-4 summarizes the trail and parking amenities available at each of these parks. In all, eight nature preserves exist to provide additional natural open space for resident's enjoyment. Much of the City's open space is found in the Valley Woods Nature Preserve, which follows Southfield Bauervic Woods y 18 gr Playlot, Picnic Area with 10 tables & 4 grills y 42 pv Accessible Fishing Platforms, Interpretive Si nage Bridge Street Carpenter Lake Horsetail Woods Hunters Lane Woods Industrial Park Lincoln Woods Y Valley Woods Y Total 3 Urban Fishery Project 18 gr 42 V Source: City of Southfield Parks and Recreation Department and LSL Planning the Main Branch of the Rouge River. The City has been proactive in obtaining environmentally sensitive lands along this corridor and throughout Southfield. The City is a partner in the Rouge Green Corridor project. This project focuses on developing a multi-community management plan for preserving and protecting the natural river green way of the main branch of the Rouge River through Southfield, Beverly Hills and Birmingham and for educating the public about the resource and its importance for recreation and water quality in the region. Parks, Open Space and Recreation 8-2 �__:_9)_ _ _ _ _ _ __ Beech Woods Park & Recreation Center I - I - I I I - I - I - I 300pv Catalpa Park I - I 2 I - I - I - I - I 168 gr I City of Southfield Comprehensive .Mast I shelter 21 tables I grill y - - - - - 6 y 4 - I I I Civic Center Park I I Inglenook Park I I 2 1 I 4 I I I 1 I I I 3 I I I in I y I I I 216 pv I I Sports Arena, Field House/Gym, Locker Rooms, Meeting Room, Snack Bar, Wellness Center, Pro-Shop, 75 Lighted Tee Driving Range - I I 1,036 pv I I n Miracle Field, Spray Pool, Water Slide, I Parks & Rec Building, Admin. Offices, I shelter 48 tables 6 grills I 15 tables I y y I y I I y I I - I o~t I - I 5 7 I - I I y Multi-Purpose Rooms, Meeting Rooms, Exhibition Hall, Wood Shop, Mechanic Area, Sports Arena, Locker Rooms, Snack Bar, Pro-Shop, Commercial Kitchen, Plaza I - I Concession Building, Miller Barn Source: City of Southfield Parks and Recreation Department and LSL Planning S0utl'}field~ t , ,,/, f,;•r 11/l:' Parks, Open Space and Recreation 8-3 �_. • Bedford Woods Park I I I 12s gr Brace Park 2 - - - 29 pv - City Centre Plaza - I 6 tables I grill I - City of Southfield Comprehensive Mas~ , y I I I I I I I 3 I I n y I Festival Plaza I Civic Center Drive Park Eleven Mile/Greenfield Park Ever reen/1-696 Park Freeway Park John Grace Park & Recreation Center l John R. Miller Park 2 I Lahser Woods Park Seminole Street Park I I I I Simms Park I Stratford Woods Commons I I 51 pv 1 86pv 1 Pedestrian Plaza, Seating, Gardens Rec. Center, Library, MultiPu ose Room, Meeting Rooms y 4 tables 3 grills I 15 gr I J shelter 84 pv I 20 tables I gtill I I y 12 tables I Pebble Creek Park Robbie Gage Park I y y 17 pv I I I I I l shelter 4 tables 1 grill I I I I 7 tables y I I y I y I y I I I y I I I I I I I I 1 I I I y I y I , r l Source: City of Southfield Parks and Recreation Department and LSL Planning 50uthfield :,7·'• 1lr:"c,,11,, 11 Parks, Open Space and Recreation 8-4 �City of Southfield Comprehensive Master Plan Educational Facilities Public. A significant portion of public recreation and open space in Southfield is provided by school sites. The Southfield Public School district has 15 school properties, totaling more than 245 acres, within the cities of Southfield or Lathrup Village. These facilities serve the enrolled student population and supplement the broader range of public recreational opportunities provided by the City. In addition to the physical grounds, Southfield Community Education, a part of Southfield Public Schools, offers area residents a number of educational and enrichment programs. Private. Twelve private schools located in Southfield provide varying levels of recreational facilities . Typical recreational facilities include play lots, athletic facilities , and open space for their students. Colleges. The Lawrence Technological University Campus and Oakland Community College' s Southfield campus, provide a variety of recreation facilities including an athletics building, tennis courts and softball diamonds. Facilities are reserved for students and faculty. Private Facilities The private sector addresses more regional recreation needs of the population. Commercial. Commercial recreational facilities are generally open to the public, but typically charge fees for use and/or membership and are not accessible to all residents. Also, in contrast to City or school facilities, commercial recreation resources serve customers from areas beyond Southfield. Private commercial recreation facilities in Southfield include: Bowling. Plum Hollow Lanes, Southfield Bowl Entertainment. Star Theater, Millennium Theater (City-owned), Jeepers (Indoor amusement park and arcade at Northland) Exercise and Athletic Clubs. Baily's, Curves, Fitness Factory, Franklin Athletic Club , Fitness USA Supercenters, Grunt Personal Training Studio, It Figures of Southfield, Powerhouse Gym Golf. Plum Hollow Golf Course (Private) Swim Clubs. Cranbrook Swim Club, Village Swim Club (Lathrup Village) Multiple-Family Residential Complexes. The majority of multiple-family complexes, including rental apartments, townhouses and condominiums, provide their tenants and owners with on-site recreational facilities. Swimming pools, clubhouses, fitness centers and weight rooms, tot lots, tennis courts or on-site natural open space may be provided. Facilities in these complexes are not available to the general public. These recreational facilities are important because they provide recreational opportunities within close proximity to the population residing in the complexes. In addition, these facilities supplement municipal recreation resources in the vicinity. Nature Preserves. The city of Southfield encourages environmentally sensitive design for new projects being built in Southfield. A premiere example of privately developed nature preservation is located just north of Eleven Mile within the American Commerce Center. The office development features a boardwalk over protected wetlands and interpretive nature signage which is open to the public. Regional Facilities Regional parks offer unique natural features that are particularly suited for outdoor recreation, such as wildlife viewing and nature study, fishing , boating, hiking and trail use. Many also include active play areas such as ballfields or courts. There are several regional recreational opportunities located within a short drive of Southfield, provided by Oakland County, Wayne County, the Huron-Clinton Metropolitan Authority, the Michigan Department of Natural Resources and other sources. Oakland County Park Facilities. Since 1966, more than 6,000 acres of land have been acquired by the Oakland County Park System with assistance from state and federal governments. To date, there are 11 County parks which range in size from 125 acres to 1,088 acres. Only Glen Oaks, Red Oaks and Lyon Oaks are located in the southern half of the County; however, Southfield is conveniently situated within a short drive of the following facilities: Glen Oaks (Farmington Hills) Lyon Oaks (west of Wixom) Red Oaks (Madison Heights) Waterford Oaks (northwest of Pontiac) White Lake Oaks (White Lake Twp.) Parks, Open Space and Recreation 8-5 �City of Southfield Comprehensive Master Plan Wayne County Park Facilities. The Wayne County Park System has more than 7,500 acres of public recreation land throughout 10 parks. The Wayne County parks listed below are conveniently located within a short distance of Southfield; and provide athletic fields, golf courses, swimming pools, trails, playgrounds and picnic shelters. Bell Creek (Redford Township) Chandler Park Family Aquatic Center (Detroit) Hines Park (Northville to Detroit) Inkster Valley Golf Course (Inkster) Lola Valley (Redford Township) Lower Rouge Parkway (Inkster) Warren Valley Golf Course (Dearborn Heights) William P. Holliday Forest and Wildlife Preserve (Westland) Other Regional Opportunities. Several other recreational facilities exist throughout the region, most of which are provided by the state of Michigan or the Huron-Clinton Metropolitan Authority. The parks provide a full range of recreational and educational opportunities, including playgrounds, picnicking, hiking, golf, biking, winter sports, golf, water-related activities, camping, boating, hunting, fishing, skiing, horseback riding, and special programs. Huron-Clinton Metropolitan Authority Facilities . The Huron-Clinton Metropolitan Authority (HCMA) is a regional park district that encompasses the counties of Wayne, Oakland, Macomb, Washtenaw and Livingston. The HCMA regional parks located within a short drive of Southfield include Huron Meadows Metropark (Brighton), Indian Springs Metropark (White Lake), and Kensington Metropark (Milford Twp.). the citizens of Southfield and the surrounding areas. The state parks in the region include Dodge No. 4 State Park (Waterford), Highland Recreation Area (White Lake), Island Lake Recreation Area (Brighton), Maybury State Park. (Northville), Michigan State Fairgrounds (Detroit), Pontiac Lake Recreation Area (Waterford), and Proud Lake Recreation Area (Wixom). Programming Southfield Parks and Recreation offers more than 1,000 different classes, programs and special events for people of all ages and interests throughout the year. Athletics, cultural arts, and senior citizen programming represent major components of Southfield's offerings. The types of activities currently offered include: Adult Programs. Arts, athletics, dance classes, fitness, special interest classes. Children's Activities. After school drop-in, arts and crafts, athletics, dance classes, martial arts, school break activities and specialty camps. Concerts, Plays and More. Eat to the Beat Lunchtime Concerts, Kids Koncerts Series, Metropolitan Singers, Smooth Jazz Festival (cosponsor), SRO Productions. Fun for All Ages. Classes and athletics. Senior Programs. Art, athletics, dance, fitness and trips. Special Events. Arbor Day, Boo at the Burgh, Daddy-Daughter and Mother-Son Dances, EGGS'travaganza, Family Pool Parties, Fishing Derby, Holiday Tree Lighting, Movie Night at the Pool, Native American Festival & Mini PowWow, Snow Drop/Ride with Santa, Star Spangled Southfield Festival, Teen Jam and Therapeutic Halloween Party. Sports. Baseball, basketball, cheerleading, football, golf, figure skating, hockey, soccer, softball, swimming and tennis. More than 300,000 people attend Southfieldsponsored or co-sponsored events annually. The vast majority of these events take place on the Civic Center site, either in the Pavilion, at the ballfields or the arena and pool. Other locations include Beech Woods, Mary Thompson Farm and the Burgh site. Michigan State Facilities. There are several Michigan State Parks in southeast Michigan totaling more than 55,000 acres of recreational lands that provide recreational opportunities to Many public events are also held at the Pavilion, which are sponsored by outside groups and organizations including art exhibits, antique shows and international festivals, as well as trade shows and business meetings. Parks, Open Space and Recreation 8-6 �City of Southfield Comprehensive Master Plan Sidewalks and Multi-Use Pathways A comprehensive pathway system adds to the overall quality of life for residents by providing access to various community facilities and parks and by offering a source of recreation for residents that bike, jog or walk. Chapter 9 Transportation and Circulation details the type and location of pathways that currently exist or are proposed to be provided in the future. In addition to the City, Oakland County envisions an interconnected trail system throughout the region for enjoyment of outdoor and fitness activities . The County Parks and Recreation and the Oakland Trails Advisory Council are teaming up to expand and coordinate a network of trails. Recommendations The City will prepare an update to its Parks and Recreation Master Plan following adoption of this Plan. The Parks and Recreation Master Plan guides future improvements, investments and changes to parks and recreation in the City. The development of the updated Parks and Recreation Plan should build upon the goals and recommendations of this Plan. Park and Facilities Analysis Increased development and higher than normal use levels due to Southfield's location within the metropolitan area puts a high demand on the City' s park resources. Currently, the City maintains nearly 800 acres of parks and natural open space. Where possible, the City should continue to acquire property according to the criteria of the Parks and Recreation Master Plan. The City should also continue to modernize and update existing facilities and maximize the use of existing parkland. The City has a both a large number and wide variety of recreation facilities to meet the diverse needs of residents. Based on local demand, additional facilities have been identified that would best serve City residents as follows: Playgrounds. Southfield is recognized for high quality playgrounds. New or renovated playgrounds could be located at several existing parks to help alleviate any deficiencies. Many play areas have been replaced and upgraded in recent years. A few neighborhood parks are scheduled for upgrades within the next few years. Pathways. As the popularity of jogging, hiking, cycling and rollerblading increases, so does the demand for multi-modal pathways. Add ttional onand off-street pathways are needed to create a comprehensive system in the City. Refer to Chapter 9 Transportation and Circulation for pathway recommendations. Sports Fields. There is a demand to light fields for fall sports such as flag football. Currently participants are forced to go to the adjacent community of Oak Park to meet this need. Softball Fields. While the number of softball fields is sufficient to meet demand, the City only has one lighted field and annual1y turns teams away. The City needs to increase the mount of lighted fields that are available. Basketball Courts. Indoor basketball courts have been successful at Beech Woods Arena. The addition of outdoor basketball courts are considered where they do not conflict with other uses. Volleyball Courts. The growing sport of sand volleyball has increased demand for this amenity, particularly at picnic areas and neighborhood parks. An increase in the number of courts at the Civic Center and other neighborhood locations will help to meet this demand. Soccer Fields. The increasing popularity of soccer has caused increased demand for the number of fields. The City is able to adequately handle the current demand for soccer due to the number of fields at various schools and at Catalpa Oaks and Miller parks. Swimming Pools. The City has no indoor pool available for year-round use and offers little in the way of family water-play activities. The pools at the two high schools have limited availability for general public use and have accessibility problems. None of the pools in the City meet new competitive standards. The development of a modem indoor pool at one of the community center locations should be investigated. Parks, Open Space and Recreation 8-7 �City of Southfield Comprehensive Master Plan • Park Improvements Each park in the Southfield system has a different level of development, from the extensive level of development of Civic Center or Freeway Park to the minimal development of Valley Woods Nature Preserve. Many parks such as Lahser Woods or Miller, were developed many years ago. They are now in need of redevelopment. Because the parks vary considerably, it is necessary to look at each one individually to identify specific items for park improvement. All new park development should feature sustainable or "green" design and operation. • • • Renovated parking and circulation with permeable pavement and bioswales. Improved site pathway system. New landscaping, irrigation and site lighting. New site furnishings. Brace Park. Brace Park is a leased parcel from the Southfield School District. As a result, there are no plans to invest in capital improvements at this park. Bridge Street Nature Preserve. Minor development of trails and picnic tables along the river could be developed for area residents and employees. The site could also be used to pick-up canoes dropped off at 12 Mile Road. Bauervic Woods Park. At 80 acres in size, Bauervic Woods is one of the largest parks in Southfield. Consisting almost entirely of woodlands and wetlands, extensive recreation facility development is precluded for this nature preserve. A new concept park plan is required that should include goals to: Carpenter Lake Nature Preserve. The newest park in the Southfield park system, Carpenter Lake opened in 2008 with an interpretive trail system and viewing and fishing platforms. Future plans for the park include the development of a nature center. • • • • Civic Center. The Civic Center is the primary parks and recreation site for the City, as well as the center for municipal government. Recent and anticipated redevelopment of the Civic Center will result in significant relocation and improvement of facilities . Possible improvements to this site include: • • • Improve public access. Expand and improve parking. Expand picnic area with shelters. Expand trail system with handicapped accessible portion and interpretive and directional signage. Improve park signage. Install pathways along site frontage and to park features. Develop restroom facilities. Bedford Woods Park. Future plans for the park include: • • • • • • • • • • Renovate play area. Pave parking Jots and trails. Additional trail to north end of park. Construct picnic shelter and picnic area. Improve park signage. Install sand volleyball court. Renovate tennis courts. Add park benches. Develop new soccer fields . Landscaping. Beech Woods Park. Beech Woods Park is extensively developed but is in need of major redevelopment. A new concept park plan has been developed which features sustainable design that includes: • • Expanded picnic area. Improved park signage. (§outhfield • • • • • • • • • • • New community center including indoor pool and aquatic center. Enhancements to the ice arena . Relocation of the Parks and Recreation administrative offices. Miracle Field. Tennis center/restroom building . Wildlife habitat demonstration area, picnic area and trail development at pond. Improvements to the site pathway system Interpretive nature trails in preserve area . Improve the picnic area . Improved and lighted ballfields . Play area renovation . Freeway Park. Freeway Park is a passive-use park built as part of the I-696 freeway construction to provide for pedestrian circulation across the highway . Improvements planned for Freeway Park include: • • Overall modernization of site including new seating, signage, landscaping and lighting. New playground equipment with safety surfacing. Horsetail Woods Nature Preserve. Primarily a nature preserve, the park is the only public open Parks, Open Space and Recreation 8-8 �City of Southfield Comprehensive Master Plan space for residents along Berg Road just north of 8 Mile. A nature trail could be developed at this site in the future. Additional land to the south would encompass a larger natural area for preservation. Hunters Lane Woods. Hunters Lane Woods is the only parkland on Berg Road between 9 Mile and 10 Mile Roads but contains some floodplain property. The site could be developed as a neighborhood park in the future and include a smalJ picnic area, playground and pathway system. Some consideration should also be given to redesign the private road which now bisects the property into a cul-de-sac design, which requires agreement from the neighborhood . Inglenook Park. Inglenook Park is one of Southfield's most popular parks. Opened in 1985 , the park is in need of redevelopment including: • • • • • • • • • Improve picnic facilities. Improved site pathway system . Landscape improvements . Improved park signage . Redevelop fitness trail. Site furnishings . Lighting for ballfields. Additional parking. Ballfield shelter. John Grace Community Park and Recreation Center. Future improvements are limited to new park signage. John R. Miller Park. Goals for future improvements are as follows: • • • • • New playground equipment. Improve site pathway system. Improve park signage . Landscape. Replace fencing around tennis courts and neighborhood to the west. Lahser Woods Park. Lahser Woods Park is a relatively old park which needs completely redeveloped. Including: Lincoln Woods Nature Preserve. The City should coordinate development of this site with the adjacent elementary and junior high schools to develop an environmental education program and interpretive trail system. MDOT developed a wet prairie habitat and pond on both Lincoln Woods and MDOT property to the east which features re-created native grass habitats. This MDOT property will ultimately be incorporated into Lincoln Woods and is currently under City management. The interpretive trail system would allow public access to a u Jique and a sensitive environment after a five-year establishment period. Pebble Creek Park. This would also be a good location for installation of a sand volleyball court as a companion facility with the picnic area. The playground is in poor condition and does not meet current standards for accessibility and needs to be replaced. Supplemental tree planting, particularly mature trees in the picnic area, should also be planned. The newly opened American Drive exit ramp from I-696 caused the relocation of the park's entrance; therefore, improved signage and access is needed. Robbie Gage Park. Robbie Gage Park is currently undeveloped. Future enhancements are planned for neighborhood use including: • • • • • Seminole Street Park. Seminole Park's play equipment is in need of replacement. Park signage is also recommended at this park . Simms Park. Simms Park could benefit from new tot lot play equipment. Stratford Woods Commons. Primarily a passive use park with a walkway through the center, this site requires updating to include: • • • • • • • Pave parking lot. Improve site pathway system. Landscape improvement package. Park benches. Improve park signage. Renovate tennis court. New playground equipment. Parking lot. Picnic area . Trails . Park signage . • • • • Replace playground to ADA and CPSC standards . Improve site pathway system . Improve park signage . Landscaping and drainage improvements . Site furnishings . Valley Woods. Valley Woods is one of Southfield' s most significant properties. A linear park, the first S0uthfield Parks, Open Space and Recreation 8-9 �City of Southfield Comprehensive Master Plan phase of trail development along the Rouge Green Corridor was completed in 1995. Future plans include a trail system to be developed along the banks of the Rouge Green Corridor from 10 Mile to 12 Mile Road. A proposed canoe drop at 12 Mile with pick ups at 10 Mile and again at 8 Mile Roads would provide unique recreational opportunities in the City on a seasonal basis. Fish habitat improvements and stream bank erosion reparations, which run from Telegraph Road to I-696, should be extended through the river's length to improve water quality and fishing opportunities for Southfield residents. There is also a need for better pedestrian access from Civic Center Drive. Land Acquisition Southfield is a highly developed community with relatively little vacant land. Much of the vacant land is suitable only for limited recreational development due to a high incidence of wetlands, floodplain or mature woodlands. Vacant land should be investigated by the city of Southfield to maintain a comprehensive open space system and develop active parks in underserved neighborhoods. The City should continue to acquire land along the Rouge River and its tributaries. • • • • • Oakland County should be considered for acquisition whenever they become available. Property south of Horsetail Woods which is environmentally sensitive and on the Evans Branch of the Rouge Green Corridor. Property along the Rouge Green Corridor, particularly that which is contiguous to Valley Woods. Property at the rear portion of the WXYT property. It is the only Southfield property identified as significant on the Mid1igan Natural Feature Inventory listed with the Natural Conservancy. Acquisitions of property contiguous to existing parkland, school sites or portions thereof. Properties which possess significant natural resource and scenic values such as wetlands, mature woodlands, and floodplains. Each property would be evaluated individually for quality and suitability for parkland. The Michigan Natural Resources Trust Fund has been the primary source of a11 acquisitions in the past along with landowner donation of local match requirements; however, other sources of funding will continue to be sought. As an alternative to acquiring the additional properties, the City should consider the use of conservation easements with access. This ensures the long term preservation of natural features and open space, while providing recreational access through pathways or nature trails. The following is a list of acquisition proposals; some specific, some general, which represent the Parks and Recreation Department's priorities for land acquisition. The program is intended to be flexible and is dependent on the property owner's willingness to sell to the City and in most situations wait for outside funding to become available. • • Properties suitable for neighborhood or community park development in Sections 20, 21, 26, 27, 29 and 35. Large parcels along the Rouge Green Corridor with significant natural features as identified in the Green Infrastructure Plan prepared by ~pythfield. Parks, Open Space and Recreation 8-10 �City of Southfield Comprehensive Master Plan Transportation and Circulation Goals • Maintain and improve safety and efficiency in the transportation system to support Comprehensive Master Plan goals, land use patterns and ensure that Southfield remains an attractiye place to live, work, learn, play and visit. • Improve the visual appearance of the City through street and related improvements. Increasing strain on funding makes improving the transportation system increasingly difficult and increases pressure for cost-effective decisions. Concepts such as access management, advanced traffic signal technology, interchange/driveway redesign, and public education are cost-effective methods that can contribute to congestic n reduction and improved traffic flow. • Provide a high-quality system that provides safe and efficient access to all areas of the community for all users. • Provide alternatives to the automobile through multi-modal transportation options which connect neighborhoods, schools, the library, businesses and other activity areas. Introduction In Southfield and communities across the country, transportation is no longer just a way to serve the needs of new development. Transportation investments can act as a catalyst for desired redevelopment of land uses. Reconstruction of a roadway with elements such as medians, or combined with the installation of a streetscape enhancement system, can attract other quality development and cause a resurgence in activity and economic development and investment. One goal of this plan is to provide a high-quality system that provides safe and efficient access to all areas of the community for a wide variety of users, such as drivers, pedestrians, bicyclists and transit riders. Developing an efficient transportation system that meets the needs of various users requires an evaluation of existing conditions, needs and opportunities. In particular, this Chapter focuses on how changes to transportation can verify or support other goals, such as the Future Land Use Plan. A high-quality transportation system has supported the growth and development of Southfield and will remain a key ingredient in the City's future. Southfield's location along several freeways has attracted residents and businesses, making Southfield the "Center of it All," but the configuration of freeways favors traffic moving through the City and does not provide convenient access to key destinations in the City. The automobile is the dominant mode of transportation and, thus, most transportation planning efforts focus on improving the street system for automobiles. However, providing a "multi-modal" transportation system (vehicles, pedestrian, bicyclist, and transit) provides access for those citizens unable or unwilling to drive such as seniors, children, and those who do not own a car. Current Conditions ~oythfield. Access to transportation has been a key factor in Southfield's land use development pattern. Southfield has an established street system that includes a hierarchy of streets from local residential streets to high-capacity expressways. The expressways, such as I-696, M-10, and M-39, provide access to the primary transportation links in the Detroit metro area, including I-96, I-94, I-75, and the region's airports. The City's major commercial and cultural centers such as the City Centre have located near expressways, but navigating from the expressway to destinations in the City is circuitous and confusing, rather than clear and convenient. The expressways provide access to other employment centers and residential areas throughout the metro area but primarily function to move traffic through the City. Transportation and Circulation 9-1 �City of Southfield Comprehensive Master Plan Street Jurisdiction Design, construction, maintenance, and improvements to the transportation system are managed by a number of governmental bodies. The Federal Highway Administration (FHW A) has ultimate jurisdiction over many of the City's interstates and U.S. Highway routes, which include I696 and US-24 (Telegraph Road). The Michigan Department of Transportation (MDOT) administers these highways for the FHW A and also has jurisdiction over many of the City's other highest volume roadways, including M-10 (Lodge Freeway and Northwestern Highway), M-39 (Southfield Freeway), and M-102 (8 Mile Road). Several major streets are under the jurisdiction of the Road Commission for Oakland County (IO Mile, 12 Mile, Greenfield, Southfield, and Lahser Roads). The remaining streets in Southfield are major, local, and neighborhood streets under city jurisdiction (with some streets on private property). While the majority of Southfield's streets are under the City's jurisdiction, the highest-capacity roadways are not. This warrants proactive coordination with all jurisdictions as being critical to achieve the City's improvements to the transportation system. Figure 9-1: Roadway Jurisdiction Jurisdiction -State City - C ounty Private such as daily and peak-hour traffic volume, capacity, location in relation to other streets, and the primary traffic served (through or local). The hierarchy recognizes that certain streets are intended to accommodate through traffic at higher speeds and volumes while others are intended to handle local traffic in smaller volumes and at lower speeds. Southfield's streets are classified by MDOT into five primary categories: Freeways, Principal Arterials, Minor Arterials, Collectors, and Local Streets. These classifications are summarized below ar.d Map 9-1 illustrates the current street classification. Freeways. Freeways or expressways are designed to carry very high volumes (70,000 - 183,000 vehicles average per day) of through traffic over long distances at high speeds. Freeways in Southfield include I-696, M-10 east of 12 Mile Road (Northwestern Highway & Lodge Freeway), and M39 south of M-10 (Southfield Freeway). Principal Arterials. Principal arterials are major through streets that carry high traffic volumes (20,000 -93,000 vehicles average per day) through the City and to major local destinations at relatively high speeds. These streets often link traffic to freeways, providing local access to the regional roadway system. Principal arterials typically have five or more lanes or a median, and because of their high traffic volumes often are fronted by commercial and office uses. The traffic movements for theses uses can conflict with the primary purpose of a principal arterial to move through traffic. The principal arterials in Southfield are: Source: Michigan Department of Transportation • Street Classification • MDOT classifies streets according to the National Functional Classification (NFC). Street classes are generally designated based on a number of factors Southfield • • • Telegraph Road (US-24) 8 Mile Road 12 Mile Road Greenfield Road Southfield Road (north of M-10) Transportation and Circulation 9-2 �City of Southfield Comprehensive Master Plan • Northwestern Highway (M-10, west of Telegraph Road) Minor Arterials. Compared to the streets classified above or below, minor arterials serve moderate traffic volumes (10,000- 40,000 vehicles average per day) over moderate lengths and are designed to accommodate slower speeds than major arterials but higher than local streets. Minor arterials often link the major arterials. Minor arterials include: • • • • • • • • • Inkster Road Lahser Road Evergreen Road 9 Mile Road 10 Mile Road 13 Mile Road Franklin Road Civic Center Drive 11 Mi le Road (certain portions) Collector Streets. Collectors are so defined because these are streets that "collect" traffic from a series of local streets and connect with the arterials. Collectors may resemble local streets in appearance, but they usually have a wider right-of-way, wider pavement, and higher speed limits than local streets. Southfield streets classified as collectors include: • • • • • • Berg Road Beck Road Shiawassee Avenue Central Park Drive Lincoln A venue Mount Vernon Avenue Local Streets. The majority of streets in Southfield are local streets. These streets connect individual properties and homes to the larger transportation system. Local streets are not intended to serve through traffic. These streets include typical public subdivision streets as well as certain private streets. Maintenance, upkeep, and the eventual reconstruction of the many private streets are the responsibility of the individual or homeowners groups. Traffic Operations Most street improvements are intended to address a capacity deficiency (high traffic volumes resulting in excessive delay), a correctable crash pattern and/or a need for road maintenance. This Plan includes a long-range thoroughfare plan intended to address the key needs of today, but also anticipate future needs as land uses change and traffic volumes increase. Some of the key data applicable to long-term thoroughfare planning are listed below. Any maintenance, such as repaving, is not part of this long-range plan, but should be part of the city, county, and state on-going capital improvement programs. Traffic Counts. Traffic counts identify the most heavily traveled roadways and the most common routes to destinations. Map 9-1 shows the most recent traffic count data from MDOT and the Road Commission for Oakland County for the 20 most heavily traveled street segments in Southfield. Not surprisingly, I-696, M-10 (Lodge Freeway), M-39 (Southfield Freeway), Telegraph Road (US-24), and Southfield Road are the most heavily traveled roadways. These roadways are major regional freeways that transport people through Southfield from other suburbs to major employment centers in Southfield and the rest of Southeastern Michigan. Crashes. Crashes (traffic accidents) are one factor used to identify where problems exist in the roadway network. High crash locations, or the number of crashes related to the volumes (a ratio), may indicate the need for improvements especially where there is a trend for a particular type of crash (e.g. rear-end collision). Map 9-1 identifies intersections with the highest number of crashes in 2005 and the average number of crashes from 2001 to 2005. High crash locations may indicate the need for improvements to reduce the potential for crashes, such as intersection widening, changes to signal timing, restrictions on some turning movements, or changes to access along the street. The top six highest crash locations, by total number of reported crashes, are all located along either Telegraph Road or Southfield Road. Mostly due to the extremely high volumes of traffic on these two Principal Arterials, the top location with over 100 crashes is Telegraph at 12 Mile Road, and the next four highest are along Southfield at 13, 12, 10, and 9 ½ Mile Roads, respectively. Air Transportation The Detroit Metropolitan Wayne County Airport (DTW) is located approximately 20 miles southwest of Southfield. DTW provides commercial and charter passenger links to destinations across the nation and world and serves cargo airlines. DTW is a major metropolitan airport and a hub for Northwest Airlines. Proximity to a major airline hub makes Southfield accessible from anywhere in the world for business and pleasure trips. Smaller airports located within 35 miles of Southfield serve charter and freight flights, including Detroit City Airport, Transportation and Circulation 9-3 �City of Southfield Comprehensive Master Plan Oakland Troy Airport, Oakland County International Airport in Waterford, and Willow Run Airport in Ypsilanti. Recommendations Proper planning for the transportation system in Southfield is important to provide proper access to various destinations, but can also impact the safety of travel. The character of a street is dictated by both the design and aesthetics of a corridor. Aesthetic features such as streetscape elements and trees along the street and parking location, building setbacks, business signage, and building design outside of the right-of-way also play an important role in the function of a street. These factors must be integral to the planning process as they often affect how people use the transportation system. It is important that area streets foster safe travel for all modes (methods) of transportation and are easy to navigate. As mentioned above, street design elements in the City reinforce a desired image, and can cause motorists to drive at certain speeds. For example, residential streets should include design elements that make drivers intuitively travel at a low speed, and major commercial corridors should not be excessively wide so as to encourage speeds in excess of the posted limit. In many places in Southfield, the street system is properly designed, while in other cases, transportation improvements outlined in this Plan need to be considered to meet the Plan' s goals. This Plan relies on a range of approaches to help ensure the future transportation system operates safely and efficiently while staying within the context of the character of the City. The provision of alternative travel options can improve traffic flow and safety by diverting automobile traffic into other modes such as pedestrian, bicycle, or public transit. These alternatives must be attractive and cost-effective in order to be relevant. This Plan identifies ways to encourage use of altemati ve travel options to reduce automobile traffic, provide access to transportation for those without automobiles, and provide recreational opportunities for all residents. This Plan examines current and projected transportation problems, including whether street segments have traffic exceeding its capacity, intersections that have long delays at peak periods and the condition and age of the street. Based ~ o~thfield primarily on this analysis, the Plan outlines street expansion (additional lanes), intersection expansions, and corridor improvement projects such as reconstruction, adding a median, access management, gateway improvements, and corridor enhancement. In addition to traditional addition of lanes along a street segment or at an intersection, alternative roadway treatments and alternative intersection treatments should be considered in unique circumstances, including the following: • Street treatments o Narrow Median o Wide Median/Boulevard o Road Diet (reduction in through traffic lanes with provision of onstreet parking, bike lanes, and/or median) • Intersection Treatments o Roundabouts o Dual Left-Turn Lanes o Textured Pavement/Crosswalks Traffic conditions, including crashes, delay, and congestion, need to be monitored regularly to adjust the prioritization of recommended projects in this Plan. 7-lane to 4-lane boulevard conversion on Livernois in Detroit, Ml Standards for Street and Intersection Improvements. Street capacity refers to the ability of a roadway to accommodate expected traffic volumes with an acceptable amount of travel delay. Traffic engineers measure this capacity through a comparison of the volume of traffic on the road during the peak travel hour to the designed capacity (the amount of traffic the road is designed to accommodate). This comparison determines the Transportation and Circulation 9-4 �City of Southfield Comprehensive Master Plan amount of congestion on the street, or the average delay per vehicle, which is then translated into a "level-of-service" rating that is indicated by a letter grading system (from A to F) or a "volume-tocapacity ratio" (V/C). Streets and intersections with current or projected poor traffic operations (usually areas with a level of service D or below) should be evaluated to determine any benefits of improvements. Maintaining a level of service D or better for street segments and intersections is the standard for the City. While opportunities may exist to expand roadways in Southfield, this Plan promotes use of cost-effective transportation and land use tools over more costly projects. Planned/Programmed Major Improvement Projects. While some funds for maintenance and minor improvement projects are provided by the state and federal government directly to the City, major improvements to the transportation system in Southeast Michigan must be included in the SEMCOG 25-year Regional Transportation Plan (RTP). Placement on the RTP project listing is required to secure federal funding, and requires consistency with regional planning goals. The highest priority projects are taken from the RTP and added to short-term (5-years or sooner) regional and state Transportation Improvement Programs (TIPs), where they are assigned funding. Once funded, the projects can proceed. Projects that are not selected for the RTP or TIP can still proceed, given initiative and funding by the City and/or Road Commission for Oakland County. In addition to general resurfacing, reconstruction, rehabilitation, road preservation and safety improvement efforts funded by the city's and county's share of federal funding, the following projects are already listed on the SEMCOG RTP or TIP: Table 9-1: Planned Major Road Improvements Roadway Proposed Work Limits Year RTP Projects Southfield Road 9-1/2 Mile to llMile M-10 SB Over Rouge River Southfield Road 12 Mile to 13 Mile 9 Mile Road Lahser Road Lahser Road Lahser Road Beech to Telegraph JO Mile to 10-1/2 Mile 11 Mile to 12Mile 8-1/2 Mile to 9Mile Widen from 5 Lanes to 6 Lane Boulevard Replace Bridge Deck Reconfigure from 5 Lanes to 4 Lane Boulevard Widen from 2 to 3 Lanes Widen from 2 to 5 Lanes Widen from 4 to 5 Lanes Widen from 2 to 5 Lanes 2011-2015 2006-2010 2006-2010, 2011-2015 2006-2010, 2016-2020 2021-2025 2021-2025 2021-2025 TIP Projects 13 Mile Rd US-24 1-696 Southfield Rd US-24 Southfield to Greenfield J2Mile Road to N. of Quarton EB&WB over Inkster At 10 Mile Rd& 11 Mile Rd 8 Mile (M102) to 12 Mile Road Resurface and widen from 2 to 3 Lanes 2008 Patch & overlay 2009 or later Rehab bridge 2008 Upgrade signals using box span configuration 2008 Patch & overlay 2008 Source: SEMCOG Recommended Improvement and Enhancement Projects. In addition to embracing the major planned projects listed in the RTP and TIP, this Plan recommends numerous transportation and land use projects across the City to support Plan goals. These projects, described in detail in the remainder of this Chapter, fa]l under the following categories: • • • • • • • • • • Access Management Corridor Character Gateways Visual Corridors Natural Corridors Enhancement Corridors Traffic Calming Transit-Oriented Design Transit Service Non-Motorized Transportation In addition to specific recommendations and programs, the Plan also discusses implementation "2outhfield Transportation and Circulation 9-5 �City of Southfield Comprehensive Master Plan tools, including funding sources throughout the Chapter. Access Management. Numerous national and statewide studies demonstrate that access management can reduce the potential for crashes, and help preserve the street' s ability to carry traffic. Access management is a set of techniques used to reduce the overall number of access points and improve the spacing intervals between them, especially in relation to access points across the street and those close to signalized intersections. When implemented, access management often significantly reduces the number and likelihood of access-related conflicts, improves traffic flow, and solidifies a corridor's business sustainability and non-motorized safety. ■ ■ Location/spacing of traffic signals. Shared access systems (connections between land uses, shared driveways, frontage roads or rear service drives) . ~;:.S:IT - l I .., Access management involves tools to appropriately space access points or restrict problematic turning movements. These tools include the following: ■ ■ ■ ■ Adequate spacing of access points along the same side of the street. Alignment or spacing from access points on the opposite side of the street. Placing commercial driveways a sufficient distance from intersections to minimize impact to intersection operations. Geometric design such as channelized right turns to restrict certain turning movements (usually left turns) by use of a raised island, ~outhfielct~ I - - FRONTAGE ~OAD J :;, ~ .. L · r-- I REAR SERVICE DRIVE Southfield's formal access management program should build upon widely accepted best practices for access management. A task force of public and private experts developed the MDOT "Access Management Guidebook" to establish the tools, techniques, and standards used by MDOT on all roads under its jurisdiction. A city-wide access management ordinance should be established to establish specific standards for access spacing and design applied in every site plan review. The ordinance could also pull in specific recommendations of other transportation studies and access management corridor plans to provide more specific guidance to the planning commission or zoning board of appeals when making access-related decisions. r l PARKING LOT CROSS ACCESS Rear service drives and shared driveways are important techniques to reduce the number of access points, especially near cross streets. l· l • t:===::::::I I I "-:till I lc·h.1 I :r L-!::::::=::::-::::-fl I! UL IJ ",''!~ The success of different types of shared drives, roads, and parking connections are dependent on lot depth, building placement, and parking configuration. Application of access management can provide several benefits to motorists, land uses, and nonmotorists in the City. The fo11owing is a list of benefits often resulting from aggressive access management policies and specific access management standards in City ordinance language. Transportation and Circulation 9-6 �City of Southfield Comprehensive Master Plan ■ ■ ■ ■ ■ ■ ■ ■ ■ Reduce crashes and crash potential. Preserve or increase roadway capacity and the useful life of roads. Decrease travel time and congestion. Improve access to and from properties. Ensure reasonable access to properties (though not necessarily direct access nor the number of driveways preferred by the landowner/developer). Coordinate land use (site plan) and transportation (access permit) decisions for projects that need both city and MDOT or Road Commission for Oakland County approval. Improve environment for pedestrians and bicyclists (fewer driveways to cross). Improve air quality by reducing congestion and delays. Maintain travel efficiency and related economic prosperity. Based on factors including high volumes, crash concentrations, congestion, and a proliferation of poorly spaced driveways, several specific corridor sections (illustrated on Map 9-2) have been identified as having the greatest need for aggressive access management. While this plan also recommends citywide access management standards in an ordinance, these corridors require a proactive approach from the City to improve access and ensure the City's corridors remain vibrant as development and redevelopment occur: ■ ■ ■ ■ ■ ■ ■ ■ Both the specific recommendations in the Telegraph and Southfield Road corridor subarea plans in this Plan, and the standards in the city-wide ordinance, will be implemented gradually and incrementally over the next 10-20 years as redevelopment and growth continues. Establishing these standards lays the framework for better access related decisions and will continue to benefit the City for years to come. Corridor Character Gateways and Portals. Intended to help in creating identity for the community as a whole, as well as each individual district, gateways and portals are visual icons that are designed to attract attention and portray an image or message. Portals create district identity, form a sense of belonging for those who visit or live there, and create additional opportunities for aesthetic enhancement around the community. The general principle is to establish portals at entrances to and within the unique districts whereby creating a theme/brand that can be portrayed in the district's streetscape, gateway markers, street and pedestrian lighting, etc. by using a select style of materials, colors, placement, etc. A 'gateway' is the entranceway to a city and creates the initial visual impression about a city's character and identity. Gateway corridors for Southfield have been identified in order to prioritize enhancement projects. These routes include the following: • Gateways. Based on traffic counts, functional classification and other characteristics, Southfield's primary gateways were identified. Some of these locations lack unified, aesthetic features and do little to distinguish Southfield from other communities in the region. The general principles used to establish formal gateways include improvements to the roadways, such as well designed landscaped medians and landscaped freeway embankments, significant entry monuments, upgraded lighting standards, wayfinding signage and well-maintained and attractive adjacent properties. See Map 12-1 Community Image Improvements for location of Gateways. • Portals. These routes are important links into the City or into major activity areas. Many of these routes lack character and, similar to gateways, design features and appearance along these streets should reinforce the image of a quality district. These portals can also provide wayfinding information to destination points. Telegraph Road/US-24 Southfield Road Northwestern Highway/M-10, Inkster to 12 Mile Road 11 Mile Road/Lahser Road intersection vicinity Evergreen Road, 11 Mile Road to 10 Mile Road 10 Mile Road, Evergreen Road to Southfield Road 8 Mile Road, Telegraph Road to Greenfield Road Greenfield Road, north of 11 Mile Road to 10 Mile Road A city-wide access management ordinance that incorporates the access management corridor plans will empower the planning commission to use these specific plans, in lieu of more general standards, when making decisions along these select corridors. ~outhfield Tra nsportation and Circulation 9-7 �City of Southfield Comprehensive Master Plan See Map 12-1 Community image improvements for location of portals. The City should continue to improve the appearance, including signage, landscaping, and streetscape, at and along these gateways with a consistent image to clearly identify when a visitor enters and exits the city. Visual appearance entering the City Centre area from the northwest along M-10 Lodge Freeway. Visual Corridors. Like gateways, the views along primary street corridors provide important visual impressions about a city's character and identity. The primary visual corridors in Southfield are foe highways such as I-696, US-24, M-10, and M-39. Secondary visual corridors are Greenfield, Evergreen Southfield, Lahser, Civic Center, and the Mile roads. Many primary visual corridors in Southfield are flanked by a hodgepodge of building types, signs, and lighting fixtures that vary from attractive to unattractive. Since the views along these roads influence motorists' impression of Southfield, views along these corridors are very important. Views can be improved through a variety of techniques including more attention in the design or reconstruction of roads, lighting landscaping, and amenities within the right-of-way. Design of private projects can be improved through design guidelines and other regulatory techniques applied to new development. The City should upgrade the aesthetic appearance of these visual corridors through the use of streetscape improvements, tree preservation, and improved landscaping and site design standards. Many of the corridors abut rear yards of the adjacent properties, where design standards don't require as much 'curb appeal.' Design standards along these corridors should include separate standards for property lines that abut the right-of-way. Natural Corridors. While gateways and other visual corridors in the City establish the character and identity along prominent routes, several other major routes form natural corridors around the City. In contrast to the streetscape improvements and more urban character goals of the visual corridors, natural corridors are akin to Natural Beauty Roads in more rural communities; these are roads with large, mature trees providing a vegetative canopy and natural setting along significant lengths. These natural corridors, or "shady lanes" as they have been called, include 9 Mile Road west of Lahser, Berg, Beech, l 0 Mile Road west of Telegraph Evergreen Road between 8 and 9 Mile Roads, and Inkster south of 10 Mile Road. The City should emphasize preservation of natural features and incorporation of natural greenbelts, landscaping, and building design and placement compatible with the natural setting along these corridors. Enhancement Corridors. Two main corridor sections in Southfield would benefit greatly from coordinated corridor enhancement: Telegraph Road and Southfield Road. A section of each of these streets is a corridor subarea which discusses the land use and transportation issues and opportunities in more detail and establishes objectives and detailed future land use that guide development. Both corridors have also been identified as having the greatest need for access management. Telegraph Road (US-24): Telegraph Road is Southfield's main north-south road in the western half of the City. It is already an 8-lane boulevard with a wide median, designed to be wide enough to accommodate indirect "Michigan" left-turns at major intersections. Some sections of the street have coordinated landscaping and signage, but coordinated design and character elements are needed for its entire length. The City should evaluate the benefits of forming a new city improvement authority for Telegraph and extending invitations to neighboring communities immediately adjacent to Southfield. Southfield Road: Southfield Road is the main north-south road in the eastern half of Southfield. The street is a 5 to 7 lane cross-section with a mix of office, commercial, and residential developed piecemeal over the last 25 years. ew infill development and the potential for future redevelopment presents a opportunity to encourage common design elements and help create a stronger sense of identity and character along this important section of Southfield Road. A planned improvement project to convert the center turn lane area into a landscaped median will also provide additional opportunities for Transportation and Circulation 9-8 �City of Southfield Comprehensive Master Plan unifying streetscape elements and access management. As Southfield's adjacent neighbors along Southfield Road have similar plans to upgrade their segments with a median, the City should seize this opportunity to evaluate the benefits of forming a Southfield Road Corridor Improvement Authority jointly with Lathrup Village, Beverly Hills, Birmingham, and the Road Commission for Oakland County. Traffic Calming. Balancing safety and accessibility for all modes of transportation includes harmonizing the roadway and non-motorized facilities with the surrounding development. Traffic calming measures (i.e. physical changes in the road design) often cause drivers to reduce speeds and be more attentive by affecting the driver's psychological frame of mind. Statistics show that 85 percent of vehicle-topedestrian crashes will result in death to the pedestrian if a vehicle is traveling at 40 mph, versus only a 15 percent rate if a vehicle is traveling at 20 mph. The reduction of speeds in areas designed or intended to encourage pedestrian and bicycle use through speed limits and traffic calming will improve both safety statistics and the perception of safety for all users. While many traditional traffic calming programs have been aimed at taming high-speed cut-through traffic in residential areas, traffic calming is also effective along major roadways to encourage pedestrian and bicycle use and reduce speeds. A number of factors need to be considered with any traffic calming measures or programs, such as traffic volumes, cost, maintenance and impact on emergency access. The City should include traffic calming elements in its transportation standards that evaluate the benefits and opportunities for implementing traffic calming measures in the City. Transit-Oriented Development (TOD) There are opportunities within the City at several locations to make corridors and development areas more transit friendly by adopting Transit-Oriented Development (TOD) standards for development. Future growth and redevelopment of commercial employment centers should strongly consider the inclusion of a mixture of residential, commercial, and institutional uses designed to promote convenient non-motorized access to transit facilities and between residential, retail, and office uses. National data from numerous studies shows automobile traffic in and around TOD is often IO percent or more less than similar developments designed with a suburban style separation of uses. TOD strategies support the City's goal to create a more livable and walkable community. TOD and transit-oriented corridors consist of land use patterns that promote travel by transit, bicycle, walking and ridesharing, and encourage concentration of mixed use development along transportation corridors serviced by transit. A conceptual design of a typical TOD layout is provided below. Elements of TOD include: • • Some common traffic calming techniques: • • • • • Street Narrowing, Slow Points, or Chokers Medians and Boulevards Streetscape Enhancements Perimeter Treatments • Development of a highly desirable community with cultural amenities, easy walking distance to goods and services, access to regional and local trail systems, and the opportunity to live and work in the same area. Heightened sense of community through increased pedestrian activity and development at a more human scale. Clustered development with transit access offering better access to goods and services . Enhanced marketability of new development and enhanced property values . Transportation and Circulation 9-9 �City of Southfield Comprehensive Master Plan • • Stronger inter-modal connections, providing opportunities for pedestrians and bicyclists to better link with transit and the regional trail system. Increased economic development opportunities in attractive commercial and employment locations. Transit Service Transit service is an important component of the transportation system because it offers another transportation option for the community and increases mobility for those who are unable to drive. Transit increases the overall capacity of the transportation system, which supports the Plan's goal to maintain and improve the transportation system without excessive road widening. The City's efforts in improving the transit system should be focused on the most cost-effective methods to increase ridership in the existing bus systems. Southfield is served by two main public transit operators: the Suburban Mobility Authority for Regional Transportation (SMART), and the Detroit Department of Transportation (DDOT). SMART is the regional transit provider that serves many suburban communities in southeastern Michigan, including Southfield. SMART offers a fixed-route bus system and an advanced reservation curb-to-curb connector. Several SMART bus lines serve Southfield and a major SMART hub and park and ride lot are located at Northland Mall. DDOT offers bus service for the city of Detroit that serves several locations in Southfield: Northland Mall, Providence Hospital, and the 8 Mile corridor between Lahser and Greenfield roads (see Map 9-3). SMART and DDOT routes are frequently reviewed and adjusted by each transit service provider based on ridership counts and transit-supportive land uses can increase the demand for transit services. In addition to the two major transit providers, Transportation of Southfield Seniors (TOSS) provides advance reservation door-to-door service within Southfield and to and from its adjacent communities. Greyhound Bus links Southfield to communities throughout and beyond the region from a station at the corner of Lahser and 11 Mile at interchange of 1-696 and M-10. This station serves as a hub connecting local transit and automobiles with destinations across the country. Rt·novation or expansion of the station property in the future as a true multi-modal station in the future could support the City's goal of improving the transportation system without costly road widening. Key features could include bike racks or bike parking with bike route information, taxi stand, SMART bus information center and stop, and space to accommodate other transit providers such as DDOT or future regional enhanced transit services. Convenient access to transit is an important component of the City's Transportation Plan. Consistent with the City's goals, developing the City with a multi-modal transportation system will help maintain the long term health and sustainability of the community. The city of Southfield should consider transit needs (routes, shelters, park and ride) when evaluating development projects. In order to have the critical mass to make public transit viable, the density of development needs to be sufficient to support transit. Shopping and employment destinations need to be designed to be transit-oriented (and pedestrian oriented). A common standard sited by transit authorities is a threshold of seven dwelling units per acre or seven jobs per acre to create the critical mass to make transit viable. A diffused land use pattern near transit lines reduces ridership and the effectiveness of the system. In addition, low density development limits the ability for those who need transit service to easily access it. Where practical, the City should cluster the higher density development within a walkable distance (generally a quarter mile) from a transit route. Within mixed use areas, the highest intensity uses, such as retail and personal service uses, should be located closest to the transit route(s), with the remaining uses radiating out at a decreasing intensity. In addition, the city can help encourage transit use by ensuring that sites along transit routes are designed to be pedestrian-friendly, are located along routes accessing key destinations, and have bus shelters to make transit even more convenient for residents and workers. Transportation and Circulation 9-10 �City of Southfield Comprehensive Master Plan New or enhanced transit facilities (including new stops, shelters, or park and ride) should be considered where large commercial or residential developments are proposed along existing routes. Route networks and service areas should be examined for potential improvements if a large development is proposed where transit service is not provided. Design considerations are needed to ensure all residents and workers, including those who are disabled, have safe access to all transit stops. Stops with higher than average use should be 'enhanced' and include amenities such as a bus shelter, benches, signage, route information, and wider sidewalks, which all provide a more attractive environment and encourage the use of the transit system. Bus shelters have been shown to increase ridership compared to a stop without a sheltered area to wait for a bus, but maintenance (such as repair of damaged structures, trash collection) may require a joint effort between the City and transit provider. The City and SMART/DDOT should work together to identify locations and maintenance options for 'enhanced' bus stops. Any changes to routing, frequency, stop locations, and stop amenities must be coordinated with SMART and/or DDOT (or other relevant transportation agency). A highly accessible and convenient transit system requires a well integrated non-motorized network and transit oriented development patterns, which are discussed in more detail in this chapter. Non-Motorized Transportation Non-motorized transportation (sidewalks, bike lanes, pathways) not only helps meet the overall goal of a healthy community but also provides an alternate mode of travel. An interconnected system of bike routes, bike lanes, sidewalks, and pathways not only provide residents an alternative travel option for shorter trips, they also provide more convenient access to transit facilities, recreation opportunities, improve connections throughout the City, help reduce isolation, and can even help reduce traffic volumes. A more walkable community also has significant health benefits for its residents. The City should consider preparing a city-wide non-motorized transportation plan. A primary goal of non-motorized pathways is the connection of residential areas to parks, schools, and employment, shopping, and entertainment centers. Non-motorized transportation can provide health benefits by providing local, convenient facilities for ~outhfield exercise to allow users to be active and through the potential for reduced automobile emissions. While a majority of the City's non-motorized facilities are sidewalks, Southfield maintains a designated network of bicycle routes throughout the City. Primarily located along major streets, the system contains over 32 miles of bicycle routes that are contiguous, uninterrupted paths that connect destinations across the City as illustrated on Map 9-3. While most of the routes in the system are internal to the City, Nine Mile and Shiawassee routes terminate on the west at the city's border with Farmington Hills, and Evergreen route terminates on the north at the city's border with Beverly Hills. These routes offer the potential Jinks to communities beyond Southfield's borders. The City's bicycle routes are made of four distinct pathway types: Asphalt bike paths, 8 feet in width, marked with bike route signs (5 3/8 mi). Concrete sidewalk, 5 feet in width, marked with bike route signs (15 3/4 mi). Asphalt paved shoulder, 5 feet in width, marked with bike route signs (4 1/2 mi). Roadway (concrete or asphalt) marked with bike route signs (6 3/4 mi). Although not widely used in Southfield, on-street bike lanes, located adjacent to the vehicular portion of a road, may be used to accommodate higher-speed non-motorized travel. Sidewalks generally accommodate foot traffic and shorter bicycle trips, while pathways are known to accommodate both foot Transportation and Circulation 9-11 �City of Southfield Comprehensive Master Plan and wheeled, non-motorized travel. The function of each bike route (or new bike routes) should be considered when designing the type and width of facilities. The residents in Southfield have expressed a desire for more recreational pathways and local parks. To accomplish this, the City should capitalize on existing natural corridors, such as the Rouge River, to provide such resources. The natural, comforting environments of river corridors, coupled with the separation from vehicular traffic, make these corridors ideal for a pathway system. The watercourses often link Southfield with other communities, and provide the opportunity for future connections with other regional trails. In addition, river corridors are often associated with the regional detention basins that exist throughout the City. These sites, when properly designed, have the potential to become recreational destinations located conveniently along a pathway route. Throughout the community, the system of sidewalks and pathways should be continually upgraded and expanded. All new development and redevelopment should require sidewalks on both sides of the street, and standards and design criteria should be developed to ensure safe, convenient connections between internal circulation and public non-motorized facilities. The non-motorized transportation system should be expanded and upgraded taking into consideration the following factors: Connectivity. To establish connections between the Southfield pathways system and the greater regional pathways network, the City must coordinate with neighboring communities. Oakland County Parks and Recreation has developed a plan to create and expand a regional network of paths and trails. While no proposed pathways are indicated for Southfield, the City should actively pursue connection of Southfield's bike routes to those of neighboring communities, including Lathrup Village, Berkley, Oak Park, Huntington Woods and Detroit. provides a vision for future improvements. The City maintains a fairly well connected system, but the system is limited and has gaps in connecting key areas. Any new development in the City should be required to construct or improve the pathways along the site frontage, or contribute to a fund to expand and improve the City's bike route network. Continuity. Maintaining an interconnected system of sidewalks, leading to community or r1~gional pathways, enhances the pedestrian and nonmotorized environment. The City should vigorously pursue filling in gaps in the system that act as barriers. While City funds may be used for this purpose, the community in general should also share in this commitment. Options to accomplish this include requiring the installation of pathways along major roads and sidewalks throughout the interior of new projects or for residential lots that have not maintained or installed their sidewalks, requiring an escrow or performance guarantee when transfer of property ownership occurs. Continuity also refers to making critical connections throughout the system. This includes ensuring that sidewalks internal to a neighborhood maintain a connection to the main road or other pathway systems, and that commercial or civic destinations include non-motorized (and transit) connections and amenities for users. Accessibility. Children, young adults, seniors and disabled residents often rely on the non-motorized transportation system and public transit as their primary means of travel. Their unique needs must be considered when designing them. When considering improvements to these systems, the following considerations should be included: • • • • Map 9-3 shows recommended bike path/bike route improvements throughout the City. It illustrates the location of existing bike path/bike routes, and Southfield Require a safe non-motorized link between internal site amenities and the public nonmotorized system in regulations and when reviewing developments. Emphasize linking areas with high concentrations of senior or child/teen residents with facilities that serve them, such as senior centers, recreational facilities, churches and schools. Pedestrian signals that produce an audible sound to indicate signal changes to assist disabled and hard of hearing residents crossing at critical intersections. Maintain a consistent intersection design, so disabled users can easily anticipate where a bench, pedestrian crossing button, or shelter is located. Transportation and Circulation 9-12 �City of Southfield Comprehensive Master Plan ■ Install textured materials, such as brick or stamped concrete, at the edges of sidewalks to indicate where the walk ends and the motorized travel lanes of the road begin. One of the most important destinations for children and teens is school, both for regular class time and extracurricular activities. MDOT has a special program, described in detail below, to encourage and assist communities in evaluating and improving nonmotorized routes to schools. Safe Routes to School. Particular attention to safety is needed near schools. Schools in the Southfield Public School District should seek this funding source as a way to encourage walking or biking to school by providing a safer environment for children. The "Safe Routes to School" program, managed by the Michigan Department of Transportation, is expected to gain momentum because it offers state money for physical improvements and programs aimed at increasing students' use of the non-motorized system as a means to and from school. While the program requires each school to prepare an action plan in order to qualify for funding, the City SAFE ROUTES can assist in coordination and to School enginee1ing assistance for ,,r11:•,.;t r-~.1·•1tr.<:.-11r schools wishing to participate. Convenience. While people will walk farther distances for exercise/recreation purposes, the average pedestrian will not walk more than 15 minutes or a quarter mile to reach their destination. Therefore, convenient routes must be offered to encourage more pedestrian activity as an alternative to driving. This includes considerations for road crossings, conflicts with others using the same pathway, continuity of the pathway, and directness of the route. Inconvenient systems can encourage unsafe activity or use of non-designated pathways or crossings. Where the City wishes to increase pedestrian activity, it should ensure that continuous pathways are provided that offer numerous, safe crossings that bring the pedestrian to the forefront of consideration, rather than making the automobile the priority. Safety. Without a safe pedestrian system, it will not be used to its maximum. Elements such as lighting, proper maintenance, and proper crossing enhancements will bring comfort to sidewalk and pathway users, which will encourage more use. Where high pedestrian activity exists or is ~puthfield J 1' . encouraged, the City should work toward reducing the posted speed limits to reduce the severity or likelihood of serious injury or death in these types of crashes. A combination of these factors, along with the other elements that follow, should be used to increase the safety of the entire system. In addition, an annual sidewalk repair program is used to identify problems and repair existing sidewalks to provide a safe and accessible sidewalk network. This program is effective and should continue. Crosswalk Improvements. User safety is of particular concern where sidewalks and pathways intersect with motorized travel routes. Safety hazards exist where the non-motorized system crosses individual driveways, or where they meet at a road intersection. In these areas, the following improvements should be considered. ■ ■ ■ ■ ■ Pavement markings should clearly indicate to motorists where pedestrian activity will occur. Vehicles are not permitted to block these areas. Maintain clear vision zones at all intersections. This can increase visibility for motorists, pedestrians and bikers, all of whom need to be aware of potential conflicts. Narrow the roadway at crossing points by installing road medians or raised islands within the roadway to create a safe haven for pedestrians and bikers, or by eliminating onstreet parking and extending the sidewalk closer to the road. This wiJl reduce the number of lanes a pedestrian must cross and increases their perceived safety. These elements can also enhance the aesthetic environment by providing planting areas or resting areas. Provide adequate lighting at intersections so pedestrians and bikers are safe at all hours. Include overhead flashers to indicate nonsignalized crossing points. Mid-block crossings Transportation and Circulation 9-13 �City of Southfield Comprehensive Master Plan • • can be further enhanced by using pavement markings and signage at the motorists' eye level. Consider restrictions of right turns on red at high volume intersections, as most motorists fail to consider the pedestrian when turning. Include medians in the design or redesign of intersections, especially where a high volume of pedestrian activity is expected. Medians provide safer crosswalk options for all residents. On-Street Bike Lanes vs. Separated Paths. While not widely recognized, design of sidewalks and pathways can discourage use by bicyclists. Bicycles using sidewalks or shared pathways often encounter slow pedestrians, multiple driveways and intersection signals that interrupt their flow. These factors can Buffers. Landscaped buffers consisting of street trees or other streetscape elements create a separation between motorized and non-motorized activity. They also provide a physical barrier to protect pedestrians on the sidewalks from vehicles, and breaks in landscaping indicate to motorists where driveway and non-signalized intersections are located and where pedestrians are likely to cross. Buffers should not be confused with setbacks, as larger setbacks are not necessarily endorsed as a way to improve pedestrian safety because they can decrease visibil1ty from motorized traffic. Implementation In addition to specific measures outlined above, general implementation tools such as funding sources and impact studies will play an important role in realizing benefits proposed by this plan. During the plan process, citizens and the Advisory Committee identified a desire for more bike paths and sidewalks in the City, as part of a healthy Southfield initiative. Transportation Funding Pathway Bicycle Lane slow their speed, and discourage bicycle activity. Alternatively, on-street bike lanes allow bikers to travel at higher speeds, and give them the right-of-way over intersecting traffic and pedestrians. Bikers using designated on-street lanes share the road with motorists and are more visible to them. The City should consider adding bike lanes along routes commonly used by bicyclists. Bike lanes require some public education during the initial stages of use, but can provide desirable travel alternatives in the long-term. ~l_!thfield The primary source of City funding for roadway improvements is the Michigan Transportation Fund (MTF), established by Public Act 51 of 19 51, as amended. This program is administered jointly by the Department of Transportation and the Department of State. State revenue from fuel taxes, vehicle registration taxes, sales taxes from auto related sources, and other vehicle fees are provided to local road agencies in accordance with statutory formula. This is the primary funding source for both the City and the Road Commission. There are also federal transportation funds available for transportation improvements through a variety of programs including the Federal Highway Trust Fund, National Highway System, Surface Transportation Program, State and Community Highway Safety Grants and Congestion Mitigation and Air Quality Improvement Program (CMAQ). These funds are allocated to road agencies by SEMCOG through the long range regional transportation planning process and the Five-Year Transportation Improvement Plan (TIP). Federal transportation legislation also established a fund for specific transportation enhancement activities, such as non-motorized or streetscape improvements. Funds from the Surface Transportation Program (STP) are set aside for these activities and can include a number of transportation Transportation and Circulation 9-14 �City of Southfield Comprehensive Master Plan enhancement activities including historic preservation, landscaping and beautification, bike paths, roadway improvements, environmental mitigation to address water pollution due to highway runoff and other similar projects. Each year funds become available for allocation based on competitive needs. Requests are solicited and screened for application completeness at the local level, screened for project merit at the regional level and finally selected for action at the state level by MDOT. MDOT also offers a Transportation Economic Development Fund (TEDF) to assist in the funding of highway, road, and street projects necessary to support economic growth. The program's mission is to enhance the ability of the state to compete in an international economy, to serve as a catalyst for economic growth, and to improve the quality of life enjoyed by Michigan residents. Specifically, the program is intended to create or retain jobs and encourage private sector investment. The fund, administered through the Michigan Department of Transportation Office of Economic Development, in conjunction with the president of the Michigan Strategic Fund, provides a means for state government, local agencies and businesses to work together to meet the often extensive and urgent demands placed upon the transportation system by economic development throughout the state. Those eligible to apply for funds are MDOT, Road Commission for Oakland County and the City. There are several types of TEDF grants available. Roadway improvements in Southfield could qualify under Categories A and C. • Category A is intended to improve the network of highway services essential to economic competitiveness; improve accessibility to target industries as a catalyst for economic growth; support private initiatives that create or retain jobs; and encourage economic development and redevelopment efforts that improve the health, safety, and welfare of Michigan citizens. A 20 percent local match is required. Category C is intended to promote increased economic potential and improve the quality of life by reducing urban traffic congestion levels. The project must reduce traffic congestion on county primary or city major streets within urban counties (counties with a population greater than 400,000). There are also other local programs that can be used as a source of funding for roadway improvements. The City has the Cornerstone Development Authority (CDA) that provides funding mechanisms for infrastructure improvements within the CDA district, such as Tax Increment Financing (TIP). The property tax revenue captured by the City within the TIP district can be used to finance improvements established in the overall CDA plan. The City may also establish a Local Development Finance Authority (LDFA) to fund infrastructure improvements in industrial areas. Similar to the CDA, the LDFA can use Tax Incremen' Financing to fund infrastructure improvements. Traffic Safety Board. Similar to other successful communities in the region, Southfield should form a Traffic Safety Board (also known as a Traffic Review Board) comprised of members appointed by the City Council. With the support of staff from the engineering department, this board would review citizen complaints and comments, development and redevelopment, and proposed transportation projects to consider all land use and transportation impacts, consult standards, and ultimately make decisions on driveway locations, circulation of developments, and transportation improvement projects. The Board would use many of the tools outlined in this Chapter, including access management, traffic calming, gateway and portal treatments, and traffic impact studies. In order for the City to mitigate anticipated traffic impacts of a proposed project, they must understand how much traffic will be generated. A traffic impact study should be required for a rezoning request or proposed project that would generate traffic above a specified threshold. In Michigan, this threshold is typically 50 or more directional (one-way) trips in the peak hour or 500 trips expected in an average day. In reviewing traffic impact studies, established sources such as the Institute of Transportation Engineers (ITE) Trip Generation Manual or "Evaluating Traffic Impact Studies: A Recommended Practice for Michigan Communities" should be referenced to determine how the projected traffic will impact the City's transportation system. Roadways must be designed to meet the needs of all modes of travel and to support the availability and use of alternate modes of transportation. As the City continues to develop and redevelop, a more pedestrian and transit-oriented streetscape should be favored over the sole convenience of automobiles. In addition to a reduction in the expected vehicular level of service, developers should be encouraged to improve the adequacy of sidewalks, pathways, bike lanes and transit convenience and access. Transportation and Circulation 9-15 �City of Southfield Comprehensive Master Plan 10 Public Facilities and Services City Government Goal • Southfield will offer high quality and efficient public services for residents. Introduction The city of Southfield offers a range of public facilities to its residents and businesses. The quality, availability, and cost of these elements are among the factors influencing growth and redevelopment in the City. Residential, commercial, and especially industrial users make location decisions based. in part, upon the ability of a municipality to meet their present and future needs in the most cost effective way possible. As competition for new development/redevelopment among communities grows and as technology advances, citizens and business owners will expect more from local government. To keep pace with these demands, Southfield must continually upgrade and diversify its facilities and services. Public facilities and services include educational and religious institutions, library facilities, public safety, parks (discussed in Chapter 8 Open Space and Recreation), sewer, water and refuse removal (discussed in Chapter 11 Community Utilities), all of which are provided to serve the needs of residents and businesses m Southfield. See following Map 101. These are all organized and operated on a daily basis by city departments. Citizens also influence these services through participation in commissions, boards and election to City Council. The basic form of local government in Southfield is Council-Administrator. The Administrator is responsible for overseeing the everyday mechanics of City government and reports directly to the sevenmember City Council. City Council is ~he local legislative body which determines City policy, makes decisions on zoning, ordinances, and legislative matters. The Mayor, the ceremonial head of City government, makes recommendations to Council and is the City's representative to all other legislative bodies. City Departments. The City of Southfield City Hall is located on Evergreen in the Municipal Center complex. The building houses offices for most City Departments and boards and commissions. At the time this plan was prepared, the City had 26 departments under the Mayor, City Council and the City Administrator. Many of those departments will have a direct or support role in implementation of this plan. Boards and Commissions. Southfield has an active citizen population that participates in a number of different boards and commissions. Citizens may become members of these groups either through appointment or by election. At the time the plan was prepared, these bodies included, but are not limited to: Brownfield Redevelopment Authority City Centre Advisory Board City Council Commission on Senior Adults Cornerstone Development Authority Economic Development Corporation Historic District Commission Historic Designation Advisory Board Housing Commission Library Board Local Development Finance Authority Parent-Youth Guidance Commission Parks and Recreation Commission Planning Commission Tax Increment Finance Authority Total Living Commission Veterans Commission Zoning Board of Appeals Public Facilities and Services 10-1 �Map 10-1: Community Facilities Southfield Comprehensive Plan (/) 0 C ~ ::::n (l) a: ;:o C. ----------·-· 1-··--------------------------------- ' r·---------------------------------- ; : i Legend i L-----, Q 4 L------- 6 12 Mil Rd Police Fire I i ns _nn i Public Schools I 9 _,.. Civic Center (City Hall, Library) 12 i, ___ C) 1, ADLAI STEVENSON ELEMENTARY cil (l) 1 :::, ffi1 2, ALICE M BIRNEY MIDDLE SCHOOL ::0 3, ARTHUR ASHE ACADEMY 0: C. 4, ARTHUR H VANDENBERG ELEMENTARY i 5, BRACE LEDERLE ELEMENTARY SCHOOL i !'------------ 7, MACARTHUR K-8 UNIVERSITY ACADEMY 6, BUSSEY CENTER i 8, DWIGHT D EISENHOWER SCHOOL 9, FRED D LEONHARD ELEMENTARY , 15 10, GLENN LEVEY MIDDLE SCHOOL I ' - i l. 8 11 , GLENN SCHOENHALS ELEMENTARY 12, HELEN MCINTYRE ELEMENTARY 13, JOHN F KENNEDY ELEMENTARY C/) 0 c:: 14, MARY THOMPSON MIDDLE SCHOOL (l) 15, MORRIS ADLER ELEMENTARY ~ ::::n 0: 3 ::0 16, SOUTHFIELD LATHRUP HIGH SCHOOL C. ~ 13 17, SOUTHFIELD HIGH SCHOOL Religious Institutions 10 Rd • Private Schools • Colleges & Universities 5 "C ::i" -;,:- a:: (/) ..c a. ~ w Af .'.l. 7 g O> Q) ~ O 0.25 0.5 Miles 1 inch equals 3,000 feet 8 Mile Rd �City of Southfield Comprehensive Master Plan Other Agencies and Jurisdictions. Southfield includes a host of outside agencies that require ongoing coordination and communication. Two key agencies are the Michigan Department of Transportation (MDOT) and Oakland County. The County interacts with the City in many facets including the drain and road commissions; parks and recreation, planning, and economic development departments; and court system. The Department is among the busiest in the County and still manages to maintain an average response time of less than four minutes to any address. In 2008 there were five fire stations, two located on 9 Mile, two on 12 Mile, and one on Lahser Road as depicted on Map 10-1. Public Safety The City of Southfield Public Safety Group includes the police and fire departments and is committed to providing the best possible service, protection and prevention by providing ongoing training for personnel and keeping current with community needs. As a result, Southfield's Public Safety response system is considered one of the best in Michigan. Fire. The Southfield Fire Department was the first in Michigan to offer advanced life support (paramedic) when it initiated the service in 1972. Since then, it has continued to be a leader in emergency medical service, with the most modem training and equipment available. Southfield offers a full-service Fire Department which has the dual ability to fight fires and provide paramedic service. It also supplies technically trained special rescue teams such as hazardous materials, high-rise, confined space and trench rescue. Soutl~/'ield Fire Department Mission ".. to prm•ide the citizens and visitors of Soutl~field with the highest quality fire prevention, emergency medical care andj'ire protection available. We accomplish this mission by intense training, thorough preparation, prompt professional response and a positiJ,e, caring attitude toward those we are sworn to protect." S uthfield Police. The City of Southfield Police Department is an integral part of the Public Safety Group. The Southfield Police Mission "We believe in the dignity and worth of all people. We stand.for providing fair and equal enforcement<~{ the law for all. We are committed to a professional approach to law enforcement and supporting the needs of our community. We shall strive tu make 0111· department exude the trust and CUl{{idence of the commw,ity through community-oriented policing, continual comprehem;ive training, and by selection and retention of quality personnel who will best represent the police profession." department, based out of the Municipal Center, provides a full range of quality services which include marked and unmarked patrol units, investigative staff, and crime prevention services. Numerous accolades and awards have been bestowed on the police department by various organizations. Emergency Management. Emergency Management has been in the Southfield community for many years. Formally termed Civil Defense, Emergency Management was designed to meet the current needs of residents with regard to early warning and safety in cases of natural or man-made disasters. While many communities rely upon County and State agencies, Southfield has an independent Emergency Management Division to serve its residents directly. Public facilities and Services 10-2 �City of Southfield Comprehensive Master Plan Library Facilities The Southfield Public Library is located within the Municipal Center complex on Evergreen Road. The library has been a dependable community resource and center for intellectual freedom since its conception with a collection of 300 books at its founding in I 844. Since that time, the library has steadily grown and now offers an unsurpassed collection of print and media, all easily accessed within a world-class building constructed in 2003. All residents of Southfield and Lathrup Village are eligible for a Southfield library card, which provides access to the library's off-site, web-based information sources. In addition, Southfield is a part of The Library Network (TLN) which permits residents to use libraries in other metro Detroit communities who have formed reciprocal borrowing agreements. The Southfield Public Library offers a full array of modern library services. Beyond a great print collection, residents can enjoy music CDs, DVDs, well-equipped computer labs, and wi-fi throughout the building. Below is sampling of the types of amenities available at the library: The Bookends Cafe Friends Book Sales Drive-Up Services Express Check Out Stations Books by Mail English Language Learning Instruction System Foreign Language Collection Literacy Collection In 2008, the Southfield Public School district had 17 school sites located near and within the neighborhoods, and accessible by school bus or walking and biking. They include: Adler Elementary School Birney Middle School Brace-Lederle K-8 School Bussey Center for Early Childhood Education Eisenhower Elementary School Kennedy Elementary School Leonhard Elementary School Levey Middle School MacArthur K-8 University Academy McIntyre Elementary School Schoenhals Elementary School Southfield High School Southfield-Lathrup High School Southfield Regional Academic Campus (SRAC) Stevenson Elementary School Thompson Middle School Vandenberg Elementary School ,- Farmington r' Public ._ , Southfield Public Schools Schools - -1 ll L,; --~ Educational Facilities Public. The majority of Southfield residents, and all of Lathrup Village, are served by Southfield Public Schools. A small segment of the population in the northeast comer of the City attends Birmingham Public Schools, while some in the southeast comer attend Oak Park Schools. ~ uthfield I f: arencevillf? Schools -. I I l _ i lOak Park- -- - ~ -Schools' - - - - - - - - -·-· - Source: Oakland County Planning and Economic Development Services While enrollment in the district has declined in the past four years, a trend that is expected to continue, MEAP scores continue to improve. See Figure 10-1 on the following page. MEAP scores increased each year and are comparable with state averages. The graduation rate for the graduating class of 2005 was Public Facilities and Services 10-3 �City of Southfield Comprehensive Master Plan 84.5 percent, which is just slightly under the state average of 87 .7 percent. Private and Charter. In addition to the public schools, there are a number of other charter, private and parochial schools at all levels in the area. At the time this plan was prepared there were 18. Figure 10-1: Southfield Public Schools Total District Enrollment Trends 2007 3 2008 3 2004 1 2005 1 20062 10, 102 10,121 9,484 Official Fall Counts 2 Total 9/27/06 Count Day 3 Projected Enrollment Method 2 Source: Southfield Public Schools 9,020 8,568 Charter schools in Southfield enrolled over 3,500 Southfield students in the Fall of 2006, while nearly 1,300 Southfield students attended private schools both in the city of Southfield and across the metro Detroit area. Colleges and Universities. The city of Southfield is home to many institutions of higher learning, including these two notable higher educational institutions: ■ Lawrence Technological University (LTU). This private university occupies 125 acres in the City. LTU enrolls nearly 5,000 students in more than 60 degree programs at the associate' s, bachelor's, master' s, and doctorate degree levels in Colleges of Architecture and Design, Arts and Sciences, Engineering, and Management. Oakland Community College (OCC) . With eight campuses in southeast Michigan, OCC has an enrollment over 70,000. The Southfield Campus focuses on the health profession and offers 15 programs ranging from health professions and technologies and nursing to diagnostic medical sonography and nuclear medicine technology. Religious Institutions Southfield has a diverse population with varied spiritual interests. As a result, the City contains more than 50 religious institutions and places of worship. ~';:lthfield Public facilities and Services 10-4 �City of Southfield Comprehensive Master Plan Recommendations City Government. The City currently offers a wellorganized structure to handle the demanding daily issues of a mature community. The responsibility of implementing various recommendations will fall on different departments and include different jurisdictions. In the years following adoption of this Plan, it will be important that all of the departments coordinate on a regular basis regarding the implementation status. These efforts should be organized in a way so everyone is communicating efficiently and duplication of efforts is avoided. A Capital Improvements Plan (CIP) is a means of coordinating the long-term projects of each department with a priority level and funding source. CIPs typically cover five-year periods and are updated annually. ease citizens will feel. This will, in turn , garner longterm stability among residents and business owners and assist with residential and economic growth. Library, Educational and Religious Institutions. Institutional resources such as libraries, schools and places of worship enrich the lives of citizens and are important in attracting new businesses and residents to the region. Institutional resources should be showcased consistently as this plan is implemented. While development of institutional facil ·ties many times falls out of the City' s jurisdiction, the City should work with the appropriate agencies to maintain a high quality of services and ensure convenient access to the facilities . Most importantly, the city of Southfield should work to highlight these facilities in promotional materials to help market the City. There will be occasions where strategies and recommendations are inconsistently defined or interpreted, therefore is it important that regular ' training ' sessions be held. These sessions will help to ensure consistent interpretation of goals, brainstorming implementation strategies and conflict resolution. Public Safety. The fire and police departments are important resources in implementing this plan and building upon the assets and quality of life in the City. Both departments should continue to use their current programs and services to improve neighborhood and business safety and increase the feeling of safety throughout the community. The Southfield Police Department has specific priorities for the future including: • • • Continue implementation of non-traditional police management concepts, or the private sector approach to governmental management. That is, increase the level of service by viewing the public and police employees as customers and addressing their needs. Develop and encourage a leadership style that will support a high level of service by retaining and developing our personnel. Continue community policing programs, partnerships between police, business, schools, and citizens, designed not only to solve crime, but to help solve related problems. For all public safety elements, it is important to remember that the more open and visible these departments and efforts are to the public, the more at Southfield ~ -. . Public Facilities and Services 10-5 �City of Southfield Comprehensive Master Plan 11 Community Utilities Goals • Southfield should provide and maintain a high quality, cost effective, energy and resource efficient public water supply, public wastewater service, storm water management and household refuse and recyclables collections for the community; and serve as a warden for the installation of telecommunication facilities and power transmission lines. Between July 1995 and February 2006, the City purchased an average of 13.26 million gallons per day from SOCW A. During this period the amount of water purchased and billed to individual Southfield customers trended downward. The difference between the amount of water purchased from SOCW A and the amount Southfield bills to its customers represents water loss. The a, erage water loss in the City's water distribution system has been decreasing. The average water loss dropped from 9 .1 percent in 1999 to 6. 7 percent in 2007. This is less than the typical 10 to 12 percent average water loss for a community of Southfield's size. Introduction Southfield's water usage breaks down approximately as follows: Water. Water is provided to the city of Southfield by the Detroit Water and Sewerage Department (DWSD) via the Southeast Oakland County Water Authority's (SOCWA) pumping and distribution system. SOCWA's governing body is a Board of Trustees consisting of one representative from each member community. Fi ~ure lllWt us omer Class - : a er Ct Customer Class The SOCWA water system has two primary connections to the DWSD water system. These are near the intersections of 12 Mile Road and Inkster Road, and 14 Mile Road and Lahser Road. There is a third connection to DWSD near the intersection of Greenfield Road and 8 Mile Road. Because this connection does not have as much available hydraulic grade elevation, this flow is pumped into the SOCWA system through SOCW A owned and operated pumps. These pumps are only used during periods of high demand in the summer when the two primary connections cannot be utilized any more due to their high flow limits. The SOCWA system has five ground storage reservoirs with a total capacity of 29.5 million gallons. Water is pumped by seven pump stations out of storage and into higher terrain. It has three elevated water storage tanks with a total of 3 million gallons. SOCWA delivers water through approximately 54 miles of water main with diameters ranging from 16 to 48 inches leading to 48 metered connections to its 11 member communities. Residential Commercial Total Usa2e 68 % 32% 100% The 2007 Water Master Plan Update projected that average water consumption in the City would not change significantly over the next 20 years. The City's water system has two pressure districts. The high-pressure district is located in the northwest corner of the City in the area generally bounded by 11 Mile Road, Telegraph Road, and the City' s limits. This district is created through two connections to SOCW A high-pressure mains. These connections are SO- IO and SO-11. City system demands from the SO-11 connection flow through a Pressure Reducing Valve (PRV). Another PRY exists in the City system along Inkster Road near the intersection of Inkster Road and 11 Mile Road. This PRY allows connection between the high-pressure district and the remainder of the City's water distribution system. The City's distribution system contains no storage tanks or booster stations. The most recent Fire Protection Classification Improvement Statements for the City were prepared by the Insurance Services Office (ISO) in 2002. The City ' s Fire Protection Classification is rated as 3, which is considered to be a good fire protection rating for a city of Southfield's size. Community Utilities 11- 1 �City of Southfield Comprehensive Master Plan Sanitary and Combined Sewers. There are approximately 217 miles of sanitary and 40 miles of combined sewers in the City. New sanitary sewer lines are being installed in many areas, allowing more properties to connect to the sanitary sewer system. The City contracts with the Oakland County Drain Commissioners Office for sewage disposal via the DWSD sewage system. Storm Water. The City's 1999 Storm Water Permit Application and 2001 Storm Water Management Master Plan contains detailed information on the City's storm sewers. There are six drainage districts in Southfield as follows: Drainage District Twelve Towns 8Mile Evans Branch Main Rouge Pebble Creek Rummell Drain Drains to: Ultimately to the Clinton River Rouge River Rouge River Main branch of the Rouge River Rouge River Rouge River drainage. In Southfield there are 40 miles of natural watercourses including nine miles of the Main Branch of the Rouge River and over 31 miles of Rouge River tributaries. FiscaJ Year 2006/07 Water and Sewer Expenses. Recommended water and sewer fund expenditures in the fiscal year 2006/07 budget totaled approximately $35 million. This included approximately $3.4 million in capital projects. Water and sewer expenditures are approximately 26 percc nt of alJ City expenditures. Recommendations Water. The 2007 Water Master Plan Update recommended the following capital improvements to the City's water infrastructure. Details of these proposed improvements are included in Appendix F of that report. ■ ■ ■ ■ The City covers approximately 26.2 square miles (16,768 acres) with 21.7 square miles within the Rouge River Watershed and 4.5 square miles within the Clinton River Watershed. ■ There are approximately 34 Oakland County drains within the City. The majority of the City's sewer system consists of separate sanitary and storm sewers. However, some areas of the City are in the Twelve Towns Drainage District which is a combined sanitary and storm water system. The report also recommended the following operational improvements: ■ There are approximately 6,000 storm and combined system catch basins that the City is responsible for, 4,000 catch basins on private property that are privately maintained and 2,000 on federal , state and county road rights-of-ways in Southfield. Of the City's 6,000 catch basins, it cleans approximately 3,000 each year. The Main Branch of the Rouge River and its tributaries and the Clinton River are the receiving waters for Southfield's 26 square miles of surface Phase I Improvements (Cost estimate $2,750,000). Phased development of a high-pressure district in the Northeast section of the City. Implementation of pilot pipe rehabilitation practices. Preparation of a Michigan Department of Environmental Quality Drinking Water Revolving Fund Project Plan for the remainder of the City based on the pilot rehabilitation program. Phase II Improvements: Replace and/or rehabilitate various old, small diameter, cast iron water mains with a history of water main breaks. ■ Develop a valve maintenance program, including knowing the operational condition and location of valves. This is especially needed in sections 11 through 13 of the City to enable the successful implementation of the recommended high pressure district. The City should conduct a field reconnaissance to locate and identify valve conditions in these sections. The City should use Global Positioning Systems (GPS) for these valves and incorporate their locations into the existing Geographic Information Systems (GIS) database. Explore the use of trench less technologies to rehabilitate water mains in priority districts. Community Utilities 11-2 �City of Southfield Comprehensive Master Plan • • • • Record and manage data about pipe size, soil conditions, material and other pertinent information for use in future decision-making processes. Develop a computerized maintenance management program. Establish data viewing terminals or acquire SCADA (supervisory control and data acquisition systems) data from SOCWA on a regular interval. By documenting flow rate and pressure variations, the City will improve the flow management of the water distribution system. Because the SO-11 connection meters approximately one-half of all the water used in the City, this connection as well as the water mains connected to it, should be regularly investigated and maintained. Storm Water. The City's 2001 Storm Water Management Master Plan recommended that each of the City's 6,000 catch basins be inspected and cleaned at least once a year and each connecting storm sewer line should be cleaned at least every five years. The City's annual Rouge River Clean Up Day project should be supplemented by additional clean-up efforts at other times of the year to allow for a wider pool of volunteers. The City should also develop an "adopt a section" program for the Rouge River. Businesses, churches and other groups would then maintain and enhance their section either through the June event or at other times of the year. The City should consider more bank stabilization projects using contractors, seasonal college labor, court probation workers and volunteer groups. The City should review the feasibility of establishing a viable, dedicated funding source for its storm water management program, such as a storm water utility. ~outhfiel9 Community Utilitie s 11-3 �City of Southfield Comprehensive Master Pion 12 Community Image Goals • Promote commercial and residential development/redevelopment that is carefully considered , aesthetically pleasing and functional. • Improve the highly visible public parks/open space/roadways to maintain community character and increase public safety. • Enhance the identity and appearance of mixed use/commercial districts and residential neighborhoods. • Protect and enhance Southfield's natural attributes. Introduction A community's physical image is composed of both natural and man-made features. Distinct or unique features such as the elaborate design of a landmark building, maintenance of a concrete median, or debris along the roadway are all elements that play a part in defining community image. Many of the elements that make up the community's physical image have to be accepted as givens or beyond local public control. The natural features which make up the physical environment of Southfield, such as the general topography, rivers and streams and existing vegetation, are elements which cannot be easily changed and must be considered permanent. Also, many of the region's economic and man-made structures and features are the result of forces beyond the local control and need to be accepted or accommodated. Some of these larger forces include the following: dominance of the automobile, new technologies and changing market trends. Dominance of the Automobile. One of the greatest impacts on our lifestyles and on our urban environment has been the emergence of the "automobile culture." The auto, while providing convenient and comfortable transportation, has also contributed to urban sprawl, air and water pollution, and the need for an extensive network of roads and parking facilities. These factors tend to be a primary component of our visual environment. How to accommodate the auto is perhaps the single most critical challenge in contemporary urban design. New Technologies and Changing Market Trends. Technology is changing how we design our homes and communities. Communication technologies, such as television, the computer, video r~corders and the Internet are changing many of our personal habits and patterns, ranging from how we shop to how we interact and are entertained. For instance, before the advent of movies, television and videos, people would frequently sit on front porches and socialize with their neighbors. Conversely, the current trend is to rent a video and watch it at home or go to a multiscreen movie complex. Regarding shopping, the market trend has been to develop large, single-stop, "big box" retailers. In the future, more shopping will be done via the Internet without leaving the home or office. Coupled with Internet shopping use, many communities and their residents long to venture out in the community and interact/socialize in a community and/or neighborhood multi-store commercial districts/node where they can feel a part of a larger diverse community. These trends are not absolute, but they do show that our general living patterns are changing and these changes need to be continuously monitored in order to provide the appropriate response in our physical environment. All these major forces can be appropriately managed and controlled to minimize most of their negative environment and visual impacts. The essential requirements are to recognize that these forces are a major factor in our lives and address them realistically and appropriately. The community Image Plan was prepared with the understanding that Southfield wants to improve and enhance its physical environment, even if the enhancements will require extra effort in terms of capital costs, upkeep and maintenance expenditures. Common, day-to-day housekeeping items, such as the need to keep streets clean, prune and trim street trees, pick up litter and debris, and remove weeds and unsightly vegetation, are assumed to be basic requirements and are not discussed in this chapter. However, their importance in presenting a good community image is critical and must be funded at appropriate levels. Community Image 12-1 �City of Southfield Comprehensive Master Plan Various elements combine to form community image. In using the Comprehensive Master Plan as a tool to enhance image, it is important to consider the issues that shape Southfield's image. The following questions help to frame the challenges/issues related to community image: • Can the commercial corridors be visually improved? • Should and/or how can the image of Southfield be improved in the minds of residents and nonresidents? • How can the sense of "place" be enhanced? • Should neighborhoods be more clearly defined and identified? • How can the entrances (or gateways) to Southfield be more clearly identified? • Do the City, business community and school district market themselves effectively to existing and prospective residents (especially families)? The answer to these questions will help guide actions related to community image. Some of these issues are explored in greater detail in the remainder of this chapter. who reside in Southfield, as well as those who may be making an investment or relocation decision. Simply put, beauty adds value to the community. The appearance of Southfield is one of the foremost influences in value and one of its most regarded assets. Residents take pride in their community and its attractive and interesting places. Businesses also like to locate in attractive environments, which improve their ability to recruit employees, host clients and investors, and continue to in •;est in their facilities. The appearance of Southfield is formed by many factors. While some areas rely on the beauty of their natural environment, such as the Rouge River corridor and its tributaries and open spaces, other areas must focus their attention toward design of their public spaces, municipal buildings and infrastructure, while taking a proactive stance to ensure their land use standards deliver quality development/ redevelopment outcomes. Without focusing attention on the quality and sustainability of physical development, character is left to chance, leaving little opportunity for the community to control the destiny of its appearance. The appearance of Southfield is important to its livability and its physical and economic development. Residents, business and property owners recognize the value of an impressionable community and are committed to its betterment. They desire welcoming entryways, attractive corridors, unique and inviting districts, pleasant and quiet neighborhoods, beautiful parks and public open spaces, well-kept properties, and a community presence that exhibits its unending pride. This is a keen awareness that qualities such as charm and character do not just happen; rather, they require the involvement of the whole community to make improvements - both individually and collectively - to achieve the overall community vision. The image, character and appearance of Southfield are of top priority according to the community that participated in the residential opinion survey and key person interviews and community forums. Residents, business and property owners, and community stakeholders recognize the importance of quality of life in the success of their economic development; therefore, both desire and expect quality new development and redevelopment. There is a strong desire to improve the entrances to the City with distinctive gateways, enhance the roadway environs with streetscape improvements, create an identifiable community center "downtown," add more landscaping and screening of parking and storage areas, control the size and location of public and private signs, incorporate public displays of art and community history, manage the appearance of structures and vacant priorities, and diligently enforce the City's codes. Southfield's physical character is perhaps the single most evident glimpse of its economic viability, government proactiveness and civic pride. The initial impression of the community is formed by the quality appearance of its physical development, including the nature of community aesthetics; condition of municipal facilities and spaces; amount of public open space; maintenance of roadways and public infrastructure; and the overall attractiveness of the community. The appearance of the community contributes to quality of life and livability for those The focus of this Chapter is the character and appearance of Southfield, which emphasize how the physical elements of individual corridors and districts fit together to form a unified whole community. It also expresses how the framework of the community ties important locations together and helps orient people within the community, how new construction relates to the physical elements already in place, how districts and neighborhoods are to function and be designed, and how government processes work to effectively achieve these goals. Community Appearance Community Image 12-2 �City of Southfield Comprehensive Master Plan This chapter also focuses on character and design issues and is intended as a community image vision for the future of Southfield. The Community Image Plan emphasizes the primary attributes of the community, the features that make it special, the policies that can preserve its valued assets, and how character and design may be used to improve community appearance. This plan is important because: • • • • Sensitive design and development policies can enhance the livability and quality of life in Southfield, which strengthens the community's competitive position. Good design and quality development increase property values and, therefore, tax revenues. A community with character has been demanded by the public, which articulated their desire for an enhanced community appearance through their involvement in the comprehensive master planning process. An attractive community is achievable as the City uses its financial resources, regulatory means, strategic policy decisions, and its own sense of design on public projects to influence private development. Community Appearance Issues In conjunction with the Comprehensive Master Plan Steering Committee, input received from interviews, meetings with sub-area stakeholders and input from the Resident Public Opinion Survey, there are a number of key appearance issues identified, including the foJlowing: Development Pattern and Form that Contribute to Visual Appeal. The evolution of development in Southfield has radiated from the center of Detroit with its freeway systems traversing through the City and a grid street system, with principal arteries spaced evenly on the mile section lines. As a result of local and regional traffic patterns and volumes, higher land values exist adjacent to these thoroughfares leading to more intensive nonresidential use. Telegraph, Southfield, Greenfield, Evergreen, and 8 Mile Roads; sections of 9 Mile, I 0 Mile and 12 Mile Roads; and other arterial roadways have developed or are developing with commercial/office/service uses. The resulting street environment is a patchwork of parking lots for each individual business with, in many cases, multiple property entry and exit points. Signage for each of the businesses shares the limited space immediately adjacent to the street with power and light poles, sidewalks, traffic devices and street signs, and other public displays. Southfield -=-- Enhanced Corridor Environments. As described in the previous issue statements, the appearance of the corridors is perhaps the most significant issue pertaining to community appearance. After all, these are the most frequently traveled roadways in the community, carrying both those who travel them daily and those who are introduced to the community for the first time. The appearance of the corridors may be characterized in two ways. They are characterized by either their wide street sections or by varying building setbacks and expames of parking adjacent to the street, limited provision of green space or landscaping, multiple points of ingress and egress interrupting the pedestrian ways, a proliferation of signs with little consistency as to its placement and size, and widely varying building styles and use of materials. Achieving enhanced corridor environments involves policies, programs, regulations and incentives addressing each of the contributing factors. Enhancement of a single factor will help but will not result in a positive visual impact. Instead, each of the factors must be handled together to revitalize and re-establish a desired character and appearance. There are two separate, yet related, components involved in improving the appearance of corridors. First is the street right-of-way, which is owned and controlled by the City, Oakland County or the Michigan Department of Transportation. Within the public rights-of-way, the design of the pavement surface, including whether the roadway is undivided or divided by a raised median, improved with curb and gutter, or constructed of asphalt or concrete, contributes to the appearance of the corridor. Maintenance of the pavement surface, as well as the open space within the rights-of-way, is also significant to its visual appeal. The preservation of natural features, such as vegetation and wetlands, and provision of green space and landscaping helps to soften the roadway environs and enhance views. The design of structures, such as bridges and overpasses, retaining walls, and drainage improvements, are also important elements in the overall design scheme. Each of these improvements is largely at the discretion of the City in coordination with Oakland County and Michigan Department of Transportation. The second component involves private property, which must be either regulated or provided with incentives to achieve the desired development outcomes. Typically, regulations and design guidelines pertaining to building appearance, signs, landscaping, screening and buffering, and open space are applied city-wide or to the properties within a certain distance of specified corridors. Incentives for compliance with the standards/guidelines may Community Image 12-3 �City of Southfield Comprehensive Master Plan include automatic approval, increased density or intensity, relaxed parking requirements, reduced dimensional standards, or financial participation through grants or when done in conjunction with a public infrastructure improvement. Preserved Vegetation and Community "Greenness." Trees and vegetation - or a lack thereof - contribute significantly to the appearance of the community. Landscaping is useful in the design of individual sites, corridors, and districts to enhance aesthetics, frame quality views, buffer adjacent uses, and screen activity areas or undesirable views, as well as serve an important environmental function by altering the microclimate. Regulations and guidelines imposed by the City on new development, redevelopment or building additions should require preservation of mature trees, as they are commonly felled during construction and replaced with smal1 caliper trees-if any at all. Furthermore, limited landscaping within buffer yards, throughout large parking areas, in the streetscape areas, and around the perimeter of the site, is more often than not the first to be lost to project budget woes. As a percentage of overall project costs, though, the added price of landscaping is nominal, yet proven to add value and return to the development. People are naturally attracted to pleasant environments, whether they are well-designed neighborhoods, commercial centers, a downtown district, or public spaces; therefore, the value of landscaping and open space must not be overlooked. Well-defined Community Gateways and District Portals. Based on the comments received by residents, business and property owners, and community stakeholders the appearance of community entrances is important. They are proud of their community and would like to continue to portray a positive first impression on those who visit or pass through the community for the first time. Understanding this pride, the City has installed community entry signs/markers in cooperation with Lawrence Technological University at select entrance points to the City. The entry markers identify the community entrances but these gateways offer further opportunities to establish an image, convey community values, and attract attention to local attractions and destinations. Southfield is somewhat unique because it has multiple entrances. Most travelers, other than local residents, enter the community from the Lodge/Northwestern highways, the Southfield freeway , Telegraph Road or I-696. It is recommended that formal gateway improvements are focused at these locations, with less significant entrance treatments at the other arterial roadways. Entryway enhancements to establish formal gateways include improvements to the roadways, such as well designed landscaped medians and landscaped freeway embankments, significant entry monuments, upgraded lighting standards, wayfinding signage and well-maintained and attractive adjacent properties. In addition to the gateways to the community, there are also multiple opportunities for enhancement of special district portals. Examples include notable areas that distinguish themselves by way of their character, such as City Centre, Cornerstone Development Authority (CDA) district, North Southfield Road corridor, the Telegraph Technology corridor and individual neighborhoods. Portals to these districts create identity, form a sense of belonging for those who visit or live there, and create additional opportunities for aesthetic enhancement around the community. The CDA has constructed a series of portal and wayfinding sign systems in the district, which could lead as an example and provide uniformity for other Special District portal improvements. Attractive Public Buildings, Spaces and Infrastructure. The City, Southfield Public School District, Lawrence Technological University and other public or semi-public entities and agencies have the opportunity to lead by example. There are several models of highly attractive and notable structures that contribute to the character of the community. For instance, the Southfield Public Library, Thompson Farm, The Burgh Historic Park, The Rouge River corridor, Beech Woods Recreation Center, Valley Woods Nature Preserve, Carpenter Lake Nature Preserve and other individual buildings and neighborhoods are local landmarks that communicate to the public a message of community pride and heritage. These facilities , along with numerous faith-based institutions, must be acknowledged for their presence and contribution to the fabric of Southfield by continued diligence in their upkeep and preservation. Local landmarks require a substantial investment on behalf of the City or their sponsoring entity or agency. These investments pay dividends, not only in their functional use, but also by way of giving the community form. The quality of public buildings, spaces and infrastructure is reflective of how the community views itself and the priority placed on its presence within the region and state. It is warranted for the community to concern themselves with improvements, as well as their function. Community Image 12-4 �City of Southfield Comprehensive Master Plan Public expenditures often lead to private investment. For example, streetscape enhancements commonly result in improvements to adjacent properties. Once an individual owner commits to upgrade the appearance and/or redevelopment of their property, the action tends to spur other improvements and investments by nearby land or business owners. While public financial resources are always limited, increasing the investment will benefit in the longterm by a resulting increase to the tax base and enhancement of community character and identity. Community Image Areas The overall image of the community is derived by the collective appearance of individual areas. Rather than evaluating the character and appeal of each neighborhood or roadway individually, the community is organized into image areas. See following Map 12- 1. The design principles and character improvements described in this chapter may be applied universally to the framework areas, which together form the aesthetic fabric of Southfield. The image areas include the following: Corridors. Corridors provide connections for people, commerce, and infrastructure, as wel1 as natural river systems. Corridors provide the visual and functional imagery of the community at large. In other words, the impression made by the corridors largely represents the image of the community as a whole. The design and appearance of Southfield's corridors is significant in forming a positive experience and lasting image for those who visit or pass through Southfield. The general principles for enhancing the community's corridors include enclosing or framing each street with the use of the natural (trees and vegetation) and built (buildings) environments; arranging buildings and parking areas to complement the streetscape, placing emphasis on form, as well as function; balancing the needs of pedestrians and bicyclists with that of automobiles; substantially enhancing the overall level of design quality; and creating an improved visual setting for local commerce. (units per acre) and intensity (bulk, scale and height) of the development, the architectural style, or other distinctive features and amenities. The general principles for establishing stronger identities of Southfield's districts include exploiting their visual distinctiveness with portal features and treatments (monuments, fencing, landscaping, signs, etc.); creating an individual style; enhancing the streetscape for pedestrian use; and promoting a common identity through signs and other means. Gateways and Portals. Gateways and portals are intended to help create identity for the community as a whole, as well as each individual district. They are visual icons that are designed to attract attention and portray an image or message. For entrants, they are an introduction to the area. They shape the identity and form a sense of belonging for those who live or work within the boundaries of the district. The physical improvements give form and establish an edge to the districts. The general principles used to establish formal gateways include improvements to the roadways, such as well designed landscaped medians and landscaped freeway embankments, significant entry monuments, upgraded lighting standards, wayfinding signage and well-maintained and attractive adjacent properties. Portals create district identity, form a sense of belonging for those who visit or live there, and create additional opportunities for aesthetic enhancement around the community. The general principle is to establish portals at entrances to and within the unique districts by creating a theme/brand that can be portrayed in the district' s streetscape, gateway markers, street and pedestrian lighting, etc. by using a select style of materials, colors, placement, and more. Districts. Districts represent the places that are unique and have individual identity. These are the places that commonly attract people for specific purposes, such as education, cultural/historic attractions, shopping, government, public gatherings employment health care and living. They represent a common place where people come together for a variety of reasons. They are each unique in their physical character by way of their use, the density ~outhfie!Q_ Community Image 12-5 �Map 12-1: Community Image Southfield Comprehensive Plan 1 Mile R Community Gateways District Portals District / Subarea & Mixed Use Corridor Improvements ,~ _.... Residential Corridor Improvements Freeway Embankment Improvements .u.... ,.,1,., ....,,;••· Rouge Green Corridor Telegraph Technology Corridor North Southfield Road Subarea ~ City Centre Subarea ULJ Cornerstone Development ~ Authority Subarea 0 0.25 0.5 1 •:::::i•=-•••■ Miles ~ ! 1 inch equals 3,000 feet LSL Planning, Inc. co-r.mcm .y Pl'ann•"II c,n-.,,r.nr Seotember 2008 0 l!Jl~~P~.~ Data Sources: MCGI , City of Southfield �City of Southfield Comprehensive Master Plan 13 Design Guidelines Introduction The physical appearance of a site, architecture and landscape is critical to the success of the Southfield community. Achieving a healthy and vibrant image is the goal of these guidelines. They advocate a strong and consistent site development/ redevelopment design vision for the community. To ensure that the recommendations of the guidelines are achievable, these guidelines are intended to be functionally compatible with and a supplement to the City of Southfield's Zoning Ordinance. The intent of the guidelines is to maintain flexibility and responsiveness to market conditions over time while still providing the vision and ground rules necessary for a successful development/redevelopment style that would span the years. The purpose of these Design Guidelines is to improve the overall quality of public and private development/improvement projects in the community, ensure the compatibility of development with surrounding land uses, and enhance pedestrian safety and walkability and vehicular movement and access within and through the community. they do not supersede or modify, the City of Southfield's Zoning Ordinance. In the event of conflict or discrepancy between the Design Guidelines and the Zoning Ordinance, the City Ordinances prevail. Proposed development will need to obtain the necessary variances, exceptions, waivers, etc. from City regulations as aprJlicable. Site Planning Building Location and Orientation Principles • ■ ■ ■ Applicability These Design Guidelines will apply universally to all public and private development/improvement projects in the community. The guidelines are intended to become a part of the development review process that is discretionary in nature for types of review that include: ■ ■ • • Requests for Rezoning Site Plan Approval Special Use Approval Major Rehabilitation of Existing Structures Mixed-Use 1. 2. 3. 4. Major rehabilitation shall mean any renovation, restoration, modification, addition or retrofit of a structure or site. Major rehabilitation shall not include routine maintenance and repair of a structure or feature on the site, such as roof replacement or general repairs to a parking area or other site feature. Emphasize pedestrian-orientation in site planning using appropriately-scaled buildings, placement and interconnectivity. Develop an efficient pattern of buildings and open spaces to concentrate activities, rather than dispersing them in a manner that requires greater automobile dependency. Locate and orient buildings to complement the orientation of adjacent development. Coordinate all infrastructure and utility design and location with utility providers to balance function and desired aesthetic character of the plan with efficient maintenance of the utilities. 5. Coordinate and comprehensively plan the location of buildings to provide order and compatibility, avoiding jumbled or confusing development patterns. Site buildings to reasonably respond to solar, wind and other climatic factors. Locate buildings so that their primary orientation complements adjacent development. Orient buildings to frame pedestrian corridors and access drives, parking areas, open spaces and on-site amenities. Discourage long, "barracks-like" strip commercial configurations. While the guidelines address the physical design of different types of land uses and structures, they encompass large areas of the City. Thus, they are general in scope and coverage. In some cases, the Design Guidelines may be more restrictive than, but Design Guidelines 13-1 �City of Southfield Comprehensive Master Plan Commercial/Office/Research 1. 2. 3. 4. 5. 6. 7. 8. 9. Locate satellite (pad site) buildings at street intersections designed to anchor the comer. Locate buildings to create and frame plazas and courtyards. Orient freestanding satellite pad site building fronts toward the street or plaza and courtyards. Link plazas and courtyards to pedestrian sidewalks and walkways. Do not "wall-off'' sites from surrounding land uses. Provide connectivity and accessibility between the proposed site development and adjacent land uses. Segment large parking lots into smaller parking courts enclosed and framed by trees to minimize the perceived scale of the total parking area. Locate loading docks, trash enclosures and service areas out-of-view from roadways, sidewalks and open space amenities. Provide separate parking areas for delivery trucks and service vehicles located away from customer/tenant parking lots and walkways. Multiple-Family and Single-Family Residential Attached I. 2. 3. 4. Organize buildings to create meaningful and usable open space areas. Do not encircle multiple-family and singlefamily attached projects with parking stalJs and drive aisles. Parking lots should be located in individual pods or small, defined parking courts. Vary multiple-family residential building setbacks to promote streetscape variety. Compose buildings of simple yet varied planes to assure compatibility and promote variety in overall building forms. 5. 6. Vehicular/Pedestrian Circulation Principles • • • 2. 3. 4. Locate single-family detached units to create streetscape variety and visual interest. Discourage subdivisions of seemingly identical units sited with no variation on long, uninterrupted streets. Site single-family detached units to mitigate garage impacts along the street by varying their locations and orientations. Stagger the location of single-family units and garages relative to the street to create different building patterns. Minimize building setbacks from streets as densities increases, while maintaining privacy. ~uthfield Provide a safe, interconnected and efficient site circulation systems. Maximize opportunities for strong balanced transportation systems for vehicles, pedestrians and bicyclists. Create a safe, continuous network of pedestrian walkways within and between developments, so pedestrian will be more inclined to safely walk (rather than drive) between buildings. Vehicular Access and Circulation 1. 2. 3. 4. Single-Family Residential Detached I. Consider different setbacks to reflect different product types within the neighborhood. Connect residential neighborhoods to commercial centers with sidewalks and open space areas. 5. In order to maximize the efficiency of the City' s street network, major traffic generators should be located so their primary access is from a principal or minor arterial. Large site development/redevelopment should be located at the intersection of arterial streets so that access is available for both east/west and north/south traffic. Primary access points should be located so non-residential traffic is separated from the residential street system. Internal vehicle circulation should provide a clear and direct path to the principal customer entrance of the primary building, to outlying pad sites, and to each parking area. Every site development/redevelopment will be required to provide loading and delivery facilities separate from customer parking and pedestrian areas. As the size of the development and the volume of trucks increase, internal circulation patterns should reflect an increasing separation between automobile and truck traffic in order to minimize accidents and congestion. Where possible, connections should be made to adjoining parking areas and access to lots consolidated through the use of shared curb cuts. Design Guidelines 13-2 �City of Southfield Comprehensive Master Plan Pedestrian Access and Circulation 1. 2. 3. An on-site system of pedestrian walkways should be designed to provide direct access and connections to and among the following: • Primary entrance or entrances to each building, including pad site buildings. • Any sidewalks or walkways on adjacent properties that extend to the boundaries shared with development. • Any public sidewalks along the perimeter streets adjacent to the development. • Where practicable and appropriate, adjacent land uses and development, public parks/open space or the other public or civic use. Create opportunities for pedestrian gathering places throughout the site development using sidewalks and plaza areas connected to walkways. Provide appropriate site furnishings for pedestrians. 3. 4. 5. 6. Building Architecture Principles • Parking • Principles • • • • • • Parking areas should be designed for a safe and orderly flow of traffic throughout the site. Major circulation patterns within parking areas should be welJ-defined with curbs and landscaped island and parking spaces along main circulation drives should be avoided. To the maximum extent practicable, dead-end parking areas should be avoided. Parking should be designed to reduce the scale of parking areas and siting a portion of the parking area out of view from the public street. Clear pedestrian circulation paths and amenity areas within parking areas should be included and install landscaping within parking areas to screen spaces and reduce the overall visual impact of large parking areas. 1. 2. 3. 4. 5. 2. Configure developments that accommodate large anchor tenants to promote convenient parking and vehicular access, as well as parking lot visibility. Locate small shops/offices along the street or drive edge, with minimum setbacks. As a general rule, anchor tenant buildings such as large format retail and supermarkets; however, Create a consistent architectural theme for all buildings in the development. Also create building masses and roof forms that reflect the architectural style of the development. Break down larger-scaled buildings into a series of smaller, pedestrian-oriented components. Articulate fa<;ades to reduce the massive scale of large commercial/service/office buildings. Incorporate architectural features that create visual interest and easily identifiable entrances. Building Massing and Roof Form On-site Parking 1. this is just a guideline because they often require visible surface parking for patrons' major shopping trips. Parking lots should be well-landscaped, pedestrian-friendly; adding character to the streetscape. Divide surface parking areas into a series of small, connected lots defined by rows of trees and walkways that link parking areas to destinations. Stagger building setbacks, above mmimum standards if necessary, to enhance visual interest along the streetscape. Do not wrap the perimeters of the developments with parking lots. 6. Design all buildings within the development, including satellite (pad site) buildings and fast food establishments, to reflect a consistent architectural style . Locate higher-intensity satellite building masses at comers designed to " announce" the entrance into the development. Locate higher-intensity building masses toward the center of building complex. Transition building height outward and down to adjacent developments. Punctuate large building masses with towers designed as landmark icons. Segment buildings with a distinguishable base, middle and cap. Reduce building mass. Use the following techniques to diminish the size and scale of buildings: • • Building step backs Variation of pitched roof forms and heights Design Guidelines 13-3 �City of Southfield Comprehensive Master Plan ■ 7. 8. 9. Emphasis and variation of building color and texture Create roof forms that contribute to the unified appearance of the development. Use a consistent roof pitch for all buildings in the development, designed to unite the entire complex. Avoid continuous roof planes. Pitched roof planes should incorporate articulated roof elements that may include the following: 13. Create visual rhythms with structural bays that divide storefronts into a series of repetitive components. Storefronts should be segmented with vertically repeating columns/piers. 14. Promote four-sided architecture. Use similar storefront elements on side and rear building elevations that are visible from public view. 15. Locate building entrances to be clearly identifiable. Use the following techniques to distinguish building entrances: ■ ■ ■ ■ ■ Cross gables Roof monitors Vertical tower elements Roof dormers 10. Terminate the top of pitched-roofed buildings with a distinctive cap. Design roof caps using the following techniques: ■ ■ Grocery Stores and Food Establishments 1. ■ ■ ■ Support pitched roof eave overhangs with corbels of brackets. Sheath pitched roofs with a roofing material that is complementary to the architectural style of the building. Discourage radical roof pitches that create overly prominent or out-of-character buildings. 11. Terminate the top of flat-roofed buildings with a distinctive cap. Design roof caps using the following techniques: ■ ■ ■ Terminate the top of flat roofs with a distinctive cornice and parapet wall. Distinguish the cornice from the building fat.;ade, with the corbel forward from the front plane of the building face to articulate the cornice. Top roof parapet walls with a distinctive cap or coping. 12. Create pedestrian interest at storefront elevations. Use the following elements to provide storefront elevation variety and visual interest: ■ ■ ■ ■ ■ ■ Arcades Awnings Bulkheads Canopies Storefront display windows Transom windows ~uthfield Use towers and articulated corner elements to distinguish building entries. Recess entrances into building fa;ades sheltering patrons from the elements . Define building entrances with an awning or canopy. 2. 3. 4. 5. 6. 7. 8. Design grocery stores to reflect the architectural style of the development. Provide covered entrances and arcades designed to shelter patrons from the elements. Provide tower and other elements that function as orientation features and landmark icons. Use pitched roof forms to project a neighborly image. Break-up pitched roof forms with plane breaks and roof dormers that segment large roof areas into smaller components. Divide grocery store storefront windows with mullions to create a series of individual windows. Design food establishments that reflect the architectural style of the development and use building materials and colors that are consistent with the development' s architectural style. Use a consistent sign type, sty le, materials, and illumination source as those used within the development. Large Format Retail 1. 2. 3. 4. Design large format retail buildings to reflect the architectural style and use consistent building materials and colors of the entire development. Encourage elements such as entrance pavilions to break-up large format architecture. Encourage covered arcades as single-story transitional elements to larger-scaled building masses. Articulate large format building fa9ades by accentuating structural piers. Design Guidelines 13-4 �City of Southfield Comprehensive Master Plan 5. 6. 7. 8. 9. Punctuate building corners with material changes. Encourage material changes to create a distinctive base, middle and top. Encourage raised planters and landscaping to screen building fa9ade. Encourage window openings and awnings to articulate blank fa9ades. Design large format retail fa9ades based upon the following guidelines: ■ • Minimum storefront height: 16 feet Minimum percentage of storefront window area: 25 percent l 0. If flat roofs are used, terminate the top with a substantial cornice element. 11 . Design large format accessory structures (i .e. gas station canopy) to reflect the architectural style of the large format retail building. Office/Research/Industrial 1. 2. 3. The scale and massing of these buildings are generally large, being more oriented to drivers than pedestrians. Street-facing fa9ades of buildings should be highlighted with accent elements, lighting or other features that aid in orientation. Buildings should avoid blank elevations on street frontages through the use of building fenestration and architectural details related to the 'structure' of the building. The selection of materials and colors should provide an enduring quality and enhance the architectural and massing concepts of the building. Screen Walls and Trash Enclosures 1. 2. 3. 4. Install decorative loading area screen walls that complement the building architecture. Soften screen walls with landscaping. Design trash enclosure screen walls to complement adjacent building architecture in terms of materials, texture and color. Locate trash facilities near building service entrances and easily accessible by service vehicles. ~outhfield ... Design Guidelines 13-5 �City of Southfield Comprehensive Master Plan 14 Stewardship and Implementation Introduction Implementation is the most important part of the planning process because it is the point at which the Southfield Comprehensive Master Plan transitions from policy into practice. Implementation is when general concepts identified during the course of the Plan development process take shape and are developed into actual projects and programs. Goals, objectives, and recommended actions that are visionary in the Plan are transformed into detailed regulations, programs, c~pital improvements, agreements, studies, incentives, and other types of implementation activity. Plans that are effective in achieving their goals and objectives include an implementation framework that outlines the general strategies, directions, and priorities of the community. The purpose of this chapter is to identify a course of policy direction for the community, which is then used to make specific decisions as to the actions that must be taken, the department or agency responsible for the initiatives, the actual process and timeframe for completion, and the source of funds necessary to implement the recommendation. Therefore, the role of the Plan is to form the framework by which speci fie decisions may be made. Without strategic direction and an organizational approach, well-intentioned Plans are commonly unsuccessful in seeing their vision become reality. To avoid this outcome, this Stewardship and Implementation Plan chapter includes an overall strategy that will evolve as the Plan matures over the course of time. Tenets of Successful Implementation Communities successful in implementing their Plans and achieving the vision are those able to secure: Commitment. The most important aspect of this implementation program is the commitment of the City's leadership. This involves those who are elected to serve the community including: • • • The Mayor and City Council. Those appointed to positions of influence in the community's development, like the Planning Commission and Zoning Board of Appeals Those in positions to guide decisions being made, such as the City's department directors and staff. {§out~field Commitment reaches beyond these individuals; however, to include those who have a vested interest in how the community develops. Namely: • • • • • Citizens . Landowners and developers . Business owners and managers. Civic clubs and organizations. Other key stakeholders. These are the groups and individuals who will contribute the resources necessary to achieve the shortrange objectives and long-term visions of the Plan. To build this constituency of people willing to make this commitment, this Plan involved the public through a participation program including, the resident opinion survey, sub area stakeholder workshops, public interviews, Comprehensive Master Plan Steering Committee meetings, and workshops with the City's appointed and elected officials. This constituency must be maintained and empowered to implement the Plan. Credit. It is important for the Plan to be cited for its role in decision-making and credited for its leads to success. To ensure successful implementation, all City departments must embrace the Plan and incorporate its recommended actions in their annual budgets and work programs. For example, the Public Works Group may contribute to its implementation with infrastructure, such as streets, water and wastewater facilities, and storm drainage improvements that are consistent with the Plan's policies and recommendations. The Parks and Recreation Department may pursue local, state, and federal funding assistance through land dedication, partnerships, and grants to systematically expand and enhance parks, trails, and open space concurrent with new development and in accordance with the Parks and Recreation Plan. Each department, staff person, board, and commission of the City has an obligation to use this Plan in guiding their decisions and priorities. Involvement. Citizens were the cornerstone of the Plan development process. Their involvement is even more essential to ensure success of the Plan. After all, they are the ultimate beneficiaries of the Plan's success. For the Plan to be successfully implemented, it must continue to enjoy the support and understanding of the community at large and, specifically, the civic leaders. Therefore, leaders must pledge their support to maintain public involvement, community awareness, and a commitment to uphold the values and policies of the Plan. Stewardship and Implementation 14-1 �City of Southfield Comprehensive Master Plan Effective Guidance. This Plan is designed for use on a daily basis to guide sustainable practices and economic development of the community. It is intended to guide staff in their efforts to manage their individual departments, annual work programs, and capital improvement projects. It is also a document that should be highly visible in the decision-making process of the governing body, being referenced often as the community's Comprehensive Master Plan. In addition to its use by the City, it is also designed for use by the private sector as they make investment decisions in the community. The Plan offers the community's commitment for its future, which must, in tum, offer businesses and property owners' sufficient confidence in their decisions. The Plan should be a definitive . source of information and act as a valuable resource for both the public and private sectors. The Comprehensive Master Plan and its components must be used in reviewing development project proposals, as well as investing in community infrastructure and provision of municipal services. The overall community vision, governing principles, goals and strategies/recommendation articulated in each element of the Plan should be referenced in other related studies and projects to ensure consideration of the Plan in all essential functions and operations of City government. Integrative Planning. Opportunities for integrating the Plan's recommendations into other business practices and programs of the City, County, and other government entities are a vital element toward widespread recognition of the Plan as a decisionmaking tool. For instance, the recommendations should be widely used in decisions pertaining to infrastructure improvements; proposed new development and redevelopment; expansion of public facilities, services and programs; and the annual capital budgeting process. The Plan should be referenced often to maintain its relevance to local decisions and to support the decisions that are being made. Regionalism. The City is in the position to coordinate the implementation tasks associated with this Plan. However, since the decisions that are made will impact the County and the larger region, implementation of the Plan should not rest solely on the City. Instead, the vast array of stakeholders that will play a role in the future of the community and region should all participate in its implementation. Entities such as the city of Southfield, Oakland County, Southeast Michigan Council of Government, Southfield School District, and the state of Michigan should all be heavily involved in varying capacities toward the implementation of the Plan's initiatives. Their involvement may be through funding participation, planning coordination, project management and administration, regulation and enforcement, or shared provision of facilities and services, among other actions. In addition to the cooperation that currently occurs, a renewed commitment by each entity to form regional alliances and partnerships must be formed and sustained to maximize the benefits of regionalism. Evaluation and Monitoring. This Plan will require periodic review and amendment to ensure that the goals, objectives, and recommendations reflect the community's changing needs and attitudes. In and of itself, the Plan is capable of accomplishing very little. Rather, community leaders and citizens must assume ownership in the Plan to see that it is successfully implemented. Great care must be taken to ensure that the recommended actions of this Plan are viable and realistic as they relate to the City's adopted and approved Plans, policies, programs, and budget. Progress reports provided to the City Council on an annual basis will be important to allow continuous monitoring of the Plan's implementation and accomplishments. Success. A strategy used by successful organizations is to seek results early in the implementation process. By doing so, stakeholders are able to see the benefits of their involvement. Momentum is a result, which naturally solicits more involvement by people desiring to be involved in a successful program. In this Stewardship and Implementation Plan Chapter, there are various recommendations that do not bear significant budgetary obligation. These programs and activities provide an immediate opportunity to make an impact on the community and, thus, on the successful implementation of this Plan. Organizational Structure The City has made an investment in the preparation of this Plan. This investment signals its foresight and preparedness to find creative solutions to the issues identified through this process and to proactively manage its future development, redevelopment, improvement and enhancement in a wise and fiscaIIy responsible manner. This Plan was developed over the course of approximately two years. The planning process was designed to involve the community to decide their preferred future and make commitments to support the Plan's recommendations and initiatives. With the level of resources committed by the City and the amount of effort devoted to the process by residents, there is a high expectation for its implementation. The Plan is expected to guide each decision about the physical and economic development of the community and should maintain its presence as a "blueprint for a new century" of Southfield. Stewardship and Implementation 14-2 �City of Southfield Comprehensive Master Plan Roles of the Mayor and City Council. The Mayor and City Council should be the central focus of the Plan's implementation program. They will be responsible for deciding and establishing the priorities and timeframes for tasks. As the governing body, they are also responsible for consideration of the funding commitments that will be required to realize the community's vision, whether it involves capital improvements, new facilities and expanded services, additional staffing, more studies, or programmatic changes such as the City's codes, zoning ordinance and procedures. The Mayor and City Council will also play a significant role in the ability of entities to carry out regulatory, programmatic, and capital improvements cited in the Plan. In many cases, the Mayor and City Council will be offering final approval of projects and their costs during the budget process. The ability to provide resources for many of the tasks required to implement the Plan will rest largely with the Mayor and City Council. Many of the tasks presented as action statements may require the participation of various City departments and outside partners. The Mayor and City Council can ensure that departments continue to follow the spirit and policies of the Plan and implement the needed actions. Active support of the Mayor and City Council will also be a strong signal to potential private and public partners that the elected officials believe in the merits of the Plan. The Mayor and City Council are ultimately responsible for authorizing implementation projects and activities, as well as ensuring their consistency with the Plan and its policies. They should direct the Planning Commission, manage the departmental directors and staff, and oversee the activities and progress of the Planning Commission. Planning Commission as Facilitators. The momentum that has swelled during the course of this process should not be allowed to falter once the Plan has been adopted. Concurrent with the approval of the Plan, the Mayor and City Council should clearly state their expectations for the role of the Planning Commission in the management and oversight of the Plan's implementation program. As the appointed commission responsible for the community's sustainability and development, they may be given the charge to oversee implementation and become empowered to make ongoing decisions without necessitating the Mayor and City Council review at every decision point. Rather, an annual program of implementing actions should be established by the Mayor and City Council, upon recommendation of the Planning Commission, with adequate resources and direction to successfully accomplish the program tasks. The Planning Commission should prepare an Annual Report of Progress for submittal and presentation to the Mayor and City Council. The annual report could precede the Mayor's State of the City address. The status of implementation for each programmed task of the Comprehensive Master Plan should be central to this report. Significant actions and accomolishments during the past year should be recognized and recommendations should be made for needed actions, programs, and procedures to be developed and implemented in the coming year. The annual report should be coordinated with the annual budgeting process to allow recommendations to be available early in the budgeting process and requests for capital improvements and major programs to be reviewed. Several tasks set forth in this Stewardship and Implementation Plan Chapter shall be the responsibility of the Planning Commission. The Planning Commission should complete the preparation of necessary studies, ordinances, and some programmatic initiatives prior to submitting to City Council. In other cases, the Planning Commission should play a strong role as the "Plan Facilitator;" overseeing the process and monitoring its progress and results. Together, City staff and the Planning Commission should be responsible for ensuring that the Plan impacts daily decisions and actions by other stakeholders. Under the umbrella of the Planning Commission may be a series of technical teams comprised of various City department directors and staff and/or other boards and commissions, who provide technical competence in the following areas: ■ ■ Governance. This team shall be responsible for the necessary coordination with the Mayor and City Council on tasks requiring their direct involvement and decisions. They should also communicate with the technical staff of the County, school district, and other local, regional, statewide, or federal agencies and organizations. Their primary role should be intergovernmental coordination to ensure projects are consistent with the objectives and missions of other agencies and to negotiate amenable terms and agreements, as necessary. They should also be charged with identifying opportunities to collaborate on projects that may be jointly funded, constructed or operated. Infrastructure - Any improvement or project dealing with infrastructure should require the attention and effort of this team. The members of the team should require technical knowledge and Stewardship and Implementation 14-3 �City of Southfield Comprehensive Master Plan • • • expertise with utility and other infrastructure systems, as well as with their means and methods of funding . They should work closely with each of the other technical teams to coordinate needed infrastructure improvements. Economic Development. This technical team should play an active role in pursuing projects that contribute to the community' s economic development. They should coordinate the tasks of the other technical teams in a manner that will benefit existinob business and new investors in the . community, as well as assist in the implementation of the sub area plans. Planning. This technical team should be a workino arm of the Planning Commission, assumi~g the responsibility for implementing their projects and initiatives. They should ~oo~dinat~ closely to maintain a line of commumcat10n with the community to monitor shifting priorities and needs. For instance, the team should facilitate the code redrafting process, acting in a role to gauge the public' s acceptance of new requirements and restrictions. Livability. This is the technical team that should be responsible for taking on the implementation initiatives for such projects and improvements as parks and public open space, trails and bikeways, gateways and corridor enhancement, and overall community appearance. While the Stewardship and Implementation Plan Chapter is a beginning, the Planning Co_mmiss~on may be charged with the role of honing specific actions beyond the information provided in the Plan. The Planning Commission would determine methods o~ programs to be used to implement the proposed actions, specifically identifying which agencies and/or departments will be responsible for their implementation, estimating costs, identifying pr~posed sources of funding, and establishing timeframes m which the recommended actions would be accomplished. An Ongoing Role for Residents . Citizens of Southfield contributed ideas and comments during the Plan's development process that were incorporated and shaped the resulting proposals and recommendations. Citizens should continue to be involved in implementation and maintenance of the Comprehensive Plan. The Planning Commission, stakeholder groups, public meetings and community workshops, ~ublic_ forums, newsletters, media releases, and public notices are all media that should be used to inform and involve citizens in the planning process. Actual methods and activities for public participation should be carefully Southfield chosen and structured to yield meaningful and effective involvement. Accountability is Essential In order for the Plan to sustain its level of influence in the community's decision-making processes, there must be an implementation structure that requires . . . accountability. Without a system of accountab1hty, 1t will be difficult to evaluate and monitor the status of individual initiatives, as well as the overail success of the implementation program. A means of regular reporting will be necessary to mainta!n constan~ communication between each of the 1mplementmg bodies. Regular and periodic status reports will allow continuous monitoring and modifications to account for unforeseen circumstances. A good plan is one that continues to reflect the current conditions and character of the community. As new issues arise, the Comprehensive Master Plan will require modifications and refinements to remain relevant and resourceful. Over time, some action statements will be found impracticable or outdated, while other plausible solutions will emerge. Refinements and changes should occur consistently, but with minor changes occurring annually and more sionificant modifications taking place every five years. b In some cases, simple changes to action statements may be necessary. In others, entire goals may need to be modified. Even the overall vision of the Plan should be consistently scrutinized to ensure that it is reflective of the hopes and needs of the community. Annual Plan Evaluations. Plan evaluations will provide the opportunity for regular review and preparation of minor Plan updates and revisions, such as changes to future land use, implementation of actions, and review of Plan consistency with ordinances and regulations. Plan evaluations should be prepared and distributed in the form of an appraisal report, with recommendations for necessary amendments to the Comprehensive Master Plan. Identification of potential Plan amendments should be an ongoing process by the Planning Commission, as well as City staff, throughout the year. Proposed Plan amendments resulting from an evaluation report should be reviewed and recommended by the Planning Commission and adopted in a ma~er similar to the Plan itself. This process inc1udes public . hearings and consideration of action by the Planning Commission and City Council. Evaluation and Appraisal Report. Evaluation and appraisal reports should be prepared every five years, and follow Section 5.59-Comprehensive Master Plan Procedures, Article 4-General Provisions of the City ' s Zoning and Planning Code. Each report will ensure Stewardship and Implementation 14-4 �City of Southfield Comprehensive Master Plan renewal and continued use of the Plan by the Planning Commission, Mayor, City Council, and staff. Annual evaluations and resulting Plan amendments from the previous four years should be incorporated into the next Plan update. The result of the evaluation and appraisal report will be a revised Comprehensive Master Plan for the City, including identification of new or revised information that may result in an updated vision, policies, goals, objectives, and action statements. Intergovernmental relationships can help improve cooperation by: Intergovernmental Cooperation • Intergovernmental cooperation refers to any arrangement between two or more jurisdictions, such as the city of Southfield, Road Commission for Oakland County and other County agencies, the Southfield School District, the state of Michigan, and other governmental or non-governmental public agencies to communicate visions and coordinate Plans, policies, and programs to address and resolve issues of mutual interest. It may be as simple as regularly sharing information or it may involve entering into intergovernmental agreements to share resources, such as buildings, facilities and equipment, staff, and revenue. In some communities, it has evolved into consolidation of services and jurisdictions. Intergovernmental cooperation is becoming more important as each jurisdiction struggles with increased service demands and limited resources. Issues tend to be common across jurisdictional boundaries, affecting more than one community or region. Improved mobility means that people, money, and resources move freely across jurisdictions. For instance, those traveling to and through Southfield use a network of transportation routes and modes, which include those that are owned by a variety of other jurisdictions including the Road Commission for Oakland County and the Michigan Department of Transportation. Therefore, it is essential that there is communication and coordination between entities to provide the infrastructure and services necessary to function effectively. Frequently, the actions of one jurisdiction impact others. Increasingly, jurisdictions are acknowledging that vital issues are regional, rather than local, in nature. Watersheds and other ecosystems, economic conditions, land use, transportation patterns, housing, and the effects of growth and change are issues that cross the boundaries of the community and impact not only Southfield, but also Oakland County and the larger region. The economic health of Southfield and its larger region are innately interconnected, meaning that the success of one is largely dependent on and, thus, responsible for the success of all. • • • • Benefits of Cooperating As introduced above, there are widely ranging benefits of cooperation some of which include: • • • • • ~outhfield Providing an opportunity and reason for communicating with other jurisdictions and agencies. Getting jurisdictions thinking about the intergovernmental impacts of their actions. Offering a forum for discussing intergovernmental issues and resolving conflicts. Helping to ensure that the community's actions are consistent with those of other governmental jurisdictions and agencies. Providing ongoing opportunities for cooperation as the Plan is implemented, monitored, and updated. Cost Savings. First and foremost, cooperation can and does save money by increasing efficiency and avoiding unnecessary duplication of services. It may also offer opportunities to provide facilities and services that may not be possible to provide individually, such as recreation/sports facilities and other major capital investments. Solving Larger Issues. There are many issues that are beyond the control of each individual jurisdiction and require cooperation to address. Examples of these issues may include such things as major transportation improvements, and economic development, among others. Predictability. Decisions and outcomes that are predictable are of great benefit to residents, businesses, land owners, and others. Any opportunity to coordinate to resolve potential disputes or conflicts with other jurisdictions that may impact the community will save time and money. Mutual Understanding. As jurisdictions work together and become more acquainted with the vision and preferred outcomes of other entities, they may work together to achieve common goals and interests. Enhanced Public Service. Those who benefit the most from intergovernmental relationships are their Stewardship and Implementation 14-5 �City of Southfield Comprehensive Master Plan constituents. Increased and improved services may be provided at reduced cost when jurisdictions eliminate duplication and work together. • Implementation This Comprehensive Master Plan is intended as a working document that will impact the way the community manages sustainability and economic development. The intent of the implementation program is to achieve the goals and objectives that embody the City' s commitment, which is the result of this intensive effort. While the primary responsibility for implementation rests with the City Council, it must involve a host of other individuals and agencies working in partnership to be successful. The Plan may be implemented in the following ways: • • • • • Updating Regulations. The Comprehensive Master Plan includes recommendations for amending the current development ordinances to accomplish the community vision. The Plan may be used as the policy framework to support these changes and the decisions resulting from the new or revised regulations. Land Use Decisions. Every decision City Council makes will affect the community's land use, whether it is the improvement of infrastructure, sustainable policies, or economic development incentives. This Plan may be used to guide these decisions, as well as those that are made in response to development proposals. Capital Improvements. The Plan may be used to coordinate the provision of public facilities and services and for establishing priorities and timeframes for municipal investments and improvements. It is essential that there is close coordination between infrastructure improvements and the City' s Future Land Use and Sub Area Plans in order to effectively manage development. Economic Incentives. The City's Future Land Use Plan should be used as a basis for deciding economic incentives, thereby encouraging businesses to locate in areas or select sub areas. Infill development areas and redevelopment sites should receive incentives, to direct new economic opportunities in areas that can be efficiently serviced by existing infrastructure. Private Investments. Land owners and developers may use the Plan in making decisions about private investments to ensure that new development is consistent with the Future Land Use Plan and compatible with existing neighborhoods and establishments. • Personnel. Successful implementation of this Plan will impact requirements for staffing. Since the current staff is fully occupied with ongoing responsibilities, new or redefined positions are warranted to concentrate sufficient attention to the Plan' s recommendations. Funding. Implementation of the Plan will require adequate funding , which may come from current revenue sources, a dedicated funding source, or outside grant funds from the state and federal governments. Annual appropriations and capital improvement funds will likely require reallocation to implement the Plan' s recommendations. Action Plan The Action Plan outlined below includes the individual tasks that should be accomplished within the next 20 years. The priorities are established by the identified timeframe. To ensure accountability, a lead agency is identified, who may coordinate with other agencies to accomplish the task, but who is ultimately responsible for its timely and successful implementation. A primary implementation mechanism is also identified, which may be matched with other state funds , grants, dedications, and in-kind services. Some of the recommendations and strategies are actively being accomplished by various City departments and should be continued and/or supported to further advance the Plan's successful implementation. Stewardship and Implementation 14-6 �City of Southfield Comprehensive Master Plan Plan Recommendation Implementation Mechanism * Primary Responsibility ** Short Term/ i\Iid Term/ Long Term Priority Housing and Neighborhoods Target key opportunity sites for higher density residential redevelopment. The City should look into key areas to consolidate properties to channel development into these areas, which may involve rezoning for higher density residential. Promote larger lot, housing opportunities in the northern and western sections of the City by continuing to support zoning regulations for such development and to preserve and protect areas natural features and character. Continue to investigate and prepare a Home Occupation Ordinance and any necessary code revisions to accommodate homeowners the use of their primary residence as a place of business. Keep revising building codes to accommodate changes in community demographics and be sufficiently flexible to meet the greater diversity of resident's needs for health, safety, well being, sustainable development and age in place. Establish a private/public partnership to develop a manufacturing incubator program and facility in an industrial district along Eight Mile Road. Promote awareness of housing programs and services for special groups such as low to moderate-income households, ageoriented population, physically challenged and families in need of child and adult day care. Develop and organize a neighborhood round table with representatives from block clubs and neighborhood associations to discuss organization and improvement initiatives. Continue to provide incentives for property owners to maintain and enhance their property. Provide low interest loans to property owners for property improvements and promote property maintenance education. Provide tool rental vouchers to homeowners to help offset the costs of do-it-yourself improvement projects and provide loans to age-oriented homeowners to help them manage repairs and improvements to their homes. Keep improving the housing stock by working with public and private agencies. Rehabilitate, or if necessary, demolish identified distressed properties to prevent further deterioration of the neighborhood and maintain home ownership. Establish a pilot housing project that is more sustainable, healthy, durable and energy efficient. Define neighborhoods based on their character and/or history by developing specific neighborhood improvements (i.e. , landscape, entry markers, parks/open space, etc.) Continue to inventory blighted houses and establish programs to rehabilitate or remove them. Neighborhoods will include pedestrian and bike paths that are interconnected with a community-wide pathway system. ~outhfield ., ·, ,. Zoning Ordinance PC HC Short Term Zoning Ordinance PC Short Term Zoning Ordinance PC Short Term CIP BUD CE PD Short Term CIP EDC Short Term HC Mid Term CR Short Term HD Short Term HUD HD Short Term CDBG PWG Mid Term GIS BUD CE Short Term SAFETEA-LU PWG Mid Term MSI-IDA HUD CIP MSI-IDA HUD MSI-IDA Stewardship and Implementation 14-7 �City of Southfield Comprehensive Master Plan Plan Recommendation Implementation Mechanism * Primary Responsibility ** Short Term/ l\lid Term/ Long Term Priorit)' Recreation and Natural Resources • Continue to implement the current Parks and Recreation Plan with regular updates every five years. Work with Oakland County and the State to develop and promote the Rouge Green Corridor as a natural corridor of scenic value, recreational and educational opportunities of diverse natural resources. Convert appropriate vacant, City-owned parcels into pocket parks or neighborhood playgrounds. Provide incentives for developers to incorporate open space into their project. Continue to modernize existing park facilities through upgrades in design, equipment, barrier free accessibility, uniform entrance/directional/interpretive signs and landscaping to keep parks safe and attractive. Explore even more funding opportunities for park improvements. Improve the monitoring of recreation programs and fees to ensure they meet the desires of residents and accommodate enrollment figures through surveys, focus groups and/or assessment of current enrollment fees to ensure affordability for area residents and cover department costs . Keep abreast of the latest trends in recreation programs and facilities through the national and local Recreation and Park Association's programs and events. Expand and introduce single adults, age-oriented population and multi-generational programs and events Continue to prohibit clear cutting of large stands of trees and/or require relocation of significant/mature specimens to public open spaces. Keep developing tree replacement and planting programs for parks, road corridors and open spaces that will improve overall quality of life. Continue to use technology, such as GIS maps and other tools to inventory woodlands and wetlands. Continuously and diligently pursue regulations of natural resources. Establish city-wide sustainable policy ordinances. Implement programs to maintain and improve natural areas through partnerships with local citizens, agencies and businesses. CIP PR Short Term MNRTF LWCF PRB Short Term CIP PRB Long Term Zoning Ordinance PC Mid Term CIP PR Short Term CIP PRB Short Term CIP PR Mid Term CIP PR Mid Term CIP PRB Mid Term Zoning Ordinance PC Short Term MPG PWG Mid Term GIS PWG Short Term Zoning Ordinance PC PR Short Term CIP PWG Mid Term CIP EDC Mid Term Zoning Ordinance ULA MCC BD Short Term Business and Economy Coordinate with area businesses and the Southfield School District to encourage job creation and retention for young adults. Make efforts to retain and encourage the expansion of large institutions and employment centers including local universities and hospitals. Southfield /,' - ~ Stewardship and Implementation 14-8 �City of Southfield Comprehensive Master Plan I Plan Recommendation Continue to implement Wi-Fi high-speed, broadband Internet access throughout the entire community. Work with SMART to improve transportation services and facilities to the City' s major business sub area districts and corridors. Combine effort and resources of the City and the City Centre Advisory Board to develop a private/public partnership to implement the City Centre sub area plan. Reinstate business roundtable meetings with private sector leaders and realtors in the corridors and sub area districts. Organize collaborative market programs and identify top priority development and redevelopment sites. Organize a focus group of technology business owners and Lawrence Technological University to develop a technology market initiative. Examine the feasibility of creating a Corridor Improvement Authority for Telegraph Road, Southfield Road and City Centre ' s sub area districts. Organize the faith-based institutions and organizations in promoting and facilitating neighborhood economic development and services to area residents to find quality jobs. Acquire and implement business needs assessment database software (Synchronist, Executive Pulse, etc.) tc respond to employer's needs. Encourage home businesses in areas where they will not detract from their surroundings. Develop a business forum to discuss business retention and expansion programs to resolve problems and grow locally. Use the local cable network and a business assistance portal on the City's Web site to increase awareness of available local, county and state business incentives and assistance programs, existing business expansion and new business attraction efforts. Prepare market-oriented development package materials, including site identification, incentives, workforce skills. These packages would target office employers, technology businesses and retail and consumer service businesses. Continue to address scattered land use patterns, inadequate commercial lot sizes, high building vacancy rates, poor building conditions, and traffic issues through updated land use arrangements and policies. Continue to concentrate compatible commercial uses into sub area districts and select corridors where residential areas can provide a base of support. Promote compatible mixed-use and infill residential or office for those areas between the commercial and residential areas. Continue to update applications/forms and site plan review procedures to streamline approvals to encourage desired development and redevelopment. ~outhfield_ I Tl• Implementation Mechanism * Franchise Agreement Primary Responsibility ** Short Term/ i\lid Term/ Long Term Priorit)' FSG Short Term TEDF SAFETEA-LU MCC Long Term CIA BID/PSD ULA CCAB Short Term BD CIP CR Short Term CIP BD Short Term CIP BD Short Term CIP HD Long Term CIP BD Mid Term Zoning Ordinance PC Short Term CIP MCC CR Short Term CIP BD CR Short Term Zoning Ordinance PC Mid Term PC Long Term BUD CE PD Short Term Zoning Ordinance BID Zoning Ordinance Stewardship and Implementation 14-9 �City of Southfield Comprehensive Master Plan Plan Recommendation Promote adaptive reuse of buildings through use of redevelopment overlay districts that offer flexibility in regulations. Keep participating in a regional economic development consortium to seek out and pursue economic development opportunities that will diversify and strengthen the economic market. Encourage the Southfield Community Foundation to increase its financial assets and designate economic and community development as its top financial investment priority. The Foundation should sponsor a reunion of former Southfield graduates that could spearhead economic development initiatives. Reorganize the Southfield Chamber of Commerce mission to strengthen its services to local businesses and contribute in a more defined way to support local economic development programs. Implementation Mechanism * Primary Responsibility ** Short Term/ Mid Term/ Long Term Priority Form-Based Code PC Mid Term CIP BD Short Term CIP SCF Mid Term CIP BD Short Term MNRTF LWCF PR Long Term PWG , PD,PR Mid Term PWG Mid Term SRS PWG Mid Term CIP PWG Short Term CIP PWG Short Term CIP PWG Long Term CIP PWG Short Term CIP MCC Short Term CIP PWG Mid Term CIP PWG Long Term CIP, TEDF, BID/PSD, TIFA EDC, Other Mid Term CIP PWG Mid Term CIP PWG Short Term Transportation and Infrastructure Link neighborhoods, commercial/mixed use districts, cultural, civic facilities , schools, higher education facilities and other destinations through parks, open space and pathways. Prepare a city-wide non-motorized transportation master plan Continue to work with local road authorities, to coordinate signalization and light-timing. Implement a "Safe Route to School" program at elementary and middle schools. Reduce storm water runoff and low-impact development techniques for storm water management. Provide regular maintenance of water and sewer infrastructure. Capitalize on utility and transportation corridors to create a linear open space system. Continue planning, design, construction and repairs of sanitary sewer facilities . Educate all water users to practice water conservation techniques. Support the addition of renewable energy to the current energy portfolio and sustainable design of City structures. Separate turning movements at high volume intersections and provide right turn lanes to minimize crashes and improve traffic flow. Enhance primary and secondary gateways. Implement access management techniques and promote efficient circulation. Implement an intersection hierarchy to prioritize improvements on large volume roads. ~outhfiel~ SAFETEA-LU CIP Stewardship and Implementation 14-10 �City of Southfield Comprehensive Master Plan Plan Recommendation Continue to inventory existing road conditions and properly plan for maintenance, improvement or reconstruction as necessary. Improve the public transportation system through transit shelters, expanded routes and schedules, and transit-oriented development. Incentivize transit-oriented, pedestrian-friendly development along existing or proposed transit routes. Incentivize mixed-use development to encourage transportation mode shift and reduce vehicle miles traveled city-wide. Require wide pathways along the frontage of new development with internal, connected sidewalks. Pursue creation of new/additional corridor improvement authorities/fIFA/CDA districts to enhance public and private realm aesthetics along key corridors and at key gateways. Amend zoning ordinance with access management standards for arterials and collectors in Southfield. Prepare access management corridor plans for identified problem corridors in the City. Establish process and assign responsibility for regular coordination with area communities and groups to identify opportunities for regional paths and connections. Pursue grants and other funding to construct pathways along state/federal roads, where practical and in conjunction with improving Southfield's image along freeways. Update city standards to require preparation of traffic impact studies large developments. Aggressively pursue grants to construct critical pathway connections and public amenities. Community Facilities and Culture Support community heritage and diversity through development of interpretive information centers located in community facilities throughout the City. Support and communicate heritage and ethnic appreciation days, holidays and festivals to encourage participation by the entire community. Work with Southfield School District to plan for school closings and/or school expansion programs. Monitor the efficiency of the City's various departments to prevent any duplication of work and ensure consistent application of policies. Regularly engage the community on civic activities and events. Require coordinated landscaping and site design that will relate municipal buildings to one another and to the overall community. Incorporate wayfinding signs that signify areas of interest throughout the City. ~puthfield Implementation Mechanism * Primary Responsibility ** Short Term/ I\lid Term/ Long Term Priority GIS PWG Short Term CIP PWG Long Term Zoning Ordinance PC Long Term Zoning Ordinance PC Mid Term Zoning Ordinance PC Short Term TIFA, DDA, CIA, PSD/BID BD, PC Short Term Zoning Ordinance PC Short Term CIP, CIA, MDOT PWG/PC Short Term Coordination PR Mid Term CIP, SRS, MDOT PR, PWG Mid Term City Code PC,PWG Short Term CIP, MDOT PR Short Term CIP CR Short Term CIP CR Short Term CIP MCC PC Short Term CIP FSG Mid Term CIP CR Short Term Zoning Ordinance MCC Mid Term CIP PWG Mid Term Stewardship and Implementation 14-11 �City of Southfield Comprehensive Master Plan Plan Recommendation Enhance the night life experience by encouraging a diversity of entertainment-related businesses. Establish a Town Square at the municipal complex and City Centre that includes a traditional downtown, public fountains and other amenities. Establish a regulating plan for areas designated for a more urban character. Develop building form standards and design standards that enhance existing architecture. Continue to design public spaces and streetscapes to attract pedestrians and enhance vitality. Require safescaping measures that reduce visual barriers to police - such as opaque fencing, walls, and dense vegetation. Continue to promote programs that help residents prepare for natural disasters and emergency situations. Keep offering educational programs on the importance of water quality protection and recycling in our community. Keep developing facilities such as a community kitchen, farmers market, community gardens or community farms where residents can participate and learn about healthy living. Continue to establish learning opportunities for our age-oriented (senior) citizens. Continue to promote the new youth center and coordinate with schools to provide a comprehensive after school program. Step up the participation in Walk! Michigan. Continue to establish community healthy living programs that present Southfield as a premier healthy community in the region. Continue to work with area human service agencies to provide needed services to residents. Implementation .Mechanism * Primary Responsibility ** Short Term/ Mid Term/ Long Term Priority Zoning Ordinance BD Mid Term TIF CIA PSD CCAB PR Short Term Zoning Ordinance PC Mid Term Form-Based Code PC Long Term SAFETEA-LU PWG Short Term SAFETEA-LU PC Mid Term CIP MCC Short Term CIP MCC Short Term MNRTF MCC Mid Term SCF MCC Mid Term SCF SCF Short Term CIP CR Mid Term CIP MCC Short Term CIP HS Short Term Zoning Ordinance PC Short Term Zoning Ordinance PC Short Term Zoning Ordinance PC Short Term Zoning Ordinance PC Short Term Zoning Ordinance PC Mid Term Future Land Use Establish regulatory incentives that encourage energy conservation and use of green technology or LEED™ certification as part of site and building development/redevelopment projects. Step up the planning and zoning of small areas of neighborhood commercial uses at main intersections near neighborhoods to provide goods and services. Continue to foster the revitalization and redevelopment of existing uses or areas which have become obsolete or are showing signs of aging. Keep eliminating non-conforming uses and incompatible land use patterns in accordance with the plan. Continue to allow local institutions such as schools and churches to develop within neighborhoods provided they maintain a scale and intensity with minimal traffic impacts. i.§outhfi_e ld Stewardship and Implementation 14- 12 �City of Southfield Comprehensive Master Plan Plan Recommendation Maintain creation of commercial and office development patterns that are grouped in strategic locations along corridors with high density residential development. Continue to require buffering, in the form of vegetation and attractive fencing for new development that is in conflict with adjacent land uses. Continue to use transitional zoning to minimize land use conflicts, so that high intensity uses are surrounded by gradually less intense uses. Provide large scale regional commercial mixed use development at the City Centre without adverse impacts on traffic flow or nearby neighborhoods. Keep encouraging senior housing, providing a full continuum of care, in mixed-use areas near commercial nodes or retail and service centers. Continue to use City incentives and sources of funding to stimulate development and redevelopment of corridors and sub areas. Continue to monitor the State's "Brownfield" incentive programs to encourage development/redevelopment of contaminated and obsolete sites. Incorporate land use and development strategies from Cornerstone Development Authority's strategic planning efforts. Continue to ensure site design reflects the quality and character of Southfield by updating Zoning Ordinance and City Codes, and approval of Community Design Guidelines. * Implementation Mechanisms: BRA - Brownfield Redevelopment Authority BID/PSD - Business Improvement District/Principal Shopping District CDBG - Community Development Block Grant NEZ - Neighborhood Enterprise Zone CIP - Capital Improvements Plan TIFA - Tax Increment Financing Authority ODA - Downtown Development Authority SA - Special Assessment MNRTF - Michigan Natural Resources Trust Fund LWCF - Land and Water Conservation Fund CIA - Corridor Improvement Authority MPG - Michigan Natural Resources Tree Planting Grants LDFA - Local Development Financing Act MSHDA - Michigan State Housing Development Authority HUD - Housing and Urban Development PT A - Property Tax Abatement ULA - Urban Land Assembly Program SRS - Safe Routes to School Program TEDF - Transportation Economic Development Fund Implementation Mechanism * Primary Responsibility ** Short Term/ Mid Term/ Long Term Priorif)' Zoning Ordinance PC Short Term Zoning Ordinance PC Short Term Zoning Ordinance PC Short Term Zoning Ordinance CCAB Mid Term Zoning Ordinance PC Mid Term PTA SA ULA MCC BD Short Term BRA BD Short Term CDA CDA Short Term Zoning Ordinance PC Short Term FSG - Fiscal Services Group HD - Housing Department MDOT- Michigan Department of Transportation PR - Parks & Recreation PD - Planning Department PWG - Public Works Group SAFETEA-LU - Safe, Accountable, Flexible, Efficient Transportation Equity Act: A Legacy for Users ** Commission, Corporation and Authority Abbreviations: MCC - Mayor & City Council PC - Planning Commission ZBA - Zoning Board of Appeals CCAB - City Centre Advisory Board CDA - Cornerstone Development Authority HC - Housing Commission EDC - Economic Development Corporation PRB - Parks & Recreation Board SCF - Southfield Community Foundation ** Department/Agency Abbreviations: BD - Business Development BUD - Building Department CE - Code Enforcement CR - Community Relations Stewardship and Implementation 14- 13 �City of Southfield Comprehensive Master Plan Implementation Tools Zoning Ordinance Review This section of the Chapter will summarize the various recommendations into a checklist to outline actions and responsibilities for implementation. Tools to implement the Comprehensive Master Plan generally fall into these categories: A review of the City' s Zoning Ordinance and map was completed to identify potential changes to implement recommendations of this Comprehensive Master Plan. The review only suggests potential changes based on the plan, it does not evaluate the Zoning Ordinance for specific issues, problems, interpretations and compliance with current laws, legislation and case law. • Land use regulations derived from police powers. • Capital improvement programs derived from budgetary powers. 1. Each tool has a different purpose toward Plan implementation. Some suggest specific short term priorities, some are medium term policies and others involve on-going activities. The key tools are described below. ,~.,~ 1"~'"' Land Use Regulations The primary tools for Plan implementation, such as the Zoning Ordinance and other land use regulations, are summarized below. The City also has a number of other codes and ordinances to ensure that activities remain compatible with the surrounding area, such as noise, blight and nuisance ordinances and to control impacts on the environment and infrastructure. Zoning Map. The intent is that changes to the zoning map over time will gradually result in better implementation of the objectives encouraged in the Future Land Use Map. In some cases, the City may wish to initiate certain zoning changes as part of an overall zoning map amendment. Other changes to the zoning map will be made in response to requests by landowners or developers. In those cases, City officials will need to determine if the time is proper for a change. A key point to remember is that the future land use plan is a long range blueprint: implementation is expected, but gradually in response to needs, conditions and availability of infrastructure. Zoning Regulations. Zoning regulations control the intensity and arrangement of development through standards on lot size or density, setbacks from property lines, building dimensions and similar minimum requirements. Various site design elements discussed in this Plan are also regulated through the site plan review process, which addresses overall site design for items such as landscaping, lighting, driveways, parking and circulation, access management, pedestrian systems and signs. Zoning can also be used to help assure performance in the protection of environmentally sensitive areas such as floodplains, state regulated wetlands and woodlands. (§outhfie~.ct Overall Organization. The City should consider a comprehensive revision to the ordinance. There have been major advancements in the organization and structure of Zoning Ordinances that make these documents more user-friendly to the public and easier for the City to administer. . 1 3 stones ma" I 35 11 max height I T 10ftm-; i rear vara ! I ! .,___..,___..._ _ - --iI Oftm,n ioeyar::l wi:,rewal! 2. Zoning Map Changes. Areas on the Future Land Use Map that call for different land uses than are allowed under current zoning should be reviewed by the Planning Commission. Where there are differences, the City should review the zoning designations as compared to the Future Land Use Map to see what rezonings are appropriate for the City to initiate upon adoption of the Plan and which are more appropriate at a later time or at the property owner's request. Rezoning requests, either City initiated or from an applicant, shall use both the maps and text in the Future Land Use Plan as a guide. The graphic on the following page identifies areas where the current zoning is different from the Future Land Use Plan. Most of these areas are located within the sub areas. It is recommended that the City consider developing Stewardship and Implementation 14-14 �City of Southfield Comprehensive Master Plan Figure 14-1: Differences between Current Zoning and Future Land Use specific zoning districts or overlays for each of the sub areas to outline the unique range of uses and the special design character of each. The Southfield Zoning Ordinance does not address home occupations. As discussed in the Future Land Use Chapter, regulations on home occupations should be added that regulate the types of businesses that can be conducted within residential districts. Today' s business climate lends itself to people working out of their homes, and most communities accommodate it, with some parameters to ensure the residential nature of the neighborhood is protected. To accomplish this, regulations should be developed that ensure the residential character of the neighborhood remains by limiting things such as traffic generated, signage, lighting, parking, number of employees, etc. A form based code, a zoning approach which focuses less on permitted uses, but more on building size, shape, and location within a site, should be considered for the City Centre sub area. A form based code would have detailed design standards to direct building form and relationship to the street in a manner that will achieve the desired environment. Single-Family Residential Districts. Southfield has a number of single-family residential districts with minimal differences. For example, R- 1 through R-4 Districts permit the same uses and have the same required lot area and width with only slight setback differences. Some of these districts could be combined to simplify the ordinance. 3. , Southfield .> - - 4. Multiple-Family Residential Districts. The multiple family districts regulate density based upon number of rooms, which can be counterproductive toward the goal of more Stewardship and Implementation 14- 15 �City of Southfield Comprehensive Master Plan 5. 6. owner-occupied condominiums as opposed to rental apartments. Instead, the City should consider establishing a base number of units per acre, regardless of number of rooms per unit. exchange for higher quality development. PUD developments can accomplish the following: In addition, the appearance of multiple family developments could be enhanced through the addition of building regulations that set maximum length of buildings and require architectural features to break up long expanses of blank walls. • • • • • • Encourage compact, pedestrian-oriented environment. Currently districts require large front yard setbacks that encourage front yard parking lots. Permit mixed-use buildings along select corridors such as Telegraph, Southfield, Evergreen, and Greenfield Roads. Encourage development to be transit and pedestrian oriented especially along transit corridors. Provide incentives to encourage developers to use parking structures to reduce the amount of land devoted toward parking. Industrial Districts. Greater buffering from residential districts is needed including increased landscaping and wall regulations. The list of industrial uses should also be updated to include and possibly encourage eco-industries. Truck circulation requirements should also be added to ensure new industrial uses can accommodate the typical larger trucks that are now being used. Planned Unit Development. A Planned Unit Development (PUD) section could be added to help encourage flexibility in design and uses and provide incentives to developers. A PUD is a development option that allows the applicant to deviate from zoning ordinance requirements in Provide flexible design to respond to the unique characteristics of a site. Coordinate development on larger sites. Preserve significant natural features in a more coordinated and comprehensive manner. Provide alternatives for developing plans on land that may exhibit difficuh physical constraints, and where an improved design can provide the developer and the community with benefits. Ensure public infrastructure and road improvements are made concurrent with the development. Provide the opportunity to mix compatible land uses. PUD options should be created for residential neighborhoods, mixed use projects, and for business and industrial parks that could be overlay districts over current zoning. This could be a key implementation tool for getting the desired types of development in the subareas described in the Comprehensive Master Plan. A redevelopment PUD could also be created that would give incentives for redevelopment of nonconforming sites or uses to help promote infill development. Business and Office Districts. The business districts should be revised to encourage the desired mixed use categories explained in the Future Land Use Plan. Regulations should: • 8. • Open Space. Regulations should be added that require residential development over a certain size to set aside a certain amount of recreational area or open space as part of any new subdivision, condominium, or redevelopment. This can be done based on per unit or acreage basis and can require active playgrounds and athletic fields, or simply preserve natural areas for passive recreational use. • 7. • 9. Natural Features Setback. A natural feature setback from all regulated wetlands, natural ponds, lakes and streams and should be required for all districts that will limit negative impacts and encroachment into these sensitive areas. A 50 foot setback is recommended where buildings would be prohibited; however certain structures, such as decks and piers could extend into the setback. 10. Landscaping. Southfield has many areas where non-residential uses abut residential neighborhoods. The quality and type of buffering varies from non existent to very effective screening in different areas. Rather than a rigid standard, a sliding scale could be used that varies the width and type of screening (fence, wall, landscaping, combination, etc.) with greater buffers for more intense uses. Stewardship and Implementation 14-16 �City of Southfield Comprehensive Master Plan M 12. Driveway Access Management. Access management standards should be provided to regulate driveway placement. Driveway spacing standards should be included based upon roadway function or posted speeds. Provisions for shared driveways, frontage roads, service roads and parking lot connections will be provided. Charts and graphics will be included for greater ease of use. A variety of standards should be established that touch on a wide variety of topics including: • • • • • Screening for waste receptacles that is sturdy and matches the building. Mechanical equipment and screening. Standards for detention ponds should be added that encourages a natural appearance. Use of native materials where appropriate. Requirements should be reviewed from a public safety perspective to ensure that screening dose not hinder police surveillance. 11. Off-Street Parking Requirements. This section should be updated based on current information of parking demand and with the intention of promoting shared parking opportunities and transit oriented development. Specific areas that need to be added or revised include: • • • • Many uses require parking in excess of typical standards such as retail stores, restaurants, and professional offices, to name a few. Excessive parking can lead to increased storm water runoff and reduces the walkability of a community. Maximum parking requirements should be added to limit excessively large parking lots. Allowing smaller parking spaces may also help reduce the amount of pavement on a site. Parking space deferment (land banking provisions) should be included. The Planning Commission should be able to approve reduced parking where it is shared between uses or where a use is served by walk-in trade or transit. Provisions should be made to allow alternative paving materials such as porous pavement or other alternative paving material, particularly for seasonal or low usage parking. 13. Transportation. Many items that shape the street system and streetscape are included in other topics in this list; however, the following topics shall also be considered: • • • Require Traffic Impact Statements (TIS) for all development generating more than 500 directional trips. Increase density and height of buildings that are located along transit corridors. Revise regulations so views from I-696 and M-10 are treated as a front door to the community and not a rear yard. 14. Lighting. Exterior lighting provisions should be added to include additional lighting information for site plan review including: a photometric grid to verify light intensity is not excessive, pole and fixture details. Both minimum and maximum light levels should be regulated to ensure there is uniformity in lighting and adequate light for public safety. Light levels at residential property lines should be limited. 15. Building Materials. Exterior building wall requirements should be added to help improve the quality of new development. This section should address the full range of building materials and should have standards for front, side and rear facades. Incentives, such as increased density, for buildings that are sustainable or are Leadership in Energy and Environmental Design (LEED) certified should be included. LEED is the nationally accepted benchmark for the design, construction and operation of high performance green buildings. Stewardship and Implementation 14-17 �City of Southfield Comprehensive Master Plan 16. Non-motorized Pathways. Many sections of the ordinance state that sidewalks shall be provided along all public streets but do not provide any specifics on width or construction standards. A more comprehensive multi-modal pathway section should be added to the ordinance that addresses sidewalks and bike paths and pathway types based on a more functional classification. A system for installing pathways incrementally as sites develop also needs to be addressed, including where there are right-of-way issues. Sites shall be designed to have convenient and safe access to and from parking areas, buildings and the public pathway system. 17. Nonconforming. The nonconforming regulations should include separate regulations for nonconforming uses, lots, sites and buildings. In addition there should be standards to encourage upgrades to nonconforming sites that lack landscaping, parking, lighting etc. and provides for upgrades commensurate with the amount of building expansion. The nonconforming regulations should also be more lineate on nonconformities that are created by right-of-way expansion. This would assi5t the City in acquiring right-of-way without creating a hardship for the property owner. 18. Sign Ordinance. Although this is a separate ordinance and is not located within the Zoning Ordinance, it has significant implications on the appearance of Southfield. This ordinance should be updated with modem standards including reduced height of signage, prohibiting of pole or ground support signs, and developing personalized sign regulations for specific corridors or sub areas to help creative unique districts and nodes. Other Ordinances In addition to the zoning and sign ordinance discussed above, other city documents, such as the City's engineering specifications and general code of ordinances, should be revised based on the recommendations of this Plan. Property Maintenance Code The City has adopted a Property Maintenance Code via adoption of the State Building Code. This Code provides the City with enforcement powers to ensure that properties are maintained to the standards of the community. ~ outhfield ' I Development Review and Approval Process Most land development regulations are applied when new construction is proposed. The City of Southfield has a comprehensive development review process from development conceptualization to building occupancy. Once proper zoning is in place, a site plan must be approved followed by approval of building and site engineering construc.·ion plans and then permits for construction. Buildings and sites are inspected and then occupancy permits are issued. Regulations are enforced through a combination of monitoring by City staff and in response to complaints. Form-Based Code Areas planned for more urban development may be more appropriate to regulate through form-based codes rather than traditional zoning ordinances. Form-based codes focus more on the building form than the land use and strives to achieve a desired atmosphere first, then considers use as a secondary concern. They include very specific building regulations that ensure proper building placement relative to the public realm. Capital Improvement Plan (CIP) A CIP is a multi-year program that lists recommended improvements, timing, estimated costs and funding for infrastructure (streets, bikeways, sidewalks, sanitary sewers, waterlines, storm sewers and drainage) and community facilities (public buildings, fire, police and parks). Capital projects should be identified and constructed in a manner that helps support and promote desired development and to meet the needs of residents and businesses already in the City. The number of projects and their timing is influenced by several factors, in particular, the cost, need for environmental clearance, or approval by other agencies and funds available. For example, the amount of funding available from outside sources varies as new programs become available. Funding is also influenced by the timing of development (i.e. tax revenue), tax abatements and other changes to the anticipated tax base. Incorporating Plan Review into Rezoning Request Review Although a review of the plan is recommended every few years to provide a comprehensive examination of the plan, many issues with a Comprehensive Master Stewardship and Implementation 14-18 �City of Southfield Comprehensive Master Plan Plan will become obvious during consideration of a rezoning. It is important to incorporate review and amendment of the Comprehensive Master Plan as part of the Planning Commission's consideration of such requests. This is covered in more detail in the subsection on using the master plan for zoning reviews. Using the Comprehensive Master Plan for Zoning Amendment Review In considering a rezoning request or a proposed text amendment, the primary question is: "Does this zoning amendment conform to our Comprehensive Master Plan ?" Subsidiary questions follow that: ■ ■ ■ Was there an error in the plan that affects the appropriateness of the proposed amendment? Have there been relevant changes in conditions since the plan was approved that affect the appropriateness of the proposed amendment? Have there been changes in the community' s attitude that impacts the goals and policies of the Plan and affect the appropriateness of the proposed amendment? Answering these questions should answer the question whether or not a zoning amendment is appropriate and that should frame the reason within the context of the Plan. This method of analyzing a request rests on the assumption that a request that complies with a valid plan should be approved and that one that does not comply with a valid Plan should not be approved. (The principal exception to this rule would be text amendments intended to improve administration of the ordinance). Further, it assumes that the three circumstances that would invalidate a Plan are an oversight in the Plan, a change in condition that invalidates the assumptions that the Plan was built on or a change in the goals and priorities that the community set for itself. Oversight. An oversight in a Plan can be an assumption made based on incorrect data, an area on a Future Land Use map that is incorrectly labeled, or other factors that if known at the time of the Plan adoption would have been corrected. Changes in Conditions. A Plan is based on the assumption that certain conditions will exist during the planning period. If those conditions change then goals, policies and land use decisions that made sense when the Plan was adopted will no longer be valid and a zoning amendment that was not appropriate before may be appropriate now. Change in Policy. In the end, a Plan is based on the Planning Commission' s vision of their municipality' s future. When that vision changes, the plan should change. When a zoning issue results in a change in vision, a decision can be made that is contrary to the current Plan as long as that changed vision is explicitly incorporated into the Plan. Three points should be made. First of all , the factors for consideration (mistake, change in condition, and change in goals or policy) can work in reverse ; making a proposal that otherwise seems appropriate, inappropriate. Secondly, these factors should not be used to create excuses for justifying a decision to violate the Comprehensive Master Plan, or to change it so often that it loses its meaning. Finally, it has been the City' s long-standing policy that if a proposed zoning amendment is found inconsistent with the City's Plan, the amendment cannot be approved without first amending the plan. Consistency with Comprehensive Master Plan. The issue of consistency with the Comprehensive Master Plan can vary. For the purposes of this plan, consistency with the Comprehensive Master Plan in the case of a rezoning means being consistent with most of the relevant goals and polices as well as consistent with the Future Land Use Map. In the case of a proposed text amendment, consistency means being consistent with most of the relevant goals and polices. ~outhfield Stewardship and Implementation 14-19 �City of Southfield Comprehensive Master Plan Public Opinion Survey Overview The following is an overview of the Resident Public Opinion Survey completed in the fall of 2006. A full summary of the survey follows in this Appendix. The City received 1,145 completed surveys, a 3.2 percent response rate. Approximately 58 percent have lived in Southfield for more than 15 years. Forty-four percent plan to live in Southfield for the next 10 years or more. The top reasons why residents chose to live in Southfield were affordable housing and because Southfield is a full-service city. Residents ranked community facilities and services, such as the library and park facilities, as excellent and good, respectively. Community relations and the high school (in their area) ranked fair and poor, respectively. ■ ■ ■ • 63 percent strongly agree that the City should preserve environmental resources. Approximately three-quarters think the City's current programs and facilities reflect the interest of the current residents. The community's favorite park is Inglenook Park. 49 percent may support funding of a senior center. The Public Opinion Survey also indicated that: ■ ■ ■ ■ ■ ■ ■ ■ • Maintaining property values, stabilizing and improving neighborhoods are the top priority issues that need to be addressed by the City. Approximately 52 percent do not think the level of local services justifies the taxes paid. 65 percent consider the quality of life good in Southfield. 7 4 percent think crime is a problem, but not a major one. The most attractive feature in the community is the municipal center complex while the 8 Mile Road corridor is the most unattractive area in the community. 65 percent indicate the City has adequate sidewalks, 62 percent would like to see more single family homes, while 56 percent would like improved maintenance of streets, walks and trees in residential neighborhoods. 52 percent believe Southfield's "main street" is Southfield Road, followed by Evergreen Road at 25 percent. 37 percent would like to see additional technology/research development uses in the City and 36 percent would like more chain/midpriced/family restaurants in the City. Southfield's image/identity is good according to 58 percent of the survey respondents. The majority suggest that stronger code enforcement/crime control, lower taxes, public school system improvements, community maintenance and green space improvements would improve the image/identity of Southfield. Appendix �1. Are you a resident of the City of Southfield? Response Response Percent Total Yes .,_...,..._....iiiiiiiiiiiiiiiiii......iiiiiiiii~........~liii-.--~ No 98.6% 1100 1.4% 16 Total Respondents (sk'ppcd n·s quest-ion) 1116 29 2. How many years have you lived in Southfield? Response Response Total Percent Less than one year 1.3% 14 1-5 years 11.2% 125 6-10 years 16.5% 184 11-15 years 13.2% 147 More than 15 years 57.9% 647 Total Respondents r (skipped this question) 1117 28 3. Which of the following best describes your current status within Southfield? Response Response Percent Total Homeowner ..._iiiiiiiiii....,..iiiiiiiiiiiiiiiiiiiiiaiiiiiaiiii.............iifiiii....,iiiiiii.i Renter 90.8% 1015 7.6% 85 12 Property Owner (other than dwelling) 1 1.1% Business Owner 1 0.1% None of these 1 0.4% Total Respondents (skipped this question) 5 1118 2 4. How many more years do you plan to live in Southfield? Response Response Percent Total Moving very soon 4.4% 46 1-5 years 29.2% 304 6-10 years 22.4% 233 44% 458 More than 10 years Total Respondents 1041 ( kipped this quemon) 104 1 �5. Where is your primary employment location? Response Response Percent Total 17.8% 198 19.4% 215 i.iiiiii.iiiiiiiaiiiiiiiiiiiii 23.9% 265 ...,;iiii,;ilQ.iii.._:.-.,;;;i 36.3% 403 2.7% 30 Tnside Southfield ...._. .iW Outside Southfield, but within Oakland County ........ . . . i . Outside Oakland County Retired Not Employed Total Respondents ( kipped tins quest1011) 1111 J-' 6. How many adults ( 18 years and older) reside in your household? Total Respondents (skipped this question) 1084 61 7. HO\v many children (under the age of 18) arc in your household? Total Respondents 1040 (skippe this questwn) 105 8. What are the three most important reasons you or your family choose to live in the City of Southfield? Please rank your top three choices (Place a ,, l 11 next to your most important reason, a "2 11 next to your second reason, and a '13 11 next to your third reason). 1 2 3 Response Average Affordable housing 60% (251) 25% (102) 15% (63) 1.55 Schools 44% (122) 40% (111) 16% (44) 1.72 Near relatives and friends 37% (lll) 36% (109) 26% (79) 1.89 Close to shopping 14% (19) 37% (49) 49% (66) 2.35 Good healthcare facilities 10% (10) 49% (49) 42% (42) 2.32 Full-service City 25% (92) 36% (130) 39% (142) 2.14 Housing choices 44% (147) 32%(105) 24% (80) 1.80 24% (43) 39% (70) 37% (67) 2.13 6% (4) 20% (14) 75% (53) 2.69 Low crime 33% (107) 37% (119) 30% (99) 1.98 Near job 37% (93) 41% (103) 22% (56) 1.85 Sense of community 19% (38) 30% (60) 51% (101) 2.32 Other 40% (74) 15% (27) 45% (84) 2.05 Transportation access Recreational opportunities nearby Total Respondents 1106 2 �9. How would you or your family rate the following facilities and services in the community? Check one box. Response No Opinion Average Excellent Good Fair Poor Ambulance service 37% (418) 23% (258) 1% ( 13) 0% (1) 38% (425) 2.78 Fire protection 47% (519) 30% (332) 1% ( 15) 0% (0) 22% (249) 2.22 Police protection 42% (464) 40% (443) 8% (87) 2% (25) 8% (94) 1.96 Community relations 18% (203) 44% (485) 20% (225) 7% (73) 11% (120) 2.48 Code enforcement/property maintenance 28% (308) 35% (390) 18% (202) 9% (102) 10% (111) 2.39 Library services 54% (600) 25% (278) 5% (51) l % (15) 15% ( 169) 1.99 Human services 15% ( 166) 29% (328) 10% (112) 2% (20) 44% (487) 3.30 Yard waste services 41% (452) 37% (412) 9% (103) 2% (22) 11% (123) 2.06 Recycling services 39% (438) 38% (420) 8% (87) 2% (25) 13% ( 140) 2.11 Stormwater management 14% (152) 34% (379) 16% (172) 6% (61) 31% (344) 3.06 Wireless Internet/communication 9% (99) 24% (262) 14% (156) 10% ( 107) 43% (475) 3.54 Park facilities 31% (339) 49% (540) 8% (93) 1% (15) 11 % (123) 2.14 Recreational programs 25% (279) 45% (501) 9% (102) 1%(11) 19% (214) 2.44 Older adult activities 15% (164) 32% (353) 9% (96) 3% (29) 42% (460) 3.24 Elementary schools (in your area) 12% (127) 29% (321) 13% (142) 6% (71) 40% (441) 3.34 26% (290) 15% (165) 8% (87) 41% (457) 3.46 10% (110) 24% (270) 15% (169) 11% (121) 39% (434) 3.45 4% (40) 10% (108) 6% (64) 3% (28) 78% (854) 4.41 Middle schools (in your area) 9% (104) High schools (in your area) Charter schools ( in your area) Total Respondents (skipped th1~ que tion) 1123 22 3 �~...-,.c- (.~~uthfield. ~ r 1' l 1 ,., 11 t e1· o · 1 a 10. Do you think the level of local services received justifies the City of Southfield taxes paid? Response Response Percent Total 29.8% 326 52.5% 574 17.7% 193 Total Respondents 1093 Yes ........iiiiiiiiiliiii.a: No--iiiiiiai-...._.._.,._---1 Don't know .....iiiiiiii~ (skipped th· yue tion) 5 11 . How would you rate the quality of life in the City of Southfield? Response Response Percent Total Exce11ent 13.1% 144 Good 65.5% 719 Fair 17.8% 195 Poor 2.2% 24 No opinion 1.4% 15 Total Respondents (skipped this quest10n) 1097 4~ 12. Do you think crime is a problem in the City of Southfield? Response Response Percent Total Yes, it is a major problem. Yes, it is a problem, but not a major one. Not a problem. .....aiiiiiiillllii,jjiiiiiiiiiiW:.;,.;.;iiiii,iii....,.iiliiiii,iiii,i;..,..,..j lllliil--• 9.2% 101 74% 810 16.8% 184 Total Respondents l 095 (skipped this question) 50 13. How do you rate the overall employment opportunities available in Southfield? Response Response Percent Total Excellent 2.2% 24 Good 16.4% 180 Fair 22% 242 Poor 7.7% 85 No opinion 51.7% 569 TotaJ Respondents (skipped thL que.. tion) - --- - -- - 1100 5 4 �14. From the list below, what do you think are the highest priority issues that need to be addressed by the City? (Indicate what you think are the top three priorities by placing "l next to your highest priority, "2" next to your second priority, and "3" next to your third priority. 11 1 2 3 Response Average 43% (117) 28% (77) 29% (81) 1.87 Enhance/redevelop older commercial/office areas 21 % (53) 33% (82) 46% (113) 2.24 Expand wireless communication 29% (38) 26% (34) 45% (58) 2.15 Ensure property maintenance is enforced 39% (187) 34% (163) 28% (134) 1.89 Preserve open space and greenbelts 34% (97) 34% (96) 33% (93) 1.99 Expand recreational programs 9% (4) 39% (18) 52% (24) 2.43 Improve pedestrian/bicycle connections between neighborhoods and shopping, employment and recreation area. 24% (27) 30% (34) 46% (52) 2.22 Beautification of roadways 12% (12) 39% (37) 49% (47) 2.36 Increase the non-residential tax base 40% (121) 31 % (94) 30% (90) 1.90 Maintain property values 43% (304) 38% (271) 19% (135) 1.76 Neighborhood stabilization/improvement 22% (78) 37% (135) 41 % (149) 2.20 Expand recreational facilities 11 % (7) 37% (23) 52% (33) 2.41 55% (59) 14% (15) 31% (34) 1.77 Improve street maintenance and reconstruction Others Total Respondents (skipped this question) 1096 49 15. In your opinion, the existing variety of shopping opportunities and services available in the City are: Response Response Percent Total Well placed in the community .....Ollliii.l. . . . ._,.-..,iiijiiiiiiiiii,..;iiiiiiiiiiiiiiiliiiii.... 71.1% 743 Too dispersed; not centered in any one location ...,.......iiiii.iii... 23.3% 243 Overly concentrated in one area 5.6% 59 Total Respondents 1045 (skipped this que~tion) 100 5 �-~ 0uthfield tlze enter o il a I 16. How would you rate the impact that new development has had on the character of Southfield over the past IO years? Response Response Percent Total 31% 328 43.2% 458 Not changed 12.7% 134 A little worse 9% 95 4.2% 44 Improved a lot ~iiiiiiiiii..-iiili,i,i~ Improved a little ...........,.......,...,....,_...;;i A lot worse Total Respondents (skipped this question) 1059 86 17. Are there particular streets, neighborhoods, business districts, buildings, parks, or other features (natural or manmade) in the City that stand out in your mind as being especially A TTRACTTVE or create a "good feeling" to the community? If so, please describe. Please see page 11. Total Respondents 721 (skipped this question) 424 18. Are there particular streets, neighborhoods, business districts, buildings, parks, or other features (natural or manmadc) in the City that stand out in your mind as being especially UNATTRACTIVE? If so, please describe. Please see page 11. Total Respondents 579 (skipped this que. tion) 566 19. Are there any streets, sidewalks, or intersections in the City that you believe are unsafe or in need of improvement? If so, which ones and why do you feel they are unsafe? Please see page 12. Total Respondents 494 (skipped this question) 651 20. In your opinion, does the City have an adequate sidewalk system? Response Response Percent Total Yes No, sidewalks are needed at this location. ....-.iiiiiiiiiiliiiliiiiiii-.iaiiiii........iiiiiii. .iiiii,.,.l 65.1% 652 lllliiiilliliii,ii,..._._.......... 34.9% 349 Total Respondents 1001 (skipped this question) 144 6 �~ .0uthfield t 21. What types of new housing would you like to see in the City in the future? (Check all that apply.) Response Response Percent Total Single-Family homes 62.4% 615 Townhouses/Condos 27.1% 267 Apartments 5.5% 54 Older adult housing 31.3% 309 Assisted living 23.1% 228 Other (please specify) 7.8% 77 Total Respondents 986 (skippco this que.stion) ~9 22. Which types of nonresidential development would you like to see in the City in the future? (Check all that apply.) Response Response Total Percent eighborhood retail uses 25.7% 250 Specialty stores 32.2% 313 Service related uses 18.1% 176 Supermarkets 24.9% 242 Hotels, motels 7.2% 70 Industrial development 6.2% 60 Office development 11.8% 115 Entertainment 36.4% 354 Technology/research development 37.7% 367 Department stores & other large scale commercial uses 25.7% 250 Others (please specify) 12.3% 120 Total Respondents 973 (sl-ipped this question) 172 23. What type of stores or restaurants would you like to see in the community? Total Respondents 671 (skipped this question) Please see page 12. 24. Which of the following design features for residential neighborhoods do you support for the City? (Check all that apply.) Response Response Percent Total Sidewalks .........iiiiiiiii. . .....,~..i Decorative street lighting ...........ioiiiiii. .iiiiiiol eighborhood parks ..._.~iiWiiii.a.iiiiiili~ 43.9% 460 40.3% 422 40.4% 423 7 �. Id B ikepath systems 37.4% 392 Utility improvements 32.5% 341 Ease of getting to other parts oftown 18.4% 193 Street trees 36.1% 378 Improved maintenance of street, walks, trees, etc. 56.5% :592 8% 84 Others (please specify) Total Respondents (skipped this questrnn) 1048 97 25. What street/roadway do you consider to be the "Main Street" of Southfield? Please see page 13. Total Respondents 982 "-.ipped tt1is que~t1on) 1o3 26. It is important to preserve environmental resources (floodplain, wetlands/woodlands, lake/river quality) in the City of Southfield. Response Response Percent Total 63.6% 696 27.7% 303 ot sure 6.8% 75 I disagree 1.1% 12 0.8% 9 I strongly agree .....iiiiiiiiiiiliiiiliiiiiliiiiiiiiililiiiii,.,iiiiiiii.i.-.....a I agree lallliliiiilliiiiilllii,,,ii,iiiiiiiil I strongly disagree , Total Respondents (skipped this question) 1095 51 27. How would you rate Southfield's image/identity (roadway landscape, open space, streams/rivers, directional signs to community facilities)? Response Response Percent Total Excellent 10.7% 117 58.7% 642 23.9% 261 Poor 4.7% 51 o opinion 2.1% 23 Good......,..,....,......,........................ Fair ..._..,..liiiiia,llil Total Respondents ( ~kipped t i~ q estion, 1094 :2 8 28. What would you suggest to improve the image/identity of Southfield? Please see page 13. Total Respondents 675 �(.~uthfield . center of all ..: • t 1e 1t 29 . How proactive should the City be in creating economic development opportunities? Response Response Percent Total Ver}' proactive, the City should aggessively partner with the private sector in redeveloping parts of the City. Proactive, the City should involve itself selectively in redevelopment and keep public investment to a llililiiiiiiiiiii. .iiliiiiiiiiiiiiiiiiiilllii. . .iiiiiiii 50.9% 529 li..iiiiiiiiowiiiiiiiiiiiiiiiiiiiiiiiliiii;....a 41.7% 434 7.4% 77 mm1mum. Passive, economic development in the City should be driven by the market and private land owners only. Total Respondents 1040 (~kipped this question) 106 30. How actively should the City engage surrounding communities on topics of mutual concern (transportation, development along community boundaries)? Response Response Percent Total Very active .._illiliillliiiii-.iiiiiiiiiiilllililiiliiiiiiiiliiiiiiiiiiiiiiiiiilliiil Somewhat active ...iiiiiiiiiiiiiiiiiiiiiiiiiil Communities should not go out of their way to cooperate 66.7% 714 31.3% 335 2% 21 Total Respondents (_skipped this question) 1070 76 31. Do you think the current programs reflect the interest of the current residents? Response Response Percent Total Yes . ...-..iiiia.........iiiiiiii..-..iiiliiil...,._iiiiiiill No....__,....,.. 74.9% 692 25.1% 232 Total Respondents 924 (skipped this question) 222 9 �32. Do you think the current facilities reflect the needs of the current residents? Response Response Total Percent Yes 75.9% 710 No 24.1% 226 Total Respondents 936 (skippe this question) 210 33. What is your favorite park? Please see page 14. Total Respondents 699 kipped tl11s que~tion) ..i..i6 34. Are you willing to support funding of a Senior Center? Response Response Percent Total Yes .........._....,. 27.7% 299 No ...._...iiiiiliilii 23.3% 252 49% 530 Maybe ................................ Total Respondents (skipped this question) 1081 65 35. Please feel free to write any additional comments you may have regarding your impressions of the City of Southfield as it currently exists and/or how you would like to see the community develop in the future. Please see page 15. Total Respondents 590 (skipped thi~ question) 5.:-5 10 �r o - u alf 17. 18. Are there particular streets, neighborhoods, business districts, buildings, parks, or other fe,atures (natural or manmade) in the city that stand out in your mind as being especially ATTRACTIVE of create a "good feeling" to the community? If so, please describe. 54% - Library, Civic Center 15% - Parks, mainly Inglenook 7% - Civic Center Drive 5% - Evergreen Road 4% - Telegraph and 12 Mile Rd area Are there particular streets, neighborhoods, business districts, buildings, parks, or other features (natural or manmade) in the city that stand out in your mind as being especially UNATTRACTIVE? If so, please describe. 27% - 8 Mile Road Corridor 13% - Northland Center area 9% - Greenfield Road Corridor 8% - Southfield Road Corridor 11 �19. 23. Are there any streets, sidewalks, or intersections in the City that you believe are unsafe or in need of improvement? If so, which onas and why do you feel they are unsafe? 6% - Telegraph and 12 Mile Road 6% - 1O Mile Road 5% - Southfield Road and 12 Mile Road 4% - 8 Mile Road 4% - Southfield Road and 1-696 What type of stores or restaurants would you like to see in the community? 36% - Chain/ mid-priced/ family restaurants 19% - Upscale stores / fine dining / downtown setting 13% - Other - All types, non-chain, more fast food 8% - Better mall - clothing, department stores, chain stores 8% - None, Southfield has enough 12 �25. 28. What street/ roadway do you consider to be the "Main Street" of Southfield? 52% - Southfield Road 25% - Evergreen Road 16% - Telegraph Road 7% - Southfield has no Main Street 3% - Other What would you suggest to improve the image/ identity of Southfield? 14% - Stronger code enforcement I crime control 14% - Lower taxes 11 % - Imp rove school system 9% - Maintain/ keep-up what we have now 7% - Improve green space 13 �hfield enf'Jr of i.t at · · 33. What is your favorite park? 48% - Inglenook 27% - Other - Bauervic Woods, Burgh, Catalpa, Pebble Creek, etc 13% - Beech woods 10% - Civic Center 2% - All parks 14 �(.S~uthfield ~ 7 rne ceme · oJ 35. u all • Please feel free to write any additional comments you may have regarding your impressions of the City of Southfield as it currently exists and/or how you would like to see the community develop in the future. Economic - Lower taxes Transportation/ Utility Infrastructure - More sidewalks - Road repair Land Use / Development - Commercial development - Retail - Business Community Facilities and Services - Code enforcement - Improve Schools - Improve waste removal and recycling Community Image - Downtown area, City core - Property maintenance Parks and Recreation - Senior center - Interlinked bike/walking trails Natural and Cultural Resources - Preserve green space - Stay diverse 15 �Real Estate Assessed Value & Space Availability Because of the importance of Southfield as a business real estate market, an analysis of real estate market trends is important as the City plans for its future. The first series of tables comes from assessed valuation supplied to use by SEMCOG. As a note, the total number of properties in the assessed value tables does not match the total number of properties in the tables of square footage by year because the information comes from two separate datasets. Economic Development Appendix-1 �Southfield Commercial Real Estate Assessed Valuation 2006 Commercial Real Estate Assessed Value: 2006 Assessed Value Property Type Improved Vacant Total Buildings Land $ $ $ 520,654,470 $ $ $ 18,723 ,010 18,163,550 538,818 ,020 Total $ 1,094,554,170 652 ,840 $ $ 1,095,207,010 $ 1,615,208,640 18,816 ,390 $ $ 1,634,025 ,030 $ $ $ $ $ $ Industrial Real Estate Assessed Value: 2006 Improved Vacant Total 1,321 ,610 20,044,620 50,443,460 17,540 50,461 ,000 69,166,470 1,339 ,150 70,505,620 Southfield Commercial and Industrial Real Estate, Square Footage by Property Type Commercial & Industrial Real Estate, Square.-F_o_o_ta~g~e_b~y~P_ro~p_e_rt~y_T~p_e_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _---1 Square Feet Year Built Total Percent 21 ,736 ,194 4,252,761 1,522,302 430,601 4,095,971 8,720 ,759 40,758,588 Office Industrial Flex Retail Shopping Centers Not Available 53.3% 10.4% 3.7% 1.1% 10.0% 21.4% 100% Southfield Office Real Estate by Year Built Commercial & Industrial Real Estate, Square Footage by Year Built: Office Space Square Feet Year Built Total 2000 & After 1990-99 1980-89 1970-79 Before 1970 Not Available Percent 900,168 688,460 8,378,881 6,606,056 3,361 ,600 1,801,029 4.1% 3.2% 38.5% 30.4% 15.5% 8.3% 21,736,194 100% Southfield Industrial Space by Year Built Commercial & Industrial Real Estate, Square Footage by Year Built: Industrial Space Square Feet Year Built 2000 & After 1990-99 1980-89 1970-79 Before 1970 Not Available 50uthfie1d Total Percent 97,856 230,307 755 ,854 373 ,771 2,421 ,528 373 ,445 4,252,761 2.3% 5.4% 17.8% 8.8% 56.9% 8.8% 100% Economic Development Appendix-2 �Southfield Flex Space by Year Built Commercial & Industrial Real Estate, Square Footage by Year Built: Flex Space Square Feet Year Built Total Percent 2000 & After 206,187 13.5% 1990-99 64,260 583,013 4.2% 38.3% 217 ,904 14.3% 166,016 10.9% 18.7% 100% 1980-89 1970-79 Before 1970 Not Available 284,922 1,522,302 Southfield Retail Space by Year Built Commercial & Industrial Real Estate, Square Footage by Year Built: Retail Space Square Feet Year Built Total Percent 2000 & After 16,951 1990-99 1980-89 13,746 1970-79 Before 1970 Not Available 3.9% 3.2% 18,751 4.4% 61 ,119 190,038 129,996 430,601 14.2% 44.1% 30.2% 100% Southfield Shopping Centers by Year Built Commercial & Industrial Real Estate, Square Footage by Year Built: Shopping Centers Square Feet Year Built 2000 & After 1990-99 1980-89 1970-79 Before 1970 Not Available Southfield r·, , . , ... \i;:.::,,- Total Percent 95,660 414,539 2.3% 10.1% 118,798 389,389 2,842 ,175 2.9% 9.5% 69.4% 235,410 4,095,971 5.7% 100% Economic Development Appendix-3 �Southfield Built Space by Type Commercial and Industrial Real Estate: Total Built Space 25,000,000 20,000,000 - 10,000,000 5,000,000 loouslrial Otti::e Flex Re1ai Sooppilg Cen!ers NO! Available Property Type Southfield Total Built Space by Year Built Comme1tial and lndus1rial RealEslale: Tolal OlflC8 Space (TllousandsofSquare fa!I) 71(XX) ----- 6,IXXJ 5.IXXJ 4,IXXJ 3,IXXJ 2.IXXJ 1,IXXJ - Bebl!l970 1!ro9!l 1970-79 21XXJ&Mer ~Availiie Year Built {§~uthfield Economic Development Appendlx-4 4 �Southfield Industrial Space by Year Built Commercial aoo Industrial Real Esta!!:l otal lrdustrialSpace (Thousands of Square FM) 3.00J 1.500 1,00J 500 Before 1970 197().79 1990-99 1900-89 2000&Alter NotAvaflalxe YearBuil Southfield Flex Space by Year Built Convnercial and Industrial Real Estate: Total Flex Space {Tl!ousaids of Square Feel) 700 600 500 ~ 400 0 rn ~ 200 Belore 1970 197().79 1980-89 199().99 2000& After Not Avaiable YeatBuilt Economic Development Appendix-5 �■ Southfield Retail Space by Year Built Commercial and Industrial Real Estate: Total Retail Space (Thousaids of Square Feet) 200 180 160 140 ~ 120 CJ <n -;; 11)0 ::: BO 60 40 20 Before 1970 1970-79 1990·99 1980-89 2000 &After NotAvaiable Year Built Southfield Shopping Center Space by Year Built Commercial aoo looustrial Real Estal2:Total Shopping Ceriers (Thousards fi Square Feet) 3.IXXJ 2.500 2.IXXJ 1.500 1,r.oo 500 Beltle1970 197!Fl9 2aXl&Alter YsBuil Economic Development Appendlx-6 �Real Estate Market Trends The analysis in this section looks at real estate market trends. It draws upon data provided to use by Hines Company. The first three tables come from Grubb & Ellis. The rest of the data tables are from the Co-Star database. Office Space. In terms of total office space, the cities of Southfield and Troy each have far more amount of total built office space as compared to the other communities; however, alI of the communities currently have vacancy rates of approximately 20%. While the City of Southfield absorbed over 117,000 square feet of office space in the first three quarters of 2006, the city's office market is not performing as well as the number suggests. Throughout the region, businesses are reducing and/or consolidating their use of office space. One example of this is the downsizing of operations by Collins & Aikman in which they relocated from the City of Troy to occupy 130,000 square feet of space in Southfield. Excluding this one move, the amount of vacant office space in the City of Southfield increased. The increased vacant space is due primarily to businesses reducing or consolidating their operations and not due to new construction. Office Space Availability Comparisons, Southfield versus Neighbors, Source: Grubb and Ellis Office Real Estate, Space Available: Third Quarter 2006 Vacant Community Total SF SF Percent City of Southfield 16,729,405 3,593,435 21.5% City City City City 5,865,082 2,809,747 1,571,736 13,147,907 1,133,260 594,306 374,490 2,806,205 19.3% 21.2% 23.8% 21.3% of Farmington Hills of Livonia of Novi of Troy Office Space Absorption: Southfield and Neighboring Communities, Source: Grubb and Ellis Office Real Estate, Absorption & Construction: Third Quarter 2006 Community Net Absorption YTD 2006 Under Construction City of Southfield 117,436 - City City City City 6,169 11,367 69,897 (92,469) 86,500 93,000 of Farmington Hills of Livonia of Novi of Troy - Economic Development Appendix-7 - - - - -- = = = = = = = = = = = - �Office Space Rents: Southfield and Neighboring Communities, Source: Grubb and EJlis Office Real Estate, Rents: Third Quarter 2006 I Askinq Rent I Community Class A Class B City of Southfield $ 26.69 $ 22.82 City City City City $ $ $ $ 23.65 26.57 25.23 27.45 $ $ $ $ 22.09 23.00 24.24 21 .78 of Farm ington Hills of Livonia of Novi ofTrov Selected Top Office Leases, Southfield and Neighboring Communities, Source: Co-Star Database, 2006 SUbmarket Building (2:a:Renewal) ~ SF Ten nttlame t62r865 Col';llS & Aikman 1 Travelers Tower Southfield fl of 10 Mile 2 The Cor~orate Crossings at Fair Dearborn 161 ,944 WPP 3 Bloomfield Parkway• Blocmfield 15&,COO Putte Hames.. Inc 4 Stoneridge I Blocmfteld ~O CCC Butz:el Leng, P.C. 5 Trey Place Troy South 6~..61 ~. Sea.rs Holdings. 6 5001cwn CenterDri•;e Deertorn 6=,,COO •,~'PP 7 One Kennedy Square CBD 5J597 Ernst & Yeung 8 Galleria Office111tre (400)• Southfield, I of OMile 5 ,714 Attorney's TrtLe 9 Fairlane Plaza South Deartorn 44.181 Ferd Motor Land Oe•,elop:merrl 1G Oakland Office C!.'mmons u• 1roy Scuth 11 West Bloomfield Pre fessicnal Center Blcomfield 1:uest 37,t!:1 Henry Ford Hea.lh System 12 Unit7 Washtenaw W cf 22, 2-6,GCC Audarex 13 Trh4tria Office Blog• FarmmqtonJFarrn Hifls 32,,~-B l'erriU Lynch & Co., Inc. 1 Victor Park West~ Scu1ttern 1-275 Ccntior 21,2!:.C SHlicfoelectrcn~ 2,500 JP Mcrqar Chase 15 Town Center Southfield I of OI, tle 20,4&6 Se'llperian 16 Knitt111g l,lilr Rochester 2G 0IJC Sat:,er Buildirlg Ser,'lCes. ilc. 17 Nmtti Building TJaccrrb East 20-.CUO Plante & l,loran 18 Liberty Center (100' 9 Civic Plaza Bu.ldirlft Troy South 1Si 'l 2 !Jclina Healthcare Soottmeld Hof 10 Mile 19.22 T 20 TroyTower Troy ~larth 1f:I 117 h.ernrek 21 Stroh River Place' CetrcitE cfit'l•'ood\•.tl.fd 1&.933 .bl:<lit Niclialscn P.C 22 Century Building FarmingtcnJFann HUis 1i, T7 CSl,I Wcrldwkle. Inc. 23 Bingham Office Center Southfield 0110 Uile 16,273 Dana Corporation 24 Fairways Office Cen1er 25. o •1er 600* Fa.rmingtonJFarrn Hills "15.1&4 lNireless lcyz CBO 15.99E, Canadlllfl Consulate General 26 Great Expressions Center• Blocmfield 1~.,923 S1rabl Cunning-ham & Sha~. P.C. 27 Bingham Office Center Southfield I of OMlle 15.599 U itecl Pttysicians 28 Victor Par!. West• Southern l-27S Ccrrirlcr 1: ,55·2 t 1artz Tra, el Company 29 Courtyard Bldg lNa.shtenaw Wrf2., 14.7CC llcRy !Jaid. Ille. 30 Oakland Towne S(ttlare Phase !t Southfield H of OMile 1-4.139 ttatiooal Union Fire or.rne z ·me-r's Association 31 Advance Office Bldg Southfield so1 :!2 Crossmark Bldg Scuthem 1-27~, Ccrridor 13.7CC Honey-..,eft lnterraiic;nal Inc. 1:.,52,B Et)Li>J lanagernert Inc. 1 ,~06 Zamler, l!elle & Shiffman, P.C. ~,3 Columbia Center Ir Trc:t South 3 LSG Building Pcntiac 12-CCO LSG Insurance 35 Tri-Atria Office Bldg Farm111gtonJ'Farrn Hills 12 72 Elrros t•.S. Ifie. 35 Bloomfield Centre Scutr• Blcr.mfield 12..231 Lnorm. Sayles & Ccmpany LP. 37 Westridge Office Center Farmington/Farm Hills 12. me Amerigcn. Inc. 38 Ford Field CBO 11 .fOC FEI 39 3850 Hamlin Rd Auburr Hffls 11 .537 Bnrgl/uamer 40 Galleria Officeritre (200) Southfield ti of 10 Mile 11,411 Internet Operations Center, Inc. uthfield_ I, I J Economic Development Appendix-a �Total Office Space Total Office Market, Southfield and Other Sub-Markets Office Real Estate, Total Market Statistics: Third Quarter 2006 Vacancy Market Southfield Southfield N of 10 Mile Southfield S of 10 Mile Bloomfield Birmingham Area Bloomfield Bloomfield West Farmington/Farm Hills Detroit/The Pointes Downriver Livingston/W Oakland Central 1-96 Corridor Howell/Brighton Area Macomb North Oakland Auburn Hills Lakes Area Pontiac Rochester Royal Oak Troy Troy North Troy South Washtenaw West Wayne Southern 1-275 Corridor # of Bigs 418 283 135 538 167 55 52 264 490 151 308 178 130 734 412 37 136 134 105 306 295 81 214 413 723 483 Total SF (RBA) 23,885,541 17,940,762 5,944,779 16,352,691 3,955,509 2,366,891 1,246,798 8,783,493 35,769 ,260 2,016,436 5,595,717 4,268,045 1,327,672 9,873,859 14,336,912 7,703,958 1,318,926 3,685,410 1,628,618 3,440,869 17,845,171 5,164,606 12,680,565 10,311 ,095 18,369,456 9,182,527 Total SF 4,172,366 3,423,657 748,709 2,578,859 476,800 299,435 150,568 1,652,056 6,765 ,079 321 ,571 1,144,176 900,727 243,449 1,329,159 1,832,699 491 ,382 174,844 847,185 319,288 500 ,299 4,075,285 752,775 3,322,510 1,663,480 2,210,889 1,229,126 Percent 17.5% 19.1% 12.6% 15.8% 12.1% 12.7% 12.1% 18.8% 18.9% 15.9% 20.4% 21 .1% 18.3% 13.5% 12.8% 6.4% 13.3% 23.0% 19.6% 14.5% 22.8% 14.6% 26.2% 16.1% 12.0% 13.4% Economic Development Appendix-9 �Office Market Dynamics, Southfield and Other Sub-Markets Office Real Estate, Total Market Statistics: Third Quarter 2006 Year-to-Date Market Southfield Southfield N of 10 Mile Southfield S of 10 Mile Bloomfield Birmingham Area Bloomfield Bloomfield West Farmington/Farm Hills Detroit/The Pointes Downriver Livingston/W Oakland Central 1-96 Corridor Howell/Brighton Area Macomb North Oakland Auburn Hills Lakes Area Pontiac Rochester Royal Oak Troy Troy North Troy South Washtenaw West Wayne Southern 1-275 Corridor Southfield c-" ti Net Absorption 48,614 77,779 (29 ,165) (47,086) (47,249) (12,409) 16,362 (3 ,790) 86,583 41 ,153 184,300 135,090 49,210 1,247 (69 ,381 ) (213 ,553) 24,985 113,926 5,261 127,885 70 ,743 (125,095) 195,838 219,534 (125 ,424) 44,429 Deliveries - Under Construction 15,200 15,200 - 53 ,651 - - - 112,680 11 £,680 - 37,651 16,000 355 ,000 20,000 411 ,728 408 ,473 3,255 18,073 - - 176,103 176,103 26,163 - - 45,440 - 28,424 - - 354,501 139,276 38,676 215,360 52,680 52,680 Economic Development Appendlx-10 �Quoted Rates Data for Office Space, Southfield and Other Sub-Markets Office Real Estate, Total Market Statistics: Third Quarter 2006 Quoted Rates Market Southfield Southfield N of 10 Mile Southfield S of 10 Mile Bloomfield Birmingham Area Bloomfield Bloomfield West Farmington/Farm Hills Detroit/The Pointes Downriver Livingston/W Oakland Central 1-96 Corridor Howell/Brighton Area Macomb North Oakland Auburn Hills Lakes Area Pontiac Rochester Royal Oak Troy Troy North Troy South Washtenaw West Wayne Southern 1-275 Corridor $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ 20.02 20.99 15.59 23.32 27.53 25.81 22.14 21.69 19.19 18.89 22.58 23.24 20.45 19.43 19.26 21 .24 20.46 16.41 22.32 18.17 20.44 20.89 20.23 23.21 20.41 19.88 Economic Development Appendlx-11 �Class A Office Space Class A Office Market Overview Office Real Estate, Class A Market Statistics: Third Quarter 2006 Vacancy Market Southfield Southfield N of 10 Mile Southfield S of 10 Mile Bloomfield Birmingham Area Bloomfield Bloomfield West Farmington/Farm Hills Detroit/The Pointes Downriver Livingston/W Oakland Central 1-96 Corridor Howell/Brighton Area Macomb North Oakland Auburn Hills Lakes Area Pontiac Rochester Royal Oak Troy Troy North Troy South Washtenaw West Wayne Southern 1-275 Corridor # of Bigs 27 26 1 30 6 7 2 15 Total SF (RBA) 7,233,932 7,163,932 70,000 3,194,547 359 ,218 881 ,250 89 ,848 1,864,231 29 1 15 14 1 6 10 7 - 11,492,969 43,230 1,533,069 1,531 ,017 2,052 375,902 5,960,223 5,768,384 1 2 1 32 11 21 25 23 11 86,344 105,495 40,000 6,302,465 2,070,257 4,232,208 3,408,118 5,366,256 1,634,413 Total SF 1,611,515 1,610,015 1,500 824,243 44,273 183,139 8,317 588 ,514 1,647,145 396,058 394,006 2,052 104,377 376,814 280,436 31 ,265 65,113 1,099,293 265,900 833,393 507,360 722,177 289,394 Percent 22.3% 22.5% 2.1% 25.8% 12.3% 20.8% 9.3% 31 .6% 14.3% 0.0% 25.8% 25.7% 100.0% 27.8% 6.3% 4.9% 0.0% 36 .2% 61 .7% 0.0% 17.4% 12.8% 19.7% 14.9% 13.5% 17.7% Economic Development Appendix-12 �Class A Office Market Absorption and Delivery Data Office Real Estate, Class A Market Statistics: Third Quarter 2006 Year-to-Date Market Southfield Southfield N of 10 Mile Southfield S of 10 Mile Bloomfield Birmingham Area Bloomfield Bloomfield West Farmington/Farm Hills Detroit/The Pointes Downriver Livingston/W Oakland Central 1-96 Corridor Howell/Brighton Area Macomb North Oakland Auburn Hills Lakes Area Pontiac Rochester Royal Oak Troy Troy North Troy South Washtenaw West Wayne Southern 1-275 Corridor Net Absorption Deliveries Under Construction (4,465) (8,957) (960) 755 4,697 119,766 - 355,000 - 35,798 242,000 - 37,850 (2,052) 17,951 (208,791) (213,032) 242,000 - - 23,021 23,021 - - - 112,680 112,680 - - - - - - - - - - - 4,241 108,855 12,783 96,072 193,407 (85,336) (14,954) - - - 308,900 7,000 - 160,360 34,315 34,315 Economic Development Appendix-13 �Quoted Rates, Class A Office Market Office Real Estate, Class A Market Statistics: Third Quarter 2006 Quoted Rates Market Southfield Southfield N of 10 Mile Southfield S of 10 Mile Bloomfield Birmingham Area Bloomfield Bloomfield West Farmington/Farm Hills Detroit/The Pointes Downriver Livingston/W Oakland Central 1-96 Corridor Howell/Brighton Area Macomb North Oakland Auburn Hills Lakes Area Pontiac Rochester Royal Oak Troy Troy North Troy South Washtenaw West Wayne Southern 1-275 Corridor Southfield $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ 23.11 23.12 17.00 25.80 35.45 27.31 19.04 23.44 23.42 23.06 23.06 25.03 21 .06 20.46 28.02 22.25 22.99 24.06 22.67 27.09 23.12 22.75 Economic Development Appendix-14 �Class B Office Space Class B Office Market Overview Office Real Estate, Class B Market Statistics: Third Quarter 2006 Vacancy Market Southfield Southfield N of 1O Mile Southfield S of 10 Mile Bloomfield Birmingham Area Bloomfield Bloomfield West Farmington/Farm Hills Detroit/The Pointes Downriver Livingston/W Oakland Central 1-96 Corridor Howell/Brighton Area Macomb North Oakland Auburn Hills Lakes Area Pontiac Rochester Royal Oak Troy Troy North Troy South Washtenaw West Wayne Southern 1-275 Corridor ~ outhfielcl #of Bigs 175 125 50 321 101 41 28 151 222 71 185 102 83 344 202 25 63 64 50 124 171 49 122 236 328 230 Total SF (RBA) 12,198,606 8,966,926 3,231 ,680 11,178,690 2,917,515 1,379 ,601 847,997 6,033,577 19,582,183 1,384,673 3,080,809 2,121,806 959,003 6,079 ,202 5,673,136 1,879 ,875 807,170 1,963,714 1,022,377 1,991 ,589 10,283,659 2,830,739 7,452,920 5,305,029 9,002 ,681 4,672,750 Total SF 2,079,044 1,591,651 487,393 1,561 ,078 385,528 87,716 120,462 967,372 4,085,959 256,223 596 ,796 403 ,773 193,023 835,986 918,747 210,946 94,387 396,984 216,430 368,868 2,863,746 470,664 2,393,082 966,413 1,109,355 684,312 Percent 17.0% 17.8% 15.1% 14.0% 13.2% 6.4% 14.2% 16.0% 20.9% 18.5% 19.4% 19.0% 20.1% 13.8% 16.2% 11 .2% 11 .7% 20.2% 21 .2% 18.5% 27.8% 16.6% 32.1% 18.2% 12.3% 14.6% Economic Development Appendix-15 �Class B Office Market Absorptions and Deliveries Office Real Estate, Class B Market Statistics: Third Quarter 2006 Year-to-Date Market Southfield Southfield N of 10 Mile Southfield S of 10 Mile Bloomfield Birmingham Area Bloomfield Bloomfield West Farmington/Farm Hills Detroit/The Pointes Downriver Livingston/W Oakland Central 1-96 Corridor Howell/Brighton Area Macomb North Oakland Auburn Hills Lakes Area Pontiac Rochester Royal Oak Troy Troy North Troy South Washtenaw West Wayne Southern 1-275 Corridor Net Absorption Deliveries 93,112 - (5,505) - 87,607 (8 ,110) (39 ,103) Under Construction 15,200 15,200 - 53,651 - - - 1,453 16,833 37,651 12,707 16,000 - - (33 ,797) 34,533 20,000 - 165,411 166,473 176,103 107,118 166,473 176,103 58 ,293 27,399 108,656 18,073 - - - 84,611 4,675 72,796 (62 ,034) 26,163 - - (521) 19,891 - - - 45,440 28,424 - (131 ,518) - - 69,484 - - (13 ,740) 45,601 (103 ,149) 132,276 55,000 18,365 3,904 38,676 18,365 Economic Development Appendix-16 �Class B Office Market Quoted Rates Office Real Estate, Class B Market Statistics: Third Quarter 2006 Quoted Rates Market Southfield Southfield N of 10 Mile Southfield S of 10 Mile Bloomfield Birmingham Area Bloomfield Bloomfield West Farmington/Farm Hills Detroit/The Pointes Downriver Livingston/W Oakland Central 1-96 Corridor Howell/Brighton Area Macomb North Oakland Auburn Hills Lakes Area Pontiac Rochester Royal Oak Troy Troy North Troy South Washtenaw West Wayne Southern 1-275 Corridor Southfield- ~ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ 18.90 19.66 16.08 22.17 25.f)1 23.37 22.63 20.92 17.68 19.68 22.96 24.00 20.91 19.72 20.74 22.99 20.98 18.50 22.90 18.90 19.20 19.86 18.83 21.12 19.46 19.40 Economic Development Appendix-17 �Class C Office Space Class C Office Market Overview Office Real Estate, Class C Market Statistics: Third Quarter 2006 Vacancy Market Southfield Southfield N of 10 Mile Southfield S of 10 Mile Bloomfield Birmingham Area Bloomfield Bloomfield West Farmington/Farm Hills Detroit/The Pointes Downriver Livingston/W Oakland Central 1-96 Corridor Howell/Brighton Area Macomb North Oakland Auburn Hills Lakes Area Pontiac Rochester Royal Oak Troy Troy North Troy South Washtenaw West Wayne Southern 1-275 Corridor ,.Southfield ........... # of Bigs 216 132 84 187 60 7 22 98 239 79 108 62 46 384 200 5 73 69 53 181 92 21 71 152 372 242 Total SF (RBA) 4,453 ,003 1,809,904 2,643,099 1,979,454 678,776 106,040 308,953 885,685 4,694,108 588,533 981 ,839 615,222 366,617 3,418,755 2,703,553 55,699 511,756 1,635,352 500,746 1,409,280 1,259,047 263,610 995,437 1,597,948 4,000,519 2,875,364 Total SF 481 ,807 221 ,991 259,816 193,538 46,999 28,580 21,789 96,170 1,031 ,975 65,348 151 ,322 102,948 48,374 388,796 537,138 80,457 418,936 37,745 131 ,431 112,246 16,211 96 ,035 189,707 379 ,357 255,420 Percent 10.8% 12.3% 9.8% 9.8% 6.9% 27.0% 7.1 % 10.9% 22.0% 11 .1% 15.4% 16.7% 13.2% 11.4% 19.9% 0.0% 15.7% 25.6% 7.5% 9.3% 8.9% 6.1% 9.6% 11 .9% 9.5% 8.9% Economic Development Appendix-18 �Class C Office Market Absorptions and Deliveries Office Real Estate, Class C Market Statistics: Third Quarter 2006 Year-to-Date Market Southfield Southfi eld N of 10 Mile Southfield S of 10 Mile Bloomfield Birm ingham Area Bloomfield Bloomfield West Farmington/Farm Hills Detroit/The Pointes Downriver Livingston/W Oakland Central 1-96 Corridor Howell/Brighton Area Macomb North Oakland Aubu rn Hills Lakes Area Pontiac Rochester Royal Oak Troy Troy North Troy South Washtenaw West Wayne Southern 1-275 Corridor Net Absorption (62,014) (38,354) (23 ,660) (34,511 ) 811 (12,902) (1,226) (21 ,194) 614 6,620 (16,909) (9,878) (7,031) (44,103) 30,754 5,094 29 ,315 (3,655) 55,089 23,922 (6,360) 30,282 39,867 63,061 55 ,479 Deliveries - - 3,255 Under Construction - - 3,255 - - - - - - - - - - Economic Development Appendix-19 �Class C Office Market Quoted Rates Office Real Estate, Class C Market Statistics: Third Quarter 2006 Quoted Rates Market Southfield Southfield N of 10 Mile Southfield S of 10 Mile Bloomfield Birmingham Area Bloomfield Bloomfield West Farmington/Farm Hills Detroit/The Pointes Downriver Livingston/W Oakland Central 1-96 Corridor Howell/Brighton Area Macomb North Oakland Auburn Hills Lakes Area Pontiac Rochester Royal Oak Troy Troy North Troy South Washtenaw West Wayne Southern 1-275 Corridor $ outhfield 15.72 $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ 20.47 18.28 $ 17.66 16.85 14.84 21 .65 26.46 30.18 20.98 17.72 17.19 13.88 18.93 19.71 16.51 17.22 15.16 19.73 13.75 20.45 16.39 18.02 19.33 17.73 Economic Development Appendix-20 �-:-~ Comparative Industry Sector Data The data in this appendix show comparisons of Southfield and its competitor communities in SE Michigan. The initial eries of tables are industry data. Note: The US Economic Census does not provide detailed city level data for some industries. Tho e for which data are available are included here. The final table in this appendix compares workforce data Southfield and surrounding communities. Manufacturing Manufacturing Employment: 1997-2002 Change 1997-2002 Number of Employees Community City of Southfield Oakland County Southeast Michigan City City City City City of of of of of Southfield Farmington Hills Livonia Novi Troy 1997 Number 2002 4,564 90 ,481 380 ,989 4,564 5,109 17,012 2,448 11 ,872 3,717 79 ,167 339 ,391 Percent -18.6% (847) (11 ,314) -12.5% -10.9% (41 ,598) (847) 3,717 3,551 13,295 3,151 9,211 -18.6% -30 .5% -21 .8% 28.7% -22.4% (1 ,558) (3,717) 703 (2,661) Manufacturing Establishments: 1997-2002 Change 1997-2002 Number of Establishments Community 1997 City of Southfield Oakland County Southeast Michigan City City City City City of Southfield of Farmington Hills of Livonia of Novi of Troy Number 2002 Percent 115 2,366 7,980 103 2,160 7,276 (12) (206) (704) -10.4% -8.7% -8.8% 115 155 350 87 396 103 123 296 90 320 (12) (32) (54) 3 (76) -10.4% -20.6% -15.4% 3.4% -19.2% Manufacturing Annual Payroll: 1997-2002 Annual Payroll ($1,000) Community City of Southfield Oakland County Southeast Michigan City City City City City of Southfield of Farmington Hills of Livonia of Novi of Troy 1997 2002 211 ,748 3,747,478 17,210,390 190,806 3,745,799 16,740,016 (20 ,942) (1,679) (470 ,374) 211 ,748 225,308 826,716 104,351 470,949 190,806 156,585 692,175 129,509 374,546 (20 ,942) (68 ,723) (134,541 ) Manufacturing Value of Shipments: 1997-2002 Shipments /Sales /Receipts ($1,000) Community City of Southfield Oakland County Southeast Michigan City City City City City of Southfield of Farmington Hills of Livonia of Novi of Troy ~$out.~ field_ Change 1997-2002 Number 1997 748,752 27 ,172,655 120,896 ,363 748,752 993,840 4,243,020 378,780 1,677,987 2002 878,302 27,022,148 Percent -9 .9% 0.0% -2.7% -9.9% -30 .5% -16.3% 24.1% -20.5% 25,158 (96,403) Change 1997-2002 Number Percent 120,863,680 129,550 (150,507) (32 ,683) 17.3% -0.6% 0.0% 878,302 596,628 3,529 ,730 547,140 1,620,269 129,550 (397,212) (713,290) 168,360 (57,718) 17.3% -40 .0% -16.8% 44.4% -3.4% Economic Development Appendix-21 �,~ Wholesale Trade Wholesale Trade Employment: 1997-2002 Change 1997-2002 Number of Employees 1997 Community 6,838 4,381 (2,457) 42,709 (2,602) -35.9% -5.7% 107,361 98 ,924 (8,437) -7.9% 6,838 5,457 4,381 (2,457) -35.9% 6,172 715 13.1% 6,093 2,995 (2,598) (945) -29 .9% 7,457 (32) Oakland County City of Southfield City of Farmington Hills 8,691 City of Livonia City of Novi 3,940 7,489 City of Troy Wholesale Trade Establishments: 1997-2002 Number of Establishments Oakland County 440 3,526 Southeast Michigan 7,831 City of Southfield 440 City of Southfield City of Farmington Hills City of Livonia 416 424 163 521 City of Novi City of Troy -24.0% -0.4% Change 1997-2002 2002 1997 Community Percent 45,311 City of Southfield Southeast Michigan Number 2002 Number Percent 313 3,136 7,155 (127) 313 350 (127) (66) 367 176 (57) -28.9% -15.9% -13.4% 13 (55) -10.6% 466 -28 .9% -11 .1% (390) (676) -8.6% 8.0% Wholesale Trade Annual Payroll: 1997-2002 Annual Payroll ($1,000) Community City of Southfield Oakland County Southeast Michigan City of Southfield City of Farmington Hills City of Livonia City of Novi City of Troy 1997 425,961 2,332,052 4,820,510 Change 1997-2002 2002 Number Percent 298,440 (127,521) -29.9% 2,451 ,125 5,068 ,087 119,073 247,577 5.1% 5 .1% 425,961 298,440 (127,521 ) -29 .9% 266,743 337,723 185,114 313,389 311 ,304 165,690 46,646 (26,419) 17.5% -7.8% (19,424) -10.5% 384,086 423,751 39,665 10.3% Wholesale Trade Value of Shipments: 1997-2002 Shipments /Sales /Receipts ($1,000) Community 1997 2002 Change 1997-2002 Number Percent City of Southfield 15,374,784 10,822 ,045 (4,552 ,739} Oakland County 69,193,980 62,105,475 (7,088 ,505) -29 .6% -10.2% 119,496,360 119,344,812 (151 ,548) -0 .1% Southeast Michigan City of Southfield 15,374,784 10,822 ,045 (4,552,739) -29 .6% City of Farmington Hills 7,318,421 5,129,960 (2,188,461) -29 .9% City of Livonia City of Novi City of Troy 6,430,171 10,625,578 4,195,407 65.2% 2,851 ,870 11 ,690,883 3,999,399 13,634,351 1,147,529 1,943,468 40 .2% ~o~thfi_e lcl 16.6% Economic Development Appendix-22 �Retail Trade Retail Trade Employment: 1997-2002 Change 1997-2002 Number of Employees Community 1997 Southeast Michigan Percent -16.5% 8,925 7,449 (1,476) 83 ,826 254,616 80,791 (3 ,035) -3 .6% 248 ,940 (5 ,676) -2.2% City of Southfield Oakland County Number 2002 City of Southfield 8,925 7,449 (1,476) -16.5% City of Farmington Hills 4,696 4,785 City of Livonia City of Novi City of Troy 9,668 6,100 9,373 6,672 13,040 89 (295) -3.1% 12,184 1.9% 572 9.4% 7.0% 856 Retail Trade Establishments: 1997-2002 Number of Establishments Community 1997 City of Southfield Oakland County Southeast Michigan City of Southfield City of Farmington Hills Number Percent 566 5,530 17,878 510 5,368 17,690 (56) (162) -9.9% -2 .9% (188) -1.1% 566 510 284 (56) (44) 566 (78) -9.9% -13.4% -12.1% 338 596 15 (11) -1.8% 328 644 City of Livonia City of Novi City of Troy Change 1997-2002 2002 323 607 4.6% Retail Trade Annual Payroll: 1997-2002 Annual Payroll ($1,000) Community City of Southfield Oakland County Southeast Michigan City City City City City 1997 182,610 Change 1997-2002 2002 Percent 1,623,945 4,634,742 184,651 1,850,840 5,366,043 182,610 184,651 2,041 1.1% 104,190 167,704 32,704 31.4% 14.0% 105,404 136,894 191 ,229 129,541 226,858 298,819 71 ,961 of Southfield of Farmington Hills of Livonia of Novi of Troy Retail Trade Value of Shipments: 1997-2002 Shipments /Sales /Receipts ($1,000) Community Number 1997 2002 2,041 1.1% 226,895 731 ,301 14.0% 15.8% 23,525 24,137 22 .9% 31 .7% Change 1997-2002 Number Percent City of Southfield 1,987,669 2,413 ,836 426,167 21.4% Oakland County 16,585 ,042 19,140,544 2,555,502 15.4% Southeast Michigan 48,478 ,305 56 ,386,450 7,908,145 16.3% City of Southfield 1,987,669 2,413,836 426,167 21.4% City of Farmington Hills 1,100,432 1,239 ,439 139,007 12.6% City of Livonia City of Novi City of Troy 1,591 ,215 1,177,759 2,014,903 1,265 ,004 423,688 87,245 26.6% 7.4% 2,410 ,805 3,110,710 699,905 29.0% Economic Development Appendix-23 -- - -- - - �Real Estate, Rental & Leasing Real Estate & Rental & Leasing Employment: 1997-2002 Number of Employees Community 1997 Change 1997-2002 Percent Number 2002 3,001 14,568 2,781 (220) -7.3% Oakland County 16,161 1,593 10.9% Southeast Michigan 29 ,948 33 ,179 3,231 10.8% City of Southfield City of Southfield 3,001 2,781 (220) -7.3% City of Farm ington Hills 3,754 4,157 403 10.7% City of Livonia City of Novi 799 254 1,527 991 489 192 235 24.0% 92.5% 2,064 537 35.2% City of Troy Real Estate, Rental, & Leasing Establishments: 1997-2002 Number of Establishments Community 1997 Change 1997-2002 Number 2002 Percent (15) -5.1% 4.3% City of Southfield Oakland County 292 1,772 277 1,848 Southeast Michigan 4,261 4,475 City of Southfield City of Farmington Hills 292 206 277 201 (15) (5) -5.1% -2.4% City of Livonia City of Novi City of Troy 120 129 53 169 68 160 9 15 (9) 28.3% Real Estate, Rental & Leasing Annual Payroll: 1997-2002 Annual Payroll ($1,000) Community 1997 City of Southfield City of Southfield City of Farmington Hills City of Livonia City of Novi City of Troy City of Southfield 7.5% -5.3% Number 96,000 571 ,859 Percent 6,834 7.7% 1,032,042 180,944 283,893 46 .3% 37 .9% 89 ,166 89 ,094 96,000 141 ,693 6,834 7.7% 52,599 59 .0% 21 ,522 6,337 25,735 15,928 151 .3% 41 ,231 85,989 4,213 9,591 44,758 390,915 748,149 Real Estate, Rental & Leasing Value of Shipments: 1997-2002 Shipments /Sales /Receipts ($1,000) Community 5.0% Change 1997-2002 2002 89 ,166 Oakland County Southeast Michigan 76 214 1997 2002 19.6% 108.6% Change 1997-2002 Number Percent 356,320 479,859 1,987,131 2,834,638 123,539 847 ,507 34 .7% Oakland County Southeast Michigan 4,245 ,972 5,652,406 1,406,434 33 .1% 42.6% City of Southfield 356,320 34.7% 429,479 479 ,859 560,558 123,539 City of Farmington Hills 131 ,079 City of Livonia 149,083 131 ,989 (17,094) 30.5% -11 .5% City of Novi City of Troy 34,742 191 ,288 72,356 483,644 37,614 292,356 108.3% 152.8% Economic Development Appendix-24 �Professional, Scientific, & Technical Services Professional, Scientific & Technical Services Employment: 1997-2002 Number of Employees Community City of Southfield Oakland County Southeast Michigan City City City City City of Southfield of Farmington Hills of Livonia of Novi of Troy 1997 Change 1997-2002 Number 2002 NA NA NA 93,633 32,634 53.5% NA NA NA 13,035 7,600 6,668 1,436 NA NA NA NA NA NA NA NA NA NA NA NA 15,151 16,865 1,714 11.3% Professional, Scientific, & Technical Services Establishments: 1997-2002 Number of Establishments Community City of Southfield Oakland County Southeast Michigan City City City City City 1997 Change 1997-2002 2002 Number 967 6,415 13,011 29 893 2,095 3.1% 16.2% 19.2% 938 656 384 126 843 967 750 441 220 924 29 94 57 94 81 3.1% 14.3% 14.8% 74.6% 9.6% Professional, Scientific & Technical Services Annual Payroll: 1997-2002 Annual Payroll ($1,000) City of Southfield Oakland County Southeast Michigan City City City City City of Southfield of Farm ington Hills of Livonia of Novi of Troy 1997 696,774 2,990,558 5,202,486 696,774 359,643 223,985 66,610 822,101 Change 1997-2002 2002 Number NA 5,640,335 NA City of Southfield City of Farmington Hills City of Livonia City of Novi City of Troy ~outhfielcl 1,584,788 6,921 ,973 12,275 ,598 1,584 ,788 829 ,141 553,650 166,930 1,644 ,736 Percent NA 2,649 ,777 88 .6% NA NA NA NA NA NA NA NA NA NA NA NA NA NA NA 1,029,197 207,096 Professional, Scientific & Technical Services Value of Shipments: 1997-2002 Shipments /Sales /Receipts ($1,000) Community 1997 2002 City of Southfield Oakland County Southeast Michiqan Percent 938 5,522 10,916 of Southfield of Farmington Hills of Livonia of Novi of Troy Community Percent 13,035 60,999 113,457 NA 9,865 ,115 25.2% Change 1997-2002 Number Percent NA NA 2,943,142 42 .5% NA NA NA NA NA NA NA NA NA NA NA NA NA NA NA 2,175,553 530,817 32.3% Economic Development Appendlx-25 �Administrative, Support, Waste Management, & Remediation Services Administration & Support &Waste Management & Remediation Services Employment: 1997-2002 Number of Employees Change 1997-2002 Community 1997 Number Percent 15,152 88,516 23,053 7,901 52.1% 81,549 (6 ,967) -7.9% 169,739 168,995 (744) -0.4% 15,152 23,053 7,901 52.1% 5,410 4,259 (1 ,151) -21.3% 10,590 8,717 1,207 (1 ,873) (1 ,626) -17.7% 17,635 (4,918) -21.8% City of Southfield Oakland County Southeast Michigan 2002 City of Southfield City of Farmington Hills City of Livonia City of Novi 2,833 22,553 City of Troy -57.4% Administration, Support, Waste Management, & Remediation Services Establishments: 1997-2002 Number of Establishments Change 1997-2002 Community 1997 Number 363 2,143 5,049 6,267 City of Southfield City of Farmington Hills City of Livonia 363 151 342 158 214 266 City of Novi City ofTroy 67 392 375 City of Southfield Oakland County Southeast Michigan --= 2002 342 2,435 86 Percent (21) 292 -5.8% 13.6% 24.1% 1,218 (21) -5.8% 7 52 4.6% 24 .3% 28.4% -4.3% 19 (17) Administration, Support, Waste Management & Remediation Services Annual Payroll: 1997-2002 Annual Payroll ($1,000) Change 1997-2002 Community City of Southfield 1997 2002 Number Percent 293,034 709,405 416,371 142.1% 1,953,680 3,650,102 2,396,849 4,722,366 443,169 1,072,264 22.7% 29.4% City of Southfield 293,034 142.1% 103,294 709,405 148,750 416,371 City of Farmington Hills City of Livonia 45,456 44.0% 232,500 196,314 (36,186) -15.6% City of Novi City of Troy 88,768 517,955 36,517 605,705 (52,251) 87,750 -58.9% 16.9% Oakland County Southeast Michigan Administration, Support, Waste Management & Remediation Services Value of Shipments: 1997-2002 Shipments /Sales /Receipts ($1,000) Change 1997-2002 Community City of Southfield Oakland County Southeast Michigan 1997 574,794 3,281 ,945 6,916,290 City of Southfield City of Farmington Hills City of Livonia 425,040 City of Novi City of Troy 879,186 574,794 164,444 125,619 2002 1,119,363 4,079 ,213 8,994,520 Number 544,569 797,268 2,078,230 Percent 94.7% 24.3% 30 .0% 1,119,363 252,549 371 ,172 544,569 88,105 (53 ,868) 53.6% -12.7% 70,306 906,121 (55,313) -44.0% 26,935 3.1% 94.7% Economic Development Appendix-26 �Educational Services Educational Services Employment: 1997-2002 Number of Employees Community 1997 Change 1997-2002 2002 Number Percent 595 449 (146) -24.5% 2,464 3,445 981 39 .8% Southeast Michigan NA NA NA NA City of Southfield 595 449 (146) -24.5% City of Farmington Hills 193 255 62 32.1% City of Livonia 252 NA NA City of Novi 16 19 NA 118.8% City of Troy 415 35 441 26 6.3% City of Southfield Oakland County Educational Services Establishments: 1997-2002 Number of Establishments Community 1997 Change 1997-2002 2002 Number 37 31 (6) Oakland County 271 270 (1) Southeast Michigan 611 737 City of Southfield 37 31 (6) City of Farmington Hills 20 19 (1) City of Livonia 20 30 City of Southfield City of Novi 5 9 City ofTroy 35 31 1997 -16.2% -0.4% 126 20 .6% -16.2% -5 .0% 10 Educational Services Annual Payroll: 1997-2002 Annual Payroll ($1,000) Community Percent 50.0% 4 80.0% (4) -11.4% Change 1997-2002 2002 Number City of Southfield 20,681 15,473 (5,208) Oakland County 60,735 96,365 35,630 NA NA Southeast Michigan City of Southfield Percent -25 .2% 58 .7% NA 20,681 15,473 (5 ,208) City of Farmington Hills 7,971 6,449 (1 ,522) City of Livonia 8,381 NA NA -25.2% -19.1 % NA NA City of Novi 214 479 265 123.8% City of Troy 8,672 17,737 9,065 104.5% Educational Services Value of Shipments: 1997-2002 Shipments /Sales /Receipts ($1,000) Community 1997 2002 City of Southfield Oakland County Southeast Michigan Change 1997-2002 Number Percent 56,714 31,209 (25 ,505) 179,806 232,048 52,242 D D NA -45.0% 29 .1% NA City of Southfield 56,714 31 ,209 (25 ,505) City of Farmington Hills 23,240 18,821 (4,419) City of Livonia 13,129 D NA -45 .0% -19.0% NA City of Novi 1,247 1,496 249 20.0% City of Troy 28 ,075 40,116 12,041 42.9% Economic Development Appendix-27 �Force Statistics: 996-2005 City of Southfield 2003 2004 42 ,844 42,451 42,031 41 ,994 39 ,956 2,888 39 ,428 38 ,997 3,034 38,941 3,053 7.2 7.3 2002 1996 1997 1998 1999 Labor Force 43 ,405 46,514 47,251 47,825 48 ,660 43 ,971 43,487 Employment Unemployment 40,495 2,910 44,624 1,890 45,603 1,648 46,275 1,550 47,116 1,544 42,332 1,639 41 ,042 2,445 3.5 3.2 3.2 3.7 5.6 6.7 Jobless Rate 4.1 6.7 2000 2001 1990 3 ,023 7.1 2005 Oakland County 2004 2005 653,777 647,178 611 ,313 640,637 604,636 639 ,985 619 ,506 29 ,007 34,271 4.4 5.2 35 ,865 5.5 36 ,001 5.6 36 ,223 5.7 1998 1999 649 ,901 660,552 668 ,728 680 ,455 675,784 665 ,348 625,839 639 ,564 648,990 660,795 656,338 636 ,341 37,057 6.1 24,062 20 ,988 3.2 19,738 19,660 2.9 19,446 1990 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2,304,693 2,124,125 2,412 ,546 2,297,857 180,568 7.8 114,689 4.8 1990 4,620,000 1996 Labor Force 604,989 Employment 567,932 Unemployment Jobless Rate 3.7 3.0 2000 2003 1997 1990 2.9 2001 2002 603,762 Southeast Michigan Labor Force Employment Unemployment Jobless Rate 2,438,777 2,462 ,186 2,500,991 2,501 ,294 2,438 ,610 2,424,547 2,420 ,189 2,366 ,888 2,407,543 2,411 ,983 2,492,214 2,364,662 2,448,457 2,336 ,599 102,178 4.2 2,299 ,153 2,257,187 2,251 ,959 95 ,298 3.9 93 ,448 3.7 89 ,311 3.6 127,552 5.1 149,304 6.1 2,270,843 167,767 167,360 6.9 168,230 7.0 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 4,888 ,000 4,647,000 241 ,000 4.9 4,963 ,000 4,749,000 214000 4.3 5,008 ,000 4,810,000 198000 4.0 5,089,000 5,144,000 4,953 ,000 5,144,000 4,876 ,000 190,000 3.7 268,000 5.2 5,049 ,000 4,734,000 315 ,000 5,055 ,000 4,897,000 192000 3.8 5 ,073 ,000 4,717 ,000 356 ,000 5,097,000 4,754,000 344 ,000 7.0 6.7 1998 1999 2000 2001 6.9 State of Michigan L. orce 1ment ..... ...,mployment Jobless Rate 4,262 ,000 358,000 7.7 6.2 4,696 ,000 359 ,000 7.1 Labor Force Statistics, Comparison Cities: 1990, 1996-2005 City of Southfield 1990 1996 1997 2002 2003 2004 2005 Labor Force 43 ,405 46 ,514 47,251 47,825 48 ,660 43 ,971 43,487 42,844 42,451 42 ,031 41 ,994 Employment Unemployment 40,495 44,624 46,275 47,116 42,332 41 ,042 39 ,956 39 ,428 38 ,997 38,941 2,910 1,890 45,603 1,648 1,550 1,544 1,639 2,445 2,888 3,034 3,053 6.7 4.1 3 .5 3.2 3.2 3.7 5.6 6.7 3 ,023 7.1 7.2 7.3 Jobless Rate City of Farmington Hills 1990 1996 1997 1998 1999 2000 2001 2002 2003 2004 Labor Force 43,311 46,903 47,755 46,169 45,339 44 ,482 44,010 41 ,492 46 ,725 48 ,276 42,536 41 ,973 43,559 41 ,515 4.2 2.5 1,030 2.2 969 2 965 2 45,065 1,104 43 ,692 1,819 45,722 1,181 48,383 47,414 49 ,241 Employment Unemployment Jobless Rate 1,647 3.6 1,946 4.4 2,037 4.6 2,044 4.7 2.4 2005 43 ,512 41 ,455 2,057 4.7 City of Livonia 1990 - ment 1996 1997 1998 1999 Labor Force 53,946 55,747 56,067 56 ,267 ' 52,138 1,808 54,575 1,172 55 ,025 1,042 55,293 974 3.4 2.1 1.9 1.7 1.7 , loyment Rate .:,S Southfield - ~-- 2000 2001 2002 56 ,740 54,124 53,324 55,798 942 53,271 853 1.6 52,127 51 ,692 50,287 1,197 2.2 1,405 2.7 2003 2004 2005 51 ,029 50,557 49 ,384 1,645 48,918 50,104 48,469 1,639 1,635 3.2 3.2 3.3 Economic Development Appendlx-28 �,. .. ·;nf Novi =Labor Force 1990 1996 1997 19,390 18,508 20,968 20,395 21 ,342 Unemployment 882 Jobless Rate 4.5 573 2.7 500 2.3 Employment 20,842 1998 21 ,619 21,149 1999 2000 2001 2002 2003 2004 22,002 28,308 27,711 27,136 26 ,831 26,551 27,800 26 ,953 26,240 470 21 ,534 468 896 2.1 758 2.7 25 ,610 941 2.2 508 1.8 25,893 938 3.3 3 .5 3.5 2005 26,520 25,573 947 3.6 City of Troy 1990 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 Labor Force 41 ,602 45,144 45,982 46,595 47,425 46 ,170 45 ,363 44,518 44,050 43,601 43 ,553 Employment 40 ,053 44,138 45,105 45 ,770 46 ,603 45,022 43 ,650 42,495 41 ,933 41,476 41,415 1,549 1,006 2.2 877 825 822 1,148 1,713 2,023 2,117 2,125 2,138 1.9 1.8 1.7 2.5 3.8 4.5 4.8 4.9 4.9 Unemployment Jobless Rate 3.7 Economic Development Appendix-29 �Analysis of Firms in City of Southfield This appendix contains data from Hoovers Business Information Service and Reference USA. The data from both sources was made available to DTIA and the City of Southfield by the Oakland County Department of Planning and Development. We have attempted to analyze the data as best we could. The primary useful of the data is to provide firm demographics for the City. The two databases are quite different and therefore no attempt was made to compare the data or reconcile the differences. Hoover's Business Data: Southfield Firms by Industry Sector, 2006 • CONSTRUCTION 45 MANUFACTURING 46 WHOLESALE TRADE 48 RETAIL TRADE 49 TRANSPORTATION AND WAREHOUSING 50 INFORMATION 51 FINANCE AND INSURANCE 52 REAL ESTATE, RENT AL & LEASING 54 PROFESSIONAL, SCIENTIFIC, & TECHNICAL SERVICES 55 MANAGEMENT OF COMPANIES AND ENTERPRISES 58 ADMINISTRATIVE, SUPPORT, WASTE MANAGEMENT, & REMEDIATION SERVICES 58 EDUCATIONAL SERVICES 60 HEAL TH CARE AND SOCIAL ASSISTANCE 60 ARTS, ENTERTAINMENT, & RECREATION 62 ACCOMMODATION & FOOD SERVICES 63 OTHER SERVICES 63 Economic Development Appendix-30 �Construction 23: Construction 2361 2362 • 2371 2372 2373 2381 2382 2389 • Residential Building Construction Arco Construction Company Inc C & J General Contractors Inc Fred E Greenspan Builder Inc Kay Bee Construction Company Lie Kay Bee Lie Land Of Lakes Limited Partnership Mar-Que General Contractors Inc Mht Housing Nonprofit Housing Corp S & S Bu ilders Inc Two Lakes Building Corporation Mht Housing , Inc Mht Properties Xvii Inc Atlas - Filmore Lumber Company Bobson Construction Co Inc Dewitt Bu ilding Company Inc Fairway Construction Co Good Housekeeping Construction , Inc Wineman & Komer Building Company Nonresidential Building Construction Barton Malow Company Burton Brothers General Contractors L. C D & S Contractors Inc E L Bailey Company, Inc Huntington Construction Co Utility System Construction Service Construction Lie Land Subdivision A P G M Lim ited Partnership lnvestico Development Corp J A Bloch & Company Medpark Inc Nyco Investments & Company Real Estate Development And Investment Company, Inc Highway, Street, and Bridge Construction The Dewey Group Lie Foundation, Structure, and Building Exterior Contractors Sova Steel Inc O'neill Masonry Construction Company Robovitsky Construction Inc Reid Glass Co , Inc Arnold Goodman Building Equipment Contractors S & M Heating Sales Company S & M Sheet Metal Ltd United Painting Inc Other Specialty Trade Contractors American Carpet Engineers, Inc American Pool Service Company Statewide Disaster Restoration , Inc ~out~field Revenue ($ million) Emplo~ees 1.6 5.0 1.1 1.0 1.7 2.3 1.0 36.0 1.0 1.5 1.7 1.4 9.0 9.0 1.4 1.9 1.1 1.2 3 40 3 12 20 20 11 14 12 9 8 10 25 20 18 30 12 20 1,080.0 23.5 3.5 5.3 2.1 243 54 28 14 15 Ml Ml Ml 1.4 15 Ml 3.6 3.1 1.8 3.4 2.9 6.1 25 20 11 25 19 74 1.1 10 8.8 1.0 7.0 2.4 3.4 45 31 40 20 14 Ml Ml Ml Ml 4.8 5.9 4.6 50 60 100 Ml Ml 1.0 1.0 1.9 16 20 30 Ml State Of Incorporation Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Economic Development Appendix-31 �Manufacturing 31-33: Manufacturing 3118 3133 3141 3161 3219 3231 • 3251 3252 3255 3261 3279 3311 3315 3322 3323 • 3326 3327 3328 Revenue ($ million) Emplo}'.ees Bakeries and Tortilla Manufacturing 1.4 The Bake Station Inc The Bakers Choice Company 3.3 Textile and Fabric Finishing and Fabric Coating Mills Vtec Technologies, Lie 2.9 Textile Furnishings Mills Arden Corporation 36 .6 Benhar Products International Inc 5.0 Krams Enterprises Inc 49 .9 Leather and Hide Tanning and Finishing GST AutoLeather, Inc. 292 .1 Other Wood Product Manufacturing Architectural Millwork Specialist, Inc 1.9 Printing and Related Support Activities Addison Graphic Solutions, Inc 3.0 Behrmann Printing Company Inc 1.5 Future Reproductions Inc 1.2 Grigg Graphic Services , Inc 3.1 Nationwide Envelope Specialists Inc 4.0 Complete Document Management Corporation 1 .1 Dunn Blue Print Company 10.0 Basic Chemical Manufacturing Lumigen Inc 5.9 Resin, Synthetic Rubber, and Artificial Synthetic Fibers and Filaments Manufacturing Detrex Corporation 81 .9 Paint, Coating, and Adhesive Manufacturing Piceu Group Limited 15.8 United Paint And Chemical Corp 13.9 Plastics Product Manufacturing Abe Group Holdings Inc 29 .0 Advanced Card Technology, Lie 4.6 Automotive Compnent Systems, Inc 4.3 Automotive Component Systems Of Michigan, Inc 1.5 Lear Corporation Eeds And Interiors 367.8 Lear Corporation Global Development, Inc 15.4 Lear Operations Corporation 17.1 Zanini Usa Inc 1.0 Other Nonmetallic Mineral Product Manufacturing The R J Marshall Company 35.0 Iron and Steel Mills and Ferroalloy Manufacturing General Manufacturing & Design, Inc 2.5 Foundries Cmi-Management Services, Inc 20 .1 Cutlery and Handtool Manufacturing Cothery Investment Company 4.0 Architectural and Structural Metals Manufacturing Jaimes Industries Inc 1.4 Capital Welding Inc 16.1 Lattimore & Tessmer Inc 2.1 Spring and Wire Product Manufacturing Peterson American Corporation 77.9 Machine Shops; Turned Product; and Screw, Nut, and Bolt Manufacturing Air-Matic Products Company, Inc 4.7 Coating, Engraving, Heat Treating, and Allied Activities ~uthfi~d. State Of Incorporation 14 49 30 MA 50 Ml 4 7 CA 60 25 Ml 48 Ml Ml Ml 25 20 18 14 20 28 Ml Ml Ml Ml 40 Ml 10 Ml 99 Ml 100 Ml 1 15 Ml Ml 10 16 Ml 19 Ml 20 Ml 35 11 Ml 180 Ml 35 Ml Ml 53 Ml Economic Development Appendlx-32 �3329 3332 3335 3339 3359 3361 3363 • 3391 • Rmt Woodworth Incorporated Bio-Coat Inc Bio-Vac Inc X-Cel Industries Inc Other Fabricated Metal Product Manufacturing Maxitrol Company Mack Industries, Inc Industrial Machinery Manufacturing Hayes Lemmerz International - Southfield, Inc Metalworking Machinery Manufacturing Select Steel Fabricators Inc Bradley-Thompson Tool Company Satellite Engineering & Manufacturing Inc Innovative Creations, Ltd Other General Purpose Machinery Manufacturing Comau Pico Holdings Corp Comau Pico Inc Sterling Scale Company Global Electronics Limited Other Electrical Equipment and Component Manufacturing Syndevco, Inc Motor Vehicle Manufacturing Morris Associates Inc Motor Vehicle Parts Manufacturing Federal-Mogul Piston Rings Inc Kus Michigan, Lie Federal-Mogul Corporation DENSO International America, Inc. Imported Auto Electric Exchange Corp Collins & Aikman Corporation Lear Corporation Meridian Automotive Systems-Detroit Operations, Inc Questor Partners Fund I Lp Oualitor, Inc. Comer Holdings Lie D T I Molded Products Inc Federal-Mogul Products Inc Prestolite Wire Corporation Op Acquisition 2, Inc Teksid Aluminum North America, Inc Tractech Inc Medical Equipment and Supplies Manufacturing Msx International Business Services, Inc Shulman And Kaufman Inc Lettering Inc Of Michigan Visual Productions Inc Federal-Mogul Dutch Holdings Inc Federal-Mogul Powertrain , Inc Federal-Mogul Puerto Rico Inc Felt Products Manufacturing Co Fm International Lie Mather Seal Company Mccord Sealing Inc Custom Corporation Of America Royal Distributors Of Michigan, Inc Sepia Packaging, Inc Universal Wholesale Inc $outhfiel_g_ 2.6 3.7 2.0 2.6 40 65 40 50 Ml Ml Ml Ml 36.5 2.3 30 Ml Ml 17.2 Ml 2.0 1.8 1.2 1.2 15 30 22 20 135.4 135.4 2.1 3.3 250 23 39 DE Ml Ml Ml 4.1 31 Ml 2.2 26 Ml 75.0 1.6 6,286.0 831 .8 1.7 15 25 DE 385 12 17,089.2 21.2 165.1 180.0 77.5 2.8 279.8 281 200 1500 5 134.0 5.0 16.5 20 20 45 6.4 3.0 2.0 4.8 6.9 46.2 1.4 1.1 2.2 18.1 1.3 1.3 9.1 1.0 20.0 35 60 10 2600 10 25 15 8 20 15 2 235 18 12 20 10 Ml Ml Ml Ml DE Ml DE DE Ml Ml Ml MO DE Ml DE Ml Ml Ml Ml Ml Ml Ml Economic Development Appendix-33 �Wholesale Trade 42: Wholesale Trade 4231 4232 4233 4234 • 4235 4236 4237 • 4238 Revenue ($ million) Emplolees Motor Vehicle and Motor Vehicle Parts and Supplies Merchant Wholesalers W A Rucker & Associates 10.7 Abe Group Sales & Marketing Inc 4.5 Auma Engineered Products Inc 2.1 Automotive Refinish Technologies Inc 37.8 Barr, Terry Sales Lie 2.2 Gerard Thomas Company Inc 2.7 Kenmar Corporation 8.5 Furniture and Home Furnishing Merchant Wholesalers Sci Floor Covering Inc 16.4 Lumber and Other Construction Materials Merchant Wholesalers Ryan Building Materials Inc 12.6 T J Ceramic Tile Sales And Imports Inc 11 .0 North Coast Commerical Roofing Systems 3.0 Professional and Commercial Equipment and Supplies Merchant Wholesalers Dictation Sales & Services, Inc 17.0 Sales Control Systems Inc 2.5 Arzo Electronics Incorporated 1.8 Michigan Business Machines Inc 1.6 Pathtrace Systems, Inc 1.4 Resource Data Systems Corporation 2.2 The Henninger Corporation 6.3 Universal Solutions Inc 3.7 Med Share Inc 5.1 Medsupply Corporation , Inc 5.0 Northland Radiology, Inc 2.8 Phoenix Medical Supply , Inc 2.4 Wolverine X-Ray Sales & Service Inc 2.5 Applied Image Products Incorporated 5.0 Metal and Mineral (except Petroleum) Merchant Wholesalers Advance Steel Company 11 .1 Alliance Steel Inc 4.3 Copper & Brass Sales Inc 100.0 Copper and Brass Sales Dofasco Usa Inc 2.3 Kobe Coating Company 2.5 Nance Steel Sales, Inc 2.5 ThyssenKrupp Materials NA, Inc. Electrical and Electronic Goods Merchant Wholesalers Allied Electric Supply Company 9.4 Michigan Chandel ier Company Inc 11.4 Pegasus Theatrical Inc 3.0 Robert Milsk Company Inc 1.7 Hardware, and Plumbing and Heating Equipment and Supplies Merchant Wholesalers Air Design, Inc 2.6 Flo Co Supply Inc 9.1 R L Deppmann Company 22.0 Machinery, Equipment, and Supplies Merchant Wholesalers Wolverine Tractor & Equipment Co Inc 20.2 Corrsys-Datron Sensorsystems, Inc 2.0 Gt Technology Company Inc 4.6 ~ outhfielcL State Of Incorporation 45 40 14 25 30 60 Ml DE Ml Ml 26 Ml 35 30 12 Ml Ml Ml 35 29 12 21 10 15 Ml Ml Ml Ml 25 50 30 16 15 20 17 Ml Ml Ml Ml Ml Ml Ml Ml Ml 50 12 150 Ml 10 11 11 Ml DE DE Ml DE 20 15 14 4 Ml Ml Ml Ml 10 18 31 Ml 45 12 30 Ml Ml Ml Ml Economic Development Appendtx-34 �4239 4241 4244 4246 4248 4249 J & L Industrial Supply Rayhaven Equipment Company Inc General Tape & Supply Inc Brown, Sam Sales Company Miscellaneous Durable Goods Merchant Wholesalers Rocky International Inc Paper and Paper Product Merchant Wholesalers Rose Business Forms Company Stylus Inc Grocery and Related Product Merchant Wholesalers International Wholesale, Inc Chemical and Allied Products Merchant Wholesalers Ain Plastics Of Michigan Inc 0 P Noma Inc Parts Cleaning Technologies, Lie Roman Cleanser Products Beer, Wine, and Distilled Alcoholic Beverage Merchant Wholesalers Elite Brands Of Michigan Miscellaneous Nondurable Goods Merchant Wholesalers Southwind Enterprises Inc 257.5 9.0 3.8 3.2 300 30 30 Ml Ml Ml Ml 2.3 13 Ml 6.5 11 .0 35 8 Ml Ml 35.9 54 Ml 6.9 100.0 9.0 3.9 35 500 2 22 5.4 25 3.3 25 Revenue ($ million) Emplo~ees Ml Retail Trade • 44-45: Retail Trade 4411 4421 4422 4431 4441 4451 • 4452 Automobile Dealers A & R Motors Inc Art Moran Pontiac Gmc Inc Field's Inc Ford Avis Inc Glassman Oldsmobile Inc Page Toyota Inc Southfield Jeep-Eagle Star Lincoln Mercury Inc Tamaroff Buick Inc Tamaroff Dodge Inc Furniture Stores All-Star Desk Co German's Warehouse Inc Home Furnishings Stores Hob Enterprises Lie Oakland Investment Inc Premier Blind Factory L L C The Print Gallery Inc Electronics and Appliance Stores Wireless Avenue Building Material and Supplies Dealers 21300 8 Mile Rd Assoc Lie United Paint Retail Centers Inc Grocery Stores Hiller Inc Majestic Market, Inc One Stop Kosher Market Inc Southfield Save A Lot Food Store Safeway Food Center Inc Specialty Food Stores ~out~fi_eld. 5.3 36.2 4.3 81.7 18.4 53.4 56 .9 18.9 53 .6 25.1 20 19 94 107 72 160 80 State Of lncoreoration DE DE Ml Ml Ml Ml Ml Ml Ml 1.6 1.6 16 13 Ml 8.5 4.6 1.7 1.0 100 70 25 10 Ml 1.4 20 5.6 2.6 40 32 64.8 3.1 6.6 2.3 2.5 13 14 30 25 25 Ml Ml Ml Ml Ml Economic Development Appendlx-35 �4461 4471 4481 4483 4511 4529 4531 4532 4539 4543 Star Corned Beef Center Inc Superior Meats Inc Health and Personal Care Stores Daring Corporation D O C Optics Corporation Detroit Optical Co See Inc Gasoline Stations Brighton, Lie Cloverleaf Amoco & Grill D & D Services Inc Mobil 1 Inc Clothing Stores Max Green's Men's Wear Inc C'est La Vie Sportswear Inc Greens Max Kids Wear Inc Burlington Coat Factory Warehouse Of Southfield, Inc Sun's Clothing Co Inc Jewelry, Luggage, and Leather Goods Stores Bednarsh, Morris Jewelry Design & Mfg Ltd Darakjian Jewelers Inc Gornbein, Norman Jewelry & Loan Inc House Of Watchbands Inc Sporting Goods, Hobby, and Musical Instrument Stores International Golf Enterprises Inc Other General Merchandise Stores Dollar Castle Inc Florists Tfi Enterprises Inc Office Supplies, Stationery, and Gift Stores Specifications Service Company Other Miscellaneous Store Retailers Mcdonald Modular Solutions, Inc Direct Selling Establishments Vesco Oil Corporation 1.9 1.8 30 10 Ml Ml 3.5 62.6 2.0 2.8 3 Ml 16 50 Ml Ml 6.0 1.7 1.6 1.3 25 14 13 11 4.1 3.9 1.9 6.5 1.5 37 4 50 100 15 Ml Ml 2.3 4.2 2.1 2.4 13 17 15 17 Ml Ml Ml 4.0 5 3.5 8 Ml 9.6 14 Ml 1.3 15 Ml 9.9 2 Ml 109.1 Ml Transportation and Warehousing 48-49: Transportation and Warehousing 4841 4855 4859 4885 4931 General Freight Trucking Murrell Enterprises Inc Charter Bus Industry National Trails, Inc Other Transit and Ground Passenger Transportation Reddi-Ride Transportation Inc Freight Transportation Arrangement Cast North America F X Coughlin Co Rpl Associates Inc Warehousing and Storage Federal-Mogul Venture Corporation Revenue ($ million) Emelo~ees State Of lncoreoration 4.4 Ml 1.3 Ml 1.8 26 Ml 3.0 59 .2 6.5 34 375 16 Ml Ml 51.0 1000 Economic Development Appendix-36 �Information 51: Information 5111 5112 5121 5122 5151 5152 5171 5172 5173 5179 5181 5182 5191 Newspaper, Periodical, Book, and Directory Publishers Detroit Free Press Detroit Jewish News, Lie Jewish Community Online Lie Lawrence Street Publications Software Publishers Computer Mail Services Inc Global Information Systems Master Data Center, Inc Motion Picture and Video Industries CV Media Inc Christian Television Network Inc The Production People Ltd Hantz Air Lie Milagro Post Lie Tv 26 Detroit Inc Sound Recording Industries Gold Productions , Limited Radio and Television Broadcasting The Word Network Wwj 950 Am Channel 7 Of Detroit Inc Community Media Agency, Inc New World Communications Of Detroit, Inc Viacom Television Station Inc Wxon Inc Cable and Other Subscription Programming Scripts Networks Wired Telecommunications Carriers Adval Communications, Inc Internet Operations Center Wireless Telecommunications Carriers (except Satellite) Answering Service Inc Video Vision Inc Telecommunications Resellers Ldmi Telecommunications Other Telecommunications Epac Lie Q-Media Inc Internet Service Providers and Web Search Portals Anx E-Business Corp Drive Repair Service Corporation Mirror Imaging Lie Data Processing, Hosting, and Related Services Actiondata Inc ANXeBusiness Corp. Computer Consultants Of America, Inc Data Direction Inc Gee Servicing Systems Open Solutions Inc Peter Chang Enterprises Inc Other Information Services W W Enterprises Inc ~o_ut~field Revenue ($ million) Emelo~ees 1.2 2.9 2.9 2.8 32 57 61 26 1.1 10.8 7.8 100 98 1.2 1.8 1.9 3.0 1.7 1.8 13 20 21 20 17 18 Ml Ml 3.5 18 Ml 1.3 5.2 25.3 1.9 22.1 11 .3 6.1 30 90 240 30 212 120 37 Ml Ml DE DE DE 1.5 17 4.2 3.5 21 7.5 2.4 40 30 Ml 57.2 250 Ml 3.9 3.5 19 30 5.7 2.5 1.7 50 6 3 Ml 4.9 8.9 10.2 4.5 1.1 4.9 1.0 100 Ml 60 22 73 18 Ml 1.5 20 Ml State Of Incorporation Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Economic Development Appendix-37 �Finance and Insurance 52: Finance and Insurance 5221 5222 5223 5231 5239 Depository Credit Intermediation Sterling Bank & Trust, Fsb Central Corporate Credit Union Peoples Trust Credit Union Telcom Credit Union Nondepository Credit Intermediation Automotive Credit Corporation Credit Acceptance Corporation Bergin Financial , Inc Et & A Funding Lie Franklin Home Lending Group Inc Homestead Usa Inc Major Mortgage Corporation Mercury Financial , Inc Mortgage Center Le Mvb Mortgage Corporation Remington Mortgage, Inc Stratford Funding , Incorporated Tranex Financial Inc US Mutual Financial Corp Inc Washington Mortgage Company GMAC Commercial Finance Gmac Commercial Finance, Lie Activities Related to Credit Intermediation Americare Mortgage Corporation Capital Mortgage Funding Lie Cms Mortgage Group Inc Creative Mortgage Lending First Mountain Mortgage, Corp Five Star Mortgage Inc Fmf Capital Lie Infinity Mortgage Corp lnvestaid Corporation Marathon Financial Corporation Michigan Fidelity Acceptance Corporation Mortgage Acceptance Corp Mortgage Planners Inc Nationwide Investment Services Corporation Odoms Financial Grp Orian Financial Pathway Financial Lie Real Financial, LL C Rockwell Mortgage Inc Strategists, Inc Service Centers Corporation Central Clearing Co /Cash Now, Partners, Lim ited Partnership Security Financial Services, Inc Securities and Commodity Contracts Intermediation and Brokerage Capital Investment Group, Lie Other Financial Investment Activities Wind Point Partners V L P Advance Capital Group Inc Advance Capital Services Inc ~u__!_~field. Revenue ($ million) Emplo~ees 45.9 75.4 5.9 21 .0 194 80 35 56 Ml Ml 19.0 201 .3 2.0 3.4 1.4 21.8 1.2 17.0 7.9 6.6 1.1 3.1 6.1 1.1 4.0 13.0 202.7 67 Ml Ml Ml CA 2.3 5.4 5.3 1.1 1.2 3.1 25.7 2.0 3.3 100 18 20 50 16 25 36 47 15 40 38 11 38 State Of Incorporation Ml Ml Ml OH Ml Ml Ml Ml Ml 200 25 70 45 15 40 330 15 45 4.4 64.3 5.2 1.1 30.2 1.3 62.0 10.2 2.0 1.7 2.6 37.6 6.0 550.0 29 22 29 75 60 12 1.3 16 3.9 9.1 5.0 19 84 57 15 16 18 23 16 Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Economic Development Appendix-38 �50 20 Ml 15 80 Ml 15.0 Sigma Investment Counselors 1.4 14 Ml Coop Network 1.2 15 1.4 25 .6 12 25 Hantz Financial SeNices, Inc New Atlantis Financial Inc Norris Financial Inc PM FA Inc Horizon Properties Inc Questor Management Company LLC 5241 2.0 1.3 Ml Ml Sam Brown Company 2.1 Six Mile/Newburgh Venture Inc 1 .1 10 Ml Trisource Group, Inc Wind Point Partners 2.8 28 11 Ml Wind Point Partners Vi, LP Insurance Carriers James E Jackson Agency Inc 61 .3 43.4 4.0 17 9.1 33 Ml 23.9 84 150 Great Lakes Health Plan , Inc. 42 .3 14.9 Ml Ml Health Plan Of Michigan, Inc 16.8 52 Ml Blue Care Network of Michigan Cam Administrative SeNices , Inc Cape Health Plan , Inc Great Lakes Health Plan Inc MI DA Inc PPOM , LLC American Fellowship Mutual Insurance Co First Mercury Insurance Company Gmac Insurance Holdings Meadowbrook Insurance Group Inc. Motors Insurance Corporation North Pointe Holdings Corporation Star Insurance Company Stewart Title Of Detroit Inc 5242 33 .2 American Public Entity Access Pools Agencies, Brokerages, and Other Insurance Related Activities AM Levin Insurance Associates Inc Acordia Of Michigan, Inc Capital Title Insurance Agency Inc Comerica Insurance SeNices, Inc Cornish , Zack, Hill And Associates Inc Coverx Corporation Detroit Title Insurance Agency Inc Employee Health Insurance Management First Mercury Financial Corporation Group Associates, Inc Huntington Affiliates, Inc J S Clark Agency, Inc Korotkin Insurance Group Korotkin Insurance Group Inc Mccurry Inc Meadowbrook Inc Nette & Associates Inc North Pointe Financial SeNices Inc North Pointe Insurance Co Inc Primerica Financial SeNices Professional Life Underwriters SeNices, Inc Property & Casualty Solutions Ralph C W ilson Agency Inc The Albrecht Companies Inc The Guarantee Company Of North America Usa Southfield ~ -- Ml Ml 50.3 129.5 10.2 6.6 3,983.4 304.0 43 Ml 100 176 350 DE Ml 90 .5 7 Ml 158.1 4.7 240 25 Ml Ml 5.1 20 4.1 50 Ml 7.6 2.3 70 10 Ml Ml 2.9 1.9 25 21 Ml 6.3 2.9 80 Ml 2.3 130.8 20 Ml 3.4 40 1.4 30 Ml Ml 5.0 3.4 24 40 Ml 4.9 60 100 Ml Ml 262 10 Ml Ml 120 Ml 48 1 Ml 25 Ml 2.3 304.0 1.0 12.4 32.7 2.3 2.2 2.2 3.4 2.7 1.9 25 30 30 19 Ml Ml Ml Economic Development Appendix-39 �United Insurance Co Zervos Agency Inc 3.8 1.3 35 14 Zervos Group, Inc Associated Claim And Investigation Service, Inc 3.4 1.5 30 16 Butler & Associates Adjusting 1.4 11 Ml Ml Globe Midwest Corporation Evaluation Group Inc 3.0 26 Ml 2.3 3.0 20 Ml 35 10 Ml 4.5 12 Ml 3.0 23 American Benefit Group 5259 American Risk Pooling Consultants Inc Other Investment Pools and Funds RE Investments Inc Davis And Davis Consulting Lie Fifty Strong Inc Origen Financial Lie Origen Financial , Inc. Plante & Moran Investment Partnership Sun Communities, Inc. 1.8 2.3 25 26.5 74.0 125 50.0 500 211.6 65 Ml Ml DE Real Estate, Rental & Leasing Revenue State Of Incoreoration ($ 53: Real Estate, Rental & Leasing 5311 • 5312 • million) Lessors of Real Estate 200 River Place Lofts Assoc Ari-El Limited Partnership I Hartman And Tyner, Inc Southfield Limited Dividend Housing Association The Fountains At Franklin Retirement Community Inc The Trowbridge Wingate Management Corp York Properties Inc Ziecor Inc A Ii Lp Brownstown One Lie Equitable Group Inc First Center Office Plaza H Salt Esquire Management Co Kaftan Enterprises Inc Macomb Mall Associates Limited Partnership North Management Inc Park Shelton Associates Limited Partnership Park West Properties Inc Pontiac Mall Limited Partnership R C & T Land Company Schostak Brothers & Company, Inc. Seven Mile/ Farmington Inc Sosnick Family Limited Partnership Van Masters Management Inc Apex Management Inc Joseph Fetter Offices of Real Estate Agents and Brokers Amurcon Corporation Ari-El Enterprises, Inc Berger Realty Group, Inc Bre/Southfield Lie Century 21 Professional Realty Emplo~ees 2.3 1.3 24.3 1.8 2.0 100 13 Ml 30 Ml 30 80 50 1.4 2.0 1 .1 1.5 20 Ml 9 Ml Ml 5 20 1.2 1.8 1.0 1.2 30 11 21 1.0 10 1.3 6 100 4.5 1.2 1.2 Ml Ml Ml 9 5.0 10 100 2.0 1.5 27 25 3.5 5.3 100 Ml Ml 2.8 6.4 2.3 50 10 Ml Ml 55 1.0 13 4.4 28 Ml 1.6 18 Ml 2.6 1.5 1.0 22 50 Ml Ml 30 Economic Development Appendlx-40 Southfield c;;:::r----.- -- - --- -- - - ----- -- - �5313 • 5321 5322 5324 5331 2.4 2.8 4.0 1.2 1.0 2.1 1.5 1.3 3.8 1.0 2.9 1.3 1.6 1.6 1.0 1.0 2.1 1.9 73 125 30 40 25 80 50 40 10 28 3 25 12 25 10 1.3 2.8 3.7 1.1 1.0 7.2 20 25 100 41 30 19 1.0 27 7.9 30 1.8 1.9 5.2 28 25 80 Ml Ml 2.6 35 Ml 7.0 1.0 5 6 Ml Ml Revenue ($ million) Emplo~ees 1.0 7.4 1.4 3.2 2.0 1.1 3.2 1.8 1.6 1.8 1.6 2.5 18 100 22 50 30 15 50 30 20 30 20 30 Ctt Partners Lie Farbman Management Group Of Michigan Inc Forbes/Cohen Properties Franklin Terrace Apartments, Lie Highland Management Company L L C Huntington Management Lie lnfiniti Property Management lnsite Commercial Group Lie Jem Marketing, Inc Judy Walker & Associates Inc Max Broock Realtors Nemer Property Group Inc Phoenix Place Ldha Lp Redico Management Inc Ron Simpson & Associates Inc Sadie Rose Schostak Financial Co Seligman & Associates Inc Signature Associates-ONCOR International Sib Management Inc Sun Home Services Inc The Farbman Group Inc Ushman & Wakefield Of Michigan Inc V & F Realty And Management Inc Wyndham & Associates, Inc Activities Related to Real Estate The Lexington Of Southfield Automotive Equipment Rental and Leasing Axis Vehicle Services Inc Consumer Goods Rental Alert Medical Inc Starr Home Health Care Inc Blue Water Technologies Group, Inc Commercial and Industrial Machinery and Equipment Rental and Leasing Allingham Corporation Lessors of Nonfinancial Intangible Assets (except Copyrighted Works) Kasapis Bros Inc Metropolitan Franchise Corporation Ml Ml Ml Ml Ml Ml Ml Ml Ml 10 80 35 Ml Ml Ml Ml Ml GA Professional, Scientific, & Technical Services 54: Professional, Scientific, and Technical Services 5411 • Legal Services Bassey And Selesko Pc Brooks Kushman P C Carter & Gebauer Collins, Einhorn & Farrell, P C David Ruskin Erlich Rosen & Bartnick Corp Fieger & Fieger, P C Freid, Saperstein & Abatt Pc Gary D Nitzkin Pc Gittleman & Paskel Pc Gold & Lange & Majoros Pc Goodman & Acker Inc ~utf:field. State Of Incorporation Ml Ml Ml Ml Ml Ml Ml Ml Economic Development Appendix-41 �• 5412 5413 • Gursten, Koltonow, Gursten, Christensen & Raitt Pc Hoffman & Wartell Howard Zoller Jaffe, Raitt, Heuer & Weiss, Professional Corporation John Artz Pc Kluczynski , Girtz, Zamler, Mccubbrey Kupelian Ormond & Magy, A Professional Corporation Law Firm Of Bernstein Pc Leikin And Ingber, PC Levine Benjam in Tushman Bratt Jerris And Stein Pc (Inc) Maddin Hauser Wartell Roth Heller & Pesses Attorneys Matt G Curtis Meklir, Nolish, Friedman & Associates Pc Miller Shpiece & Tischler P C Mindell, Panzer, Malin & Kutinsky Novara, Tesija & Mcguire, PIie Peter M Schneiderman & Associates, P C Raymond & Prokop Pc Robert M Pilcowitz P C Romain, Kuck, & Egerer, Pc Seyburn Kahn Ginn Bess & Serlin Professional Corp Siemion, Huckabay, Bodary, Padilla, Morganti & Bowerman P C Sommers Schwartz Silver & Schwartz Professional Corp Sullivan Ward Asher & Patton Pc Thomas, Degrood & Witenoff & Hoffman Pc Zamler, Mellen, Shiffman Del Process Services Inc Records Deposition Service Inc Accounting, Tax Preparation, Bookkeeping, and Payroll Services Plante & Moran, LLP Zalenko & Associates P C Accesspoint Lie Kirschner Hutton Shevin, P C P & M Holding Group Lip Report Systems Inc Architectural, Engineering, and Related Services Barton Malow Design, Inc Cdpa Architects Inc Etchen Gumma Ltd Giff els, Inc Harley Ellis Devereaux Corporation Jga, Inc Neumann / Smith And Associates Inc Redstone Architects Inc Rich & Associates, Inc Rossetti Associates Inc Superior Engineering Associates Inc Professional Grounds Service, Lie Arcadis G&M Of Michigan, Lie Di Clemente Fiegel Design Di Clemente Siegel Design Inc Dsea Associates Egslnc Engineering Service Inc Of America Engineering Solid Solutions, Inc. Equilibrium Corp Golden Eagle Aviation Inc Hawtal Whiting Resource Solutions Inc ~o_uthfi~l_g_ 1.4 5.5 2.0 12.9 1.7 1.8 3.0 4.9 2.0 2.6 6.8 5.9 2.3 1.1 1.9 1.2 1.6 5.0 1.6 2.4 6.1 2.1 1.2 9.2 1.1 7.1 1.3 2.6 31 16 20 75 25 38 90 32 20 130 15 47 30 70 1.9 61 .0 2.0 91 .7 1.1 40 1000 14 1 25 Ml 5.1 1.4 1.5 9.2 33.4 6 .0 2.9 1.2 2.5 4.0 2.0 1.8 2.9 4.3 7.3 3.8 6.2 6.4 3.0 2.8 1.1 1.6 78 22 Ml 10 Ml 24 60 31 180 21 30 35 21 30 40 100 80 35 Ml Ml Ml Ml Ml Ml Ml 14 Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml 130 50 50 11 21 40 17 30 50 60 70 75 75 60 9 20 25 Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Economic Development Appendix-42 �• 5414 5415 • 5416 • Lear Technology Corporation Quality Engineering Company Ricardo Meda Technical Services Lie Nelson-Mill Co Echelon Technologies Specialized Design Services Ax Inc Riegner & Associates Inc Computer Systems Design and Related Services Best Computer Consulting Inc Elysium Inc Idea Consultants Incorporated Ideation International Inc lsystek Inc Mil lennium Software Incorporated Miracle Software Systems, Inc. Ncode International , Inc Plexus Technologies Inc Provect Technologies Inc Radley Corporation Systems Services Inc Technoserve T echnosoft Corporation The Detroit Gauge And Tool Company Webrunners , Inc Berbee Information Networks Callitechnic Lie Enco Systems, Inc Ideal Technology Solutions US , Inc Kpk Technologies, Inc Liam Moore Associates Lie Michigan Internet Association Ltd Millennium Technical Consultants, Inc Pac Resources usa Inc RC M Technologies Inc Sysware Healthcare Systems Inc Xede Consulting Group Inc Computerized Facility Integration , Lie Data Express Co Proforma Corporation Management, Scientific, and Technical Consulting Services AlixPartners , LLC Bbk, Ltd Caring Hands Management Co Lie Ciena Health Care Management Inc Consolidated Financial Corporation Consultants lntrntl Home Dental Management Group Lie Innovative Training Integrators, Lie Luftig & Warren International Inc Omni International Trading & Consulting Corp Perry Johnson Registrars Inc Questor Partners Fund Ii, LP Semperian , Inc Toda Inc United Information Technologies, Inc Brown Rehabi litation Management Inc Midwest Reemployment Associates Inc ~outhfiel~ 3.5 1.5 9.0 1.8 2.2 60 15 123 45 60 Ml 1.1 1.2 16 21 Ml Ml 1.7 4.6 2.5 1.8 3.5 24.6 25.5 2.8 4.0 1.0 8.5 1.6 1.4 45.0 2.9 4.8 2.4 1.2 4.7 8.0 1.5 2.2 1.2 1.7 2.4 4.0 14.9 1.4 2.9 1.2 20 11 35 22 43 95 Ml CA Ml 170.0 2.9 1.1 191.4 2.4 3.1 2.4 1.8 2.3 3.7 13.0 379.3 136.7 3.8 1.7 3.2 2.3 10 11 40 22 20 400 27 50 37 12 25 50 21 30 10 2 26 40 14 40 16 40 14 38 50 35 25 29 21 57 3 100 24 50 55 Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml DE Ml Ml Ml Ml Economic Development Appendix-43 �• 40 40 Batson & Assoc Jay R Slavsky, Inc 3.6 5.0 60 42 Ml Park Avenue International 1.1 15 243 Ml Barton Malow Enterprises , Inc Creative Credit Solutions Lie E-Business Partners, Inc Gabriel Roeder Smith & Company Healthcare Management Solutions, Inc John V Mccarthy & Associates Inc Jonna Construction Company, Lie Metro Hospitalists Pc Perry Johnson, Inc Pmc America Inc Pmc America Inc Ronnisch Construction Group, Inc • 1.1 Ml 69 Ml 15 13 Ml 1.0 30 .0 32 Ml 1.1 15 24.0 200 20 20 Ml 31 Ml Ml Ml Ml 1.3 2.4 29.4 Ml Sobel Co Speeds he If Systems Inc 3.5 1.3 19 24 10.0 160 3.9 1 .1 10 Ml Ml 15 50 Ml Allecon Stock Associates Lie Altech Environmental Services , Inc Comprehensive Systems Inc Net Results Group 5419 1.6 24.0 10 17 13 Vgs Consultants, Inc Visual Productions, Inc Wellness Institute Of America 5418 1.2 1.0 Star Trax, Inc 5417 51 .7 Smith Homes Resident Council Inc Td Scan (US A), Inc • 100.0 Ml 2.7 Synovalnc The H R Management Group Inc Ram soft Systems Inc Tel-Adjust Inc Scientific Research and Development Services Molecular Innovations Inc Advertising and Related Services Alpha Omega Communications, Inc GlobalHue lmpatto Custom Marketing, Inc Mars Advertising Company Incorporated Mort Crim Communications Inc Smith-Winchester Inc Sussman , Sikes & Associates Inc W . B. Doner & Company Airfoil Public Relations, Inc. Caponigro Publ ic Relations Inc. Council Syrian Motivational Marketing, Inc Nouveau Design Studio Alex Delvecchio Enterprises Inc Craig Richard Promotional Products Inc Custom Promotions Inc Imperial Marketing Inc Other Professional, Scientific, and Technical Services Allison - Fisher International Lie Crimmins & Forman Marketing Research , Inc Millward Brown International Moore, Jack P & Associates Inc Opinion Search R. L. Polk & Co. ~outhflelcl. 3.2 3.5 2.3 1.0 55 20 Ml Ml Ml 2.2 35 6.0 8.8 2.0 25 Ml Ml 10 Ml 7.2 99 Ml 1.7 10 5.2 61 .7 10 345 Ml Ml Ml 3.0 2.2 15 Ml 16 Ml 4.3 155.7 20 285 Ml Ml 3.6 30 Ml 1.8 Ml 1.1 13.0 20 12 30 Ml 1.5 20 1.6 20 5.8 8.3 7.9 16 10 Ml Ml 55 Ml 2.1 34 3.2 1.3 5 25 1.8 2.5 75 Ml Ml Ml DE Economic Development Appendix-44 �• Shifrin-Hayworth Inc Maynards Industries (1991 ), Inc 1.6 1.3 34 6 Ml DE Management of Companies and Enterprises Revenue ($ 55: Management of Companies and Enterprises 5511 Management of Companies and Enterprises 888 Big Beaver Associates Lie M Kt Holdings Inc million) 1.7 1.5 Employees 30 10 State Of Incorporation Ml Administrative, Support, Waste Management, & Remediation Services 56: Admin., Support, Waste Mgmt & Remed Svcs 5611 5613 5614 • ~ Office Administrative Services National Foot Care Program Inc Employment Services Acclaimed Home Care Health Promotion Inc M & M Nursing Services Inc Operation Able Of Michigan Samaritan Private Duty Nursing, Inc United Personnel, Inc About Faces Productions Affiliated Models Incorporated American Temporary Resources Inc Arcadia Health Services Inc Arcadia Services, Inc Charter School Administration Services, Inc Contract Esolutions Group, Lie Grayrose Inc Staffpro America Inc The Health Exchange Transport Logistics, Inc Contract People Corporation Preferred Network Services Inc Wel -Tek International Corporation Business Support Services Triumph Telecom Systems Associated Community Service Insight Teleservices, Inc All State Credit Bureau Inc Automated Collection Systems, Inc First Recovery Group Lie Goodman & Poeszat PIie TechTeam Global, Inc. Johnson & Associates Inc A AN Company Inc Comerica Leasing Corporation Federation Of Independent Goh's Inventory Service Inc _ythfLeld. Revenue ($ million) Employees 1.4 25 1.9 1.8 2.1 1.7 1.5 1.9 1.1 1.4 2.1 110.0 110.0 3.3 2.5 2.8 1.9 1.6 2.5 1.5 2.0 2.2 60 30 1.2 9.8 4.9 1.1 1.2 4.0 1.0 166.5 2.5 1.5 1.3 1.2 1.4 State Of 20 25 100 10 20 100 25 60 200 50 60 75 12 140 45 20 125 12 300 145 25 23 17 20 256 99 15 25 33 Incoreoration Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml DE Ml Ml Ml Economic Development Appendlx-45 �• 5615 5616 5617 5619 5629 Jmac Commercial Finance Lincoln Financial Distributors, Inc Travel Arrangement and Reservation Services Cadillac Travel Inc Doneson World Class Travel Hamilton, Miller, Hudson & Fayne Travel Corporation-Agency , Inc Selective Travel Management Sky Bird Travel And Tour Inc Investigation and Security Services Cwn Escort & Personal Protection Agency Inc Guardian Guard Services, Inc Nation Wide Services, Inc Rsig Security, Inc Guardian Armored Security Inc All Type Security Inc Guardian Medical Monitoring Inc Progressive Security Concepts, Lie Services to Buildings and Dwellings Amon Facility Services D & K Services Jani-King Of Michigan , Inc Maintenance Management Corp Ofs Acquisition , Inc Preferred Building Services, Lie Ruth Industries, Inc Pie Maintenance Inc Other Support Services Alliance Steel Processing Inc Southeast Michigan Chryslerplymouth Dealer Association Inc Remediation and Other Waste Management Services Eco Solutions 2000 Inc 2.4 2.6 65 70 4.3 3.0 14.2 1.5 12.1 18 14 50 14 24 Ml Ml Ml Ml Ml 1.0 17.1 13.6 17.6 5.7 1.7 1.4 5.0 10 400 25 700 25 23 38 250 Ml Ml Ml Ml Ml Ml Ml 3.4 1.0 6.5 3.3 5.8 3.4 1.0 10.3 350 38 24 40 12 150 100 150 Ml Ml 1.5 1.5 50 Ml 1.8 20 Revenue ($ million) Emplolees 7.1 1.3 1.2 2.6 2.9 1.2 141 .9 25 50 20 100 70 45 100 Ml 50 .2 525 Ml 1.4 1.2 9.2 20 10 160 Ml Ml Ml 1.6 10.6 1.5 41 99 57 Ml Ml Ml Ml Educational Services 61: Educational Services 6111 6113 6114 6115 • Elementary and Secondary Schools Academy Of Detroit North Association Academy Of Warren Advanced Technology Academy Akiva Hebrew Day School Beth Yehudah Yeshivath Laurus Academy Southfield Public School District Colleges, Universities, and Professional Schools Lawrence Act Technological University Business Schools and Computer and Management Training Aress Corporation Novatech Computer Training Center Inc SC Group, Inc Technical and Trade Schools Academy Of Southfield Ross Education, Lie Specshoward School Of Broadcast Arts ~outhfielcl State Of Incoreoration Ml Ml Ml Ml Economic Development Appendix-46 �• Health Care and Social Assistance 62: Health Care and Social Assistance 6211 • 6212 • 6213 6214 Offices of Physicians Associated Vision Consultants PIie Associates In Dermatology, PC Associates In Medicine Pc Associates In Neurology Pc Cardiovascular Associates Pc Consultant In Sleep & Pulmonary Medicine Consultants In Ophthamalic And Facial Plastic Surgery Pc Consulting Physicians Pc David M Davis Md Pc Doctors Referral Service Inc Franklin Medical Consultants Pc Glaucoma Center Of Michigan Pc Heart Cardiology Consultants Lewis & Carney Pc Lighthouse Hospice Lp Martin E Tessler Md Pc Med-Scan, Inc Michigan Cornea Consultants Pc Michigan Evaluation Group, Inc Michigan Eyecare Institute Pc Michigan Head & Spine lnsitute PIie Millennium Medical Group Pc Nephron Associates Pc Newland Medical Associates Pc North West Eye Physicians Pc Northland Anesthesia Associates Pc Northwest Eye Physicians Inc Northwest Ob-Gyn Associates, P C Northwest Obgyn Inc Ophthalmology Associates Pc Pavilion Family Practice P C Preferred Urology Consultants Pc Pulmonary & Internal Med Spec, Pc Retina Consultants Inc Retina Consultants Of Michigan Pc Reynolds , Dr L & Associates Pc Sandberg, Kantor & Eisenberg Md Pc Shumer, Steven, Md & Tessler, Inc Southfield Obstetrical Inc Southfield Radiology Associates, Pc University Womes Care Weissman, Gitlin & Herkowitz Md Pc William C Sharp Md William Leuchter Md Pc Women Care Northwest Dermatology Group Pc Offices of Dentists Noah R Levi D D S Professional Endodontics Pc Offices of Other Health Practitioners Tri-County Physical Therapy & Rehabilitation Inc Outpatient Care Centers Southfield ~· ~ • Revenue ($ million) 1.5 1.2 1.7 1.8 2.3 1.7 1.6 1.8 2.1 1.5 1.4 2.1 1.6 2.1 2.1 1.3 1.5 1.0 1.5 1.7 4.5 2.8 1.4 2.5 1.5 1.0 1.0 1.2 1.2 1.4 1.4 Emplolees State Of Incorporation 12 20 25 20 19 25 5 3 15 16 25 30 27 30 30 22 8 15 17 Ml Ml Ml Ml Ml Ml Ml 18 Ml 65 40 20 22 17 15 18 20 20 Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml 1.0 1.7 1.4 4.9 1.0 1.7 1.4 1.7 20 20 20 25 27 40 18 20 15 29 20 30 15 24 20 30 3.5 1.2 40 30 Ml 1.3 40 Ml 1.4 1.4 1.7 1.9 5.5 1.0 1.4 Ml Ml Ml Ml Economic Development Appendix-47 4 �• 6215 6216 6219 6221 6223 • 6231 6232 6233 6239 6241 6243 6244 • 1.7 Southfield Dialysis Facility P C 7.7 Concentra Medical Centers 1.2 Education Training Research Services Inc 1.2 Northland Family Planning Clinic Inc 2.5 Sunshine Rehab Services Inc Medical and Diagnostic Laboratories 7.0 Hospital Consolidated Laboratories 6.5 The Mobile Medical Group Inc Home Health Care Services 4.0 Arcadia Health Care Inc Arcadia Resources, Inc. 1.2 Care Solutions Network Inc 1.7 Chhc , Inc 1.0 Family Care Choice & Services 1.3 Friendly Home Health Services 4.0 Health Care Partners Inc 11 .5 Health Partners, Inc 1.6 Home Health Network Inc 2.5 Pediatric Special Care Inc Other Ambulatory Health Care Services 15.2 Community Emergency Medical Service Inc 10.0 Retail Health Network Inc General Medical and Surgical Hospitals 881.9 Providence Hospital and Medical Centers Specialty (except Psychiatric and Substance Abuse) Hospitals 13.8 Straith Hospital For Special Surgery Inc Nursing Care Facilities Lahser Hills Care Center 2.7 2.0 Lakeland Center Medilodge Of Southfield, Inc 5.4 Samaritan Group Home Inc 1.4 2.0 Southfield Rehabilitation Company Residential Mental Retardation, Mental Health and Substance Abuse Facilities Easter Seal Society Of Southeastern Michigan Inc 6.7 Community Care Facilities for the Elderly Evergreen Health And Living Center 1.8 Pediatrics Special Care 2.0 Presbyterian Villages Of Michigan 28.4 Other Residential Care Facilities Angel's Place, Inc 1.4 St Francis Family Services Inc 1.7 Individual and Family Services Luthern Adoption Service 1.1 Orchards Childrens Services, Inc 3.5 Spaulding For Children 7.7 Area Agency On Aging 1-B 37.0 Creative Images, Inc 5.7 Jewish Family Service Inc 2.1 Life For Relief And Development 10.6 Vocational Rehabilitation Services Jewish Vocational Service & Community Workshop 21 .0 The Art Of Winning Sales Training Inc 1.2 Child Day Care Services Academy Of Detroit Schools 5.6 30 22 20 85 62 Ml Ml Ml 60 50 63 40 60 225 300 75 75 Ml Ml Ml Ml Ml Ml 250 250 Ml Ml 155 Ml 130 115 250 2 120 Ml Ml Ml Ml 275 Ml 93 100 250 Ml Ml 43 21 100 54 50 200 105 10 Ml Ml Ml Ml Ml Ml Ml 200 25 Ml Ml 35 Ml Arts, Entertainment, & Recreation l.,-;;$"oJJthfielg_ Economic Development Appendix-48 �• 71: Arts, Entertainment, and Recreation 7114 7139 Revenue ($ million) Agents and Managers for Artists, Athletes, Entertainers, and Other Public Figures Brookdale Living Community Of Michigan 2.3 Gail & Rice 1.8 Great Lake Technologies Group 1.2 National Medical Management, Inc 1.1 Sigma Management Services, Inc 2.6 U S Medical Management 6.0 Other Amusement and Recreation Industries Bally Total Fitness International , Inc 19.4 Emplo~ees 60 60 25 24 15 180 25 State Of lncoreoration Ml Ml Accommodation & Food Services 72: Accommodation and Food Services 7211 7221 • 7222 Traveler Accommodation Carlton Essex Management Global Equities & Loans , Inc Sayo, Inc Midwest Lodging Inc Full-Service Restaurants 12 Mile Southfield Big Boy 347 C A Muer Corporation Darco Inc Musashi International, Inc R&A Foods Inc Ramrock, Inc Suncoast Cafe & Deli Inc Sweet Lorraine's Inc The Exchange Inc Virtuoso Restaurant And Catering, Inc Limited-Service Eating Places Granader Family Reataurants Inc Guy Enterprises Jaydon Enterprises Inc King Venture , Inc Lou's Finer Delicatessen Inc Scamadoni Inc Tayvenlnc The Brown Food Group Inc Zoup! Fresh Soup Company, LLC Revenue ($ million) Emplo~ees 2.0 2.0 3.0 1.2 60 30 65 20 1.0 45.5 6.0 1.0 1.1 2.8 1.5 1.7 1.4 1.5 45 746 20 50 50 95 12 1.3 1.3 1.4 69.4 1.0 2.0 1.0 1.5 3 60 65 25 40 30 42 30 Revenue ($ million) Emplo~ees 2.5 3.0 1.3 4.3 11 20 12 40 65 27 State Of Incorporation Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Other Services 81: Other Services (except Public Administration) 8112 • 8114 Electronic and Precision Equipment Repair and Maintenance Ameriflex Co Inc Great Lakes Data Systems, Inc Tower Computer Services Inc Ultracom Inc Personal and Household Goods Repair and Maintenance Brines Refrigeration, Heating & Cooling Inc Southfielcl "'--~ -- ~ State Of Incorporation Ml Ml Ml Ml 5.2 18 Ml Economic Development Appendix-49 �• 8122 8123 8129 8131 8132 8133 8134 8139 • • Death Care Services The Ira Kaufman Chapel Inc Drycleaning and Laundry Services Lois Gross Cleaners Inc Other Personal Services Estate Planning Institute Of Michigan Lie Polk Carfax, Inc Religious Organizations Congregation Shaarey Zedek Inc Faith Christian Academy Grantmaking and Giving Services National Multiple Sclerosis Society, Michigan Chapter (Inc) Social Advocacy Organizations Michigan Humane Society W Children's Leukemia Foundation Of Michigan Civic and Social Organizations Alzheimers Assc Inc Central State University The Salvation Army Business, Professional, Labor, Political, and Similar Organizations Automotive Industry Action Group Michigan Association Of Police 911 Brotherhood Of Maintenance Of Way Employees Michigan Association For Public Employees Five Thousand Town Center Condominium Assoc 2.5 23 Ml 1.4 30 Ml 2.0 4.6 12 2.6 2.4 90 Ml Ml 1.2 30 Ml 1.3 1.5 30 12 Ml 3.1 1.5 3.4 45 100 Ml 9.5 1 .1 6.2 1.0 141.6 60 14 45 15 18 Ml Ml Ml Reference USA Data: Southfield Firms by Industry Sector, 2006 CONSTRUCTION 65 MANUFACTURING 65 WHOLESALE TRADE 65 RETAIL TRADE 65 TRANSPORTATION AND WAREHOUSING 66 INFORMATION 66 FINANCE AND INSURANCE 66 REAL ESTA TE, RENT AL & LEASING 67 PROFESSIONAL, SCIENTIFIC, & TECHNICAL SERVICES 67 ADMINISTRATIVE, SUPPORT, WASTE MANAGEMENT, & REMEDIATION SERVICES 68 EDUCATIONAL SERVICES 68 HEALTH CARE AND SOCIAL ASSISTANCE 68 ARTS, ENTERTAINMENT, & RECREATION 69 ACCOMMODATION & FOOD SERVICES 69 OTHER SERVICES 69 ~outhfielcl. Economic Development Appendix-SO �• Construction 23: Construction 2361 Employment Sales Location Type Residential Building Construction 1 to 4 $1 to $2.5 Million Single Location Campbell-Manix Inc Bouey's Touch 30 $20 to $50 Million Single Location Construction Communications 26 $5 to $1 0 Million Single Location Construction Specialists 20 $5 to $1 0 Million Single Location 20 $2.5 to $5 Million Single Location 15 $1 to $2.5 Million Single Location Employment Sales Location Type 7 $2.5 to $5 Million Single Location 2381 Foundation, Structure, and Building Exterior Contractors 2383 Building Finishing Contractors Bobson Construction Carlo Tile & Marble Co Manufacturing 31-33: Manufacturing 3222 Converted Paper Product Manufacturing 3339 Other General Purpose Machinery Manufacturing Business Forms Svc Inc Adams Automation 12 $2.5 to $5 Million Single Location Comau Pico 500 $100 to $500 Million Single Location 3345 Navigational, Measuring, Electromedical, and Control Instruments Manufacturing 3363 Motor Vehicle Parts Manufacturing Corrsys Datron Sensorsystems • Collins & Aikman Corp 9 $1 to $2.5 Million Single Location 130 Over $1 Billion Headquarter Employment Sales Location Type $5 to $1 0 Million Branch Wholesale Trade 42: Wholesale Trade 4233 Lumber and Other Construction Materials Merchant Wholesalers 4234 Professional and Commercial Equipment and Supplies Merchant Wholesalers 4235 Metal and Mineral (except Petroleum) Merchant Wholesalers 4238 Machinery, Equipment, and Supplies Merchant Wholesalers 4239 Miscellaneous Durable Goods Merchant Wholesalers ABC Supply Co Business Services Copper & Brass Sales Inc Case Power & Equipment 13 14 $5 to $1 0 Million 69 Single Location Subsidiary 100 $50 to $100 Million Single Location 40 $20 to $50 Million Single Location 4 $2.5 to $5 Million Single Location Employment Sales Location Type ABC Warehouse 50 $1 0 to $20 Million Branch Blue Water Technologies 75 $20 to $50 Million Single Location ABC Group Boehle Chemicals Inc Retail Trade 44-45: Retail Trade 4431 • Electronics and Appliance Stores Bof Tech 8 $2.5 to $5 Million Single Location BPI Information Systems 50 $1 Oto $20 Million Single Location Business Systems Group Inc 2 $500,000 to $1 Million Single Location Comprehensive Systems 10 $2.5 to $5 Million Single Location Compsat Technology Inc 10 15 5 $2.5 to $5 Million Single Location $5 to $1 0 Million Single Location $1 to $2.5 Million Branch Computer Mail Svc Inc Concurrent Computer Corp 4441 Building Material and Supplies Dealers ~uthfi~Q. Economic Development Appendix-51 �• 4451 4461 4482 4483 4511 20 $5 to $1 O Million Single Location 9 $1 to $2.5 Million Branch 32 $5 to $10 Million Branch 4 $500,000 to $1 Million Branch 4 $500,000 to $1 Million Single Location 33 $2.5 to $5 Million Branch Employment Sales Location Type 30 $2.5 to $5 Million Single Location 14 $1 to $2.5 Million Single Location Less Than $500 ,000 Single Location Employment Sales Location Tlpe 30 30 $5 to $1 O Million $1 Oto $20 Million Single Location Single Location 10 $2.5 to $5 Million Branch 5 to 9 $500 ,000 to $1 Million Branch Employment Sales Location Type 5 to 9 $1 to $2.5 Million Single Location 5 to 9 26 5 to 9 55 12 $500 ,000 to $1 Million $5 to $1 O Million $500,000 to $1 Million $1 O to $20 Million $1 to $2.5 Million Branch Single Location Single Location Single Location Branch 1 to 4 $500,000 to $1 Million Branch 20 25 15 24 15 6 30 $5 to $1 O Million $5 to $1 O Million $2.5 to $5 Million $5 to $10 Million $2.5 to $5 Million $1 to $2.5 Million $5 to $1 O Million Constellation Newenergy Inc Grocery Stores ?-Eleven Health and Personal Care Stores Cardinal Health Shoe Stores City Slicker Shoes Jewelry, Luggage, and Leather Goods Stores Conti Giorgio Jewelers Inc Sporting Goods, Hobby, and Musical Instrument Stores Champs Sports Transportation and Warehousing 48-49: Transportation and Warehousing 4842 4853 4855 Specialized Freight Trucking C-Mack lnvotronics Inc Taxi and Limousine Service Aadvance Tickets & Tours Charter Bus Industry Citizens Car Svc Information 51: Information • 5151 5173 5191 Radio and Television Broadcasting CBS Radio Christian Television Network Telecommunications Resellers Broadwing Communications Other Information Services ACS Healthcare Solutions Finance and Insurance 52: Finance and Insurance 5221 5222 5223 5239 • 5241 Depository Credit Intermediation Central Corp Credit Union Nondepository Credit Intermediation Ace Mortgage Funding BNC-Detroit C & B Mortgage Corp Capital Mortgage Capmark Finance Activities Related to Credit Intermediation Advance America Cash Advance Other Financial Investment Activities Advance Capital Management Inc Business Depot Capital Investment Group LLC Capital Partners LLC Center For Financial Planning Comprehensive Planning Group Consolidated Financial Corp Insurance Carriers Capital Title Ins Agency Inc ~ou!b[!_ . elg_ ,, 30 Single Single Single Single Single Single Single Location Location Location Location Location Location Location Subsidiary Economic Development Appendlx-52 �• 5242 Agencies, Brokerages, and Other Insurance Related Activities 40 Acordia 34 Cam Administrative Svc 33 Citizens Insurance Co 100 Comerica Insurance Svc Inc Consolidated Group Resources 5 18 Cornish Zack Hill & Assoc Inc 65 Brown Rehabilitation $500,000 to $1 Million $2.5 to $5 Million $1 Oto $20 Million Branch Single Location Branch Subsidiary Single Location Single Location Single Location Employment Sales Location Type 10 40 10 83 17 $1 to $2.5 Million $5 to $1 O Million $1 to $2.5 Million $1 to $2.5 Million Single Location Branch Branch Headquarter Single Location 20 15 $2.5 to $5 Million $2.5 to $5 Million $1 to $2.5 Million Less Than $500,000 Single Location Single Location Single Location Branch Sales Location Type $5 to $1 O Million $5 to $1 O Million $5 to $1 O Million Real Estate, Rental & Leasing 53: Real Estate, Rental & Leasing 5312 5313 Offices of Real Estate Agents and Brokers Buckcorp C B Richard Ellis Coldwell Banker Colliers International Consolidated Management Inc Activities Related to Real Estate Complete Appraisal Co C B Appraisal Centre Management Co Co Star Group Inc 6 Professional, Scientific, & Technical Services • 54: Professional, Scientific, and Technical Services 5411 5412 5413 5415 • 5416 5418 Employment Legal Services AAAAAA Aadvance Divorce 1 to 4 Acclaim Legal Svc PLLC 10 110 Brooks & Kushman 1 to 4 Brooks & Kushman Buckfire & Buckfire 9 Collins Einhorn Farrell 55 13 Consolidated Legal Svc Clear Title Agency Inc 10 Clearly Title Co 10 Corvus Inc 4 Accounting, Tax Preparation, Bookkeeping, and Payroll Services Clayton & Mc Kervey 45 14 Correll Associates Ceridian Employer Svc 38 Architectural, Engineering, and Related Services Cdpa Architects 32 C T Soil & Materials Engnrng 1 Construction Document Mgmt 7 Computer Systems Design and Related Services BT Americas Inc 5 GIBER Inc 40 Computer Consultants-America 30 Computerized Facility lntgrtn 50 Calli Technic LLC Credit Corp 5 to 9 Management, Scientific, and Technical Consulting Services AT Kearney Inc 90 Business Development Group Inc 3 GIBER Inc 100 Advertising and Related Services ~u!_l]fielcJ Less Than $500,000 $1 to $2.5 Million $1 Oto $20 Million Less Than $500,000 $1 to $2.5 Million $5 to $1 O Million $1 to $2.5 Million $1 to $2.5 Million $1 to $2.5 Million $500,000 to $1 Million Single Single Single Single Single Single Single Single Single Single Location Location Location Location Location Location Location Location Location Location $5 to $1 O Million $1 to $2.5 Million $1 to $2.5 Million Single Location Single Location Branch $5 to $1 O Million Less Than $500,000 $500,000 to $1 Million Single Location Single Location Single Location $500,000 to $1 Million $20 to $50 Million $2.5 to $5 Million $5 to $1 O Million $1 to $2.5 Million Branch Branch Single Location Single Location Single Location $20 to $50 Million $500,000 to $1 Million $20 to $50 Million Branch Single Location Branch Economic Development Appendix-53 �• 5419 Campbell-Ewald Caponigro Public Relations CBS Television Network Sales COMPUTERTRAINING.COM Other Professional, Scientific, and Technical Services Bromberg & Assoc CT Svc 200 15 11 1 to 4 $20 to $50 Million $2.5 to $5 Million $1 to $2.5 Million Less Than $500,000 Branch Single Location Branch Single Location 1 to 4 1 to 4 Less Than $500 ,000 Less Than $500 ,000 Single Location Single Location Administrative, Support, Waste Management, & Remediation Services 56: Admin., Support, Waste Mgmt & Remed Svcs 5611 5613 5614 Office Administrative Services Advantage Consulting & Educatn Employment Services Accountants Inc Accountemps About Faces Productions Access Point Human Resources Brokers International Business Support Services ccs 5615 • 5616 Action Video Inc Travel Arrangement and Reservation Services Byebyenow.Com Travel Cadillac Travel Investigation and Security Services Confidential Business Resource Employment Sales Location Type 12 $1 to $2.5 Million Single Location 7 40 $500 ,000 to $1 Million $2.5 to $5 Million Branch Branch 15 22 15 $500 ,000 to $1 Million $1 to $2.5 Million $500 ,000 to $1 Million Single Location Single Location Single Location 5 to 9 10 $500 ,000 to $1 Million $1 to $2.5 Million Single Location Single Location 1 to 4 40 Less Than $500 ,000 $2 .5 to $5 Million Single Location Single Location 12 Less Than $500,000 Single Location Employment Sales Location T~pe NA Single Location NA Single Single Single Single Educational Services 61: Educational Services 6111 6114 Elementary and Secondary Schools Bradford Academy 62 Business Schools and Computer and Management Training Charter Schools Adm 5 to 9 Abcott Institute 15 Computer Training 25 Connect 4 Growth 4 $2.5 to $5 Million $2.5 to $5 Million Less Than $500 ,000 Location Location Location Location Health Care and Social Assistance 62: Health Care and Social Assistance 6211 6213 6214 6216 • 6219 6222 6241 Offices of Physicians Consultants In Ophthalmic Offices of Other Health Practitioners Advanced Laser & Vision Ctr Center For Reiki Training Outpatient Care Centers Cardiovascular Clinical Assoc Home Health Care Services Abcare's Homehealth Exchange Other Ambulatory Health Care Services Community EMS Psychiatric and Substance Abuse Hospitals Advanced Counseling Svc Individual and Family Services ~outhfield Employment Sales Location Type 17 $2.5 to $5 Million Single Location 12 4 $1 to $2.5 Million Less Than $500,000 Single Location Single Location 18 $5 to $1 O Million Single Location 200 $1 O to $20 Million Single Location 350 $20 to $50 Million Single Location 20 $1 to $2.5 Million Single Location Economic Development Appendlx-54 �• 6243 6244 Access Christian Counseling Catholic Social Svc Of Oakland Children's Aid Society Children's Leukemia Fndtn-Mi Christian Family Svc Ciena Health Care Management Vocational Rehabilitation Services Cornerstone Rehab Inc Child Day Care Services Childtime Learning Ctr 20 13 10 14 12 30 $1 to $2.5 Million NA NA NA $500,000 to $1 Million $1 to $2.5 Million Single Location Branch Single Location Single Location Single Location Single Location 24 $1 to $2.5 Million Single Location 14 $500,000 to $1 Million Branch Employment Sales Location Type 3 50 $500,000 to $1 Million $10 to $20 Million Single Location Single Location 2 Less Than $500,000 Less Than $500,000 Single Location Single Location Employment Sales Location T~pe 20 $1 to $2.5 Million Branch 5 12 60 1Oto 19 Less Than $500,000 Less Than $500,000 $1 to $2.5 Million Less Than $500,000 Branch Branch Single Location Branch Employment Sales Location T~pe $1 to $2.5 Million Single Location Arts, Entertainment, & Recreation 71: Arts, Entertainment, and Recreation 7115 7139 Independent Artists, Writers, and Performers Bond Films-North Champagne Fantasy Other Amusement and Recreation Industries Cathedral Cultural Ctr Char Communication Accommodation & Food Services 72: Accommodation and Food Services • 7211 7222 Traveler Accommodation Comfort Suites Southfield Limited-Service Eating Places Buffalo Wild Wings Grill & Bar Charley's Grilled Subs Copper Canyon Brewery Cosi Other Services 81: Other Services (except Public Administration) 8111 8131 8139 • Automotive Repair and Maintenance Collision Craftmen 15 Religious Organizations Carlyle Fielding Stewart 1 to 4 Chaldean Catholic Church-USA 6 Christian Tabernacle Church 20 Church Of The Redeemer 3 Church-Jesus Christ-Lds 2 Congregation Shema Yisrael 2 Business, Professional, Labor, Political, and Similar Organizations Bloomfield Hills Education 5 Brotherhood Of Maintenance-Way 35 ~ outhfield NA NA NA NA NA NA Single Single Single Single Single Single NA NA Single Location Subsidiary Location Location Location Location Location Location Economic Development Appendix-55 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Southfield_Comprehensive-Master-Plan_2009 Creator An entity primarily responsible for making the resource City of Southfield Planning Department, City of Southfield, Oakland County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2009-04-13 Title A name given to the resource Comprehensive Master Plan Description An account of the resource The Comprehensive Master Plan for the City of Southfield was prepared by the City of Southfield Planning Department with the assistance of the Project Consultant Team (Jacobs LSL Planning, Inc. Donald T. Iannone & Associates, Inc. Tetra Tech., Inc 5 Star Engineering, Inc.) and was approved on April 13, 2009. Contributor An entity responsible for making contributions to the resource Jacobs LSL Planning, Inc. Donald T. Iannone & Associates, Inc. Tetra Tech, Inc. 5 Star Engineering, Inc. (consultant) Subject The topic of the resource Master plan reports Southfield (Mich.) Oakland County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/3486be79fea7dcedefb37d396b2f9c73.pdf 2ba511fdef30df43dc2ecb6d243b8aeb PDF Text Text . - - - - - - �PLANNJNG COMMISSION RESOLUTION Z OF 2005 l1 is the intent of the Bingham Township Planning Commission to amend Resolution 1 of 2004 by adding the following language in order to clarify the intent of tJ1e Agricultural area designated on the Future Land Use Map. WIIBREAS, It is ilie intent of the Planning Commission that ilie "Agricultural" area designated on the Future Land Use Map be designated as the official "Agricultural Preservation " area; THEREFORE, the Planning Conm1ission has met its obligation according to Public Act 168 of 1959, by reviewing the existing Master Plan and hereby detennined the existing Master Plan continues to meet the Township's goals and objectives including the future development of the Townslrip and the area designated as "Agriculture" on 1he Future Land Use Map is intended to be designated as "Agricultural Preservation" and tl1e map which is hereby modified. Approved and effective this 1s' of September, 2005. ,,, . ..._ �Approved as corrected 9-2-10 BINGHAM TOWNSHIP PLANNING COMMISSION Regular Meeting Minutes August 5, 2010 1. Call to Order Mike Park, Chairman, called the Bingham Township Planning Commission Meeting to order on Thursday, August 5, 2010, at 6:30 p.m at the Bingham Township Hall, 7171 S. Center Highway, Traverse City, Ml. Roll Call Present: Mike Park, Will Bunek, Mary Bush, Cathy Jasinski, Midge Werner Absent and excused: Dennis Grant, Bob Gregory Staff Present: Kathy Egan, Planner; Steve Patmore, Zoning Administrator 2. Agenda Approval Cathy Jasinski/moved, Mary Bush/supported, PASSED, to approve the Agenda as presented. 3. Approval of Minutes May 6 1 2010 Midge Werner/moved, Will Buneklsupported, PASSED, to approve the May 6, 2010 Minutes as amended CORRECTED at this meeting as follows: Pg. 1 - showed the trees on the site plan; New Conditions - Retail or other sales shall be clearly incidental and directly related to the conduct of the home business. Hours of retail sales shall not be earlier than 10:00 a.m. nor later than 8 p.m. Pg. 6 - not land which is accessible. June 3, 2010 Will Buneklsupparted MOVED, Midge Werner/supported, PASSED, to accept the June 3, 2010 Minutes as presented. 4. Public Comment Marita Somero indicated she has reviewed the Suttons Bay Township noise and junk ordinances, and is asking that the Township not follow Suttons Bay Township's ordinances. Administration of such ordinances increases costs to the Township, creates discord among the community and the possibility of litigation. 5, Conflict of Interest There were no conflicts of interest. 6. Items for Consideration a. Master Plan Review Kathy Egan requested that the Commission discuss whether or not the master plan needs updating (amendments), needs to be replaced (a new plan), or is still current and adequate. Comments from the Commissioners - wait a year until census information (demographics) is available, consider updating the plan which is 12 years old, need a survey, request that the Township Board add monies to the budget to update the master plan, and through the Grand Vision, monies may be available to update the master plan. Will Buneklmoved, Midge Werner/supported, PASSED, to indicate the Planning Commission has reviewed the comprehensive land use plan, and although there are areas that could be updated, the Commission finds that the basic conclusions and goals in the plan are still valid. Bingham Township Planning Commission Meeting Minutes August 5, 2010 Approved as corrected 9-2-10 Page 1 of 2 �Approved as corrected 9-2-10 b. Rural Residential Map Steve Patmore indicated approval has been given to purchase a rural residential map for $100.00. c. Zoning Ordinance re-organization update Kathy Egan provided the Commissioners with a copy of the newly reprinted Zoning Ordinance. The Township's attorney has reviewed the Zoning Ordinance Re-organization amendment and noted that the land division and subdivision ordinance provisions for the township should be updated. d. New Designs for Growth Kathy Egan indicated the Commissioners will be provided a copy of the New Designs for Growth Guidebook, further she is requesting that a dvd subscription of educational topics for the Commission Members be purchased. 7. Communications and Reports a. Chairman - No report was submitted from the Chairman. b. Zoning Administrator Steve Patmore, Zoning Administrator, submitted written reports for June and July 2010. Mr. Patmore indicated Barb Coye mailed information regarding Lawrence Lake to the Planning Commission which will be retained in the file. Mr. Patmore provided a comparison of private road standards - Leelanau County, and Bingham Site Plan Review Applicability for the Commission's review. c. Planner Kathy Egan indicated the new reorganized Zoning Ordinance will be put on the County's website. d. Township Board -The May 17, 2010 Township Board Minutes were provided to the Commission. e. Commissioners - There was no report from Commissioners. 8. Items for Consideration for the September 2, 2010 Meeting Items for consideration - rural residential, private roads, and site plan review. 9. Public Comment There was no public comment. 10. Adjournment Cathy Jasinski/moved, Midge Werner/supported, PASSED, to adjourn the meeting at 7:30 p.m. Respectfully submitted, Marge Johnson, Recording Secretary Reviewed by staff 8-16-10 Approved as corrected 9-2-10 Bingham Township Planning Commission Meeting Minutes August 5, 2010 Approved as corrected 9-2-10 Page 2 of 2 �-) \ -l l i COMPREHENSIVE PLAN Bingha.m Township Prepc:a.reci for: -l I TOWNSHIP OF BINGHAM 7 Tro.verse City, Michigo.n I 1une 1999 Project N 0. E14877 ...I. Prepc:a.reci by: GOVE ASSOCIATES INC.@ 1601 P0rto.ge Street Ko.lo.mo.z00, Michigo.n ..J. ..J. -- �~, ~1 -1 -1 -1 -1 -1 -1 ' -iI Bingham Township Comprehensive Plan Planning Commission Ross Ard, Chair Don Kiessel, Vice Chair Midge Werner, Secretary Bill Grant Dorothy Petroskey Bob Gregory Cathy Jasinski Diane Kiessel, Recording Secretary I """"I Board ...J ...J ...J ' Harry F. Sanborn, Supervisor Carol L. Groesser, Clerk Judy Petroskey, Treasurer Ronald Collins, Jr. Midge Werner �------------------1 Table of C0?1.tents INTRODUCTION The Planning Process .....................................................................................i Summary of Document ................................................................................ii PART I - COMMUNITY PROFILE Physical Features Location ............................................................................................... I - I Natural Features ..................................................................................... I -2 Social Features ' -ii Introduction ...........................................................................................2-1 Population Trends ................................................................................2- I Migration ...............................................................................................2- I /vg,e Composition ...................................................................................2-2 Household Occupancy and Composition .................................................2-3 Value of Housing ...................................................................................2-5 Edu~~ion and Occupation ......................................................................2-6 Location of Employment .........................................................................2-8 Income ..................................................................................................2-9 Community Facilities Introduction ...........................................................................................3-1 Fire Protection ...................................................................................... .3-1 Schools ................................................................................................. .3- I Parks and Recreation ..............................................................................3-1 Library ...................................................................................................3-2 Utilities ..................................................................................................3-2 Transportation .......................................................................................3-2 ...J Existing Land Use Introduction ...........................................................................................4- I Land Use Classifications ..........................................................................4- I Trends and Analysis ................................................................................4-2 Subdivision of Land .................................................................................4-4 BinehCLm Tciwnship Comprehensive PlCLn I �-----------------1 Ta.hle of Contents - PART II - PLAN Goals Community Survey ................................................................................. 5-1 Citizen Planning Committees .................................................................. 5-I Issue Identification ...................................................................................5- I Goals and Objectives ..............................................................................5-2 Future land Use Introduction ...........................................................................................6-1 Population and Housing Projections ......................................................... 6- I The Future Land Use Plan ...................................................................... 6-3 Future Land Use Distribution .................................................................. 6-8 Build-Out Analysis of the Future Land Use Map ........................................ 6-9 Implementation Introduction ........................................................................................... 7-1 Implementation Schedule ........................................................................ 7-2 APPENDIX A- Survey Results / Citizen Planning Committee Reports APPENDIX B- Population Projections APPENDIX C- Design Standards - - - .... - Bin1ha.m Township C:lmprehensive Pla.n - �-1 Introduction The Planning Process i 7 -I ...J The purpose of a community plan is to provide guidance to public and private decision makers with regard to future changes in land use and the allocation ·of resources. What Is a Comprehensive Plan? - A comprehensive plan contains information about physical and social features, community facilities, existing land use and economic trends. The plan identifies key planning issues and then establishes goals and actions to address the issues. A future land use plan also becomes part of the recommendations section and guides local officials when making future zoning and land development decisions . - Assessment of existing conditions and future needs Guide to Planning Commission, Township Board, other decision makers Guide for future land use, traffic circulation, community facilities Informational resource listing of community goals Document that considers land uses and factors beyond municipal borders ...J The Planning Commission is the body responsible for developing and adopting the comprehensive plan. It is suggested, but not required, that the Township Board also consider adopting the plan. Amendments to the adopted plan are also the responsibility of the Planning Commission. Why Plan? ...L - ..!. Ensure compatibility of different land uses Provide necessary public utilities and facilities Provide open spaces and natural resources Provide safe traffic circulation Expand economic opportunities Provide areas for quality housing options Prepare for new private developments Guide future development The Plan for Bingham Township was prepared in 1998-1999, with the assistance of many individuals and groups from throughout the community. Citizen Planning Committees in conjunction with the Planning Commission, Township Board, and Township Staff worked with a planning consulting firm in preparing the Plan. This Plan is not a zoning ordinance but will guide future changes to the Township Zoning Regulations. �As the community The Comprehensive Plan is not. ...••. develops and matures, - Permanent - it should be reviewed every 5 to I Oyears Bingham Township will - Inflexible - it can be amended need to update its goals -Alaw and recommendations for - A zoning map - it is a guide for future zoning decisions - A basis for property tax assessment future development and redevelopment. It is suggested that a comprehensive plan be updated every five years in a fast growing community and every IO years for slower growth areas. How to Use this Plan The Bingham Township Comprehensive Plan is broken into two parts. Part I Community Profile, includes four sections: Physical Features, Social Features, Community Facilities and Existing Land Use. These sections focus on current community statistics and trends. Part II - Plan and Implementation has three sections: Issues and Public Input, Goals and Objectives, Land Use Plan, which discuss the community vision and goals for the future and sets forth specific land use needs. This Plan is to be used as a guide for future decisions by the Planning Commission, Township Board, Township Staff, business people, residents, nonprofit organizations and developers. The governmental boards and staff should be familiar with the goals and objectives defined in Section 5, and the details of the future land use proposals in Section 6. They should also develop and follow a "reasonable" work program, using the Implementation Program Schedule, to identify the particular actions that are deemed of highest priority for the given budget year. Nongovernmental groups or individuals also should be knowledgeable of the contents of the Plan. Businesses, in particular, should attempt to make decisions about capital investment and future development based upon the guidelines of the Plan. It is important for the welfare of the Township, however, that both businesses, private individuals and groups provide constructive feedback to the Planning Commission on issues of development. This communication will assist Bingham Township assess the current needs of the Community. II - - - - - �,...., J'hysica.l Fea.tuz-es Socia.I Fea.tuz-es r -. ,.... 1 ' - - · Community Pea.tuz-es Existing L:Lnc:l 'Use , �'Physica.1 Fea.tures �---------------111 Section 1 Location ...J Bingham Township is located in eastern Leelanau County, bordered by Lake Leelanau in the west and Grand Traverse Bay in the east. The Township shares borders with three surrounding townships, including Centerville Township to the west, Suttons BayTownship to the north, and Physiccil Fecitures Elmwood Township to the south. The Village of Suttons Bay is one and one-half mile north of the northern border of the Township. The county seat, in the Village of Leland, lies eight miles northwest of the Township. Traverse City is the dominant metropolitan center of the region and lies seven miles to the south. MAP 1-1 - LOCATION LEELANAU COUNTY BINGHAM TOWNSHIP .,.l. ..L \ .J- J.... @ Sinehe1m T0wnship C::0mprehensive Plc,.n 1-1 �_ _ _ _ _ _ _ _ _ _ _ _ _,.., Section 1 - PhysicCLl FeCLtures Natural Features Bingham Township is located in a region that is rich in the quality and quantity of its natural resources. The general climate of the area, the composition of local soils, the predominant vegetation, and the quality and extent of both surface and groundwater all determine the ability of the Township to maintain a healthy environment. Unplanned development of the Township will place increasing pressures on these resources. Because of the importance of these natural resources to the region's economy, future development needs to be sensitive to potential impacts upon the environment. The following describe these natural elements, so that they may be taken into consideration as the Township grows. Because of the importance of these natural resources to the region's econom7, future development needs to be sensitive to potential impacts upon the environment. Topography - As with much of the Great Lakes Region, glaciation has formed the landscape of Bingham Township. The glaciers have piled .up .rocks, gravels and sediments to form hills, called moraines. These moraines dominate the central portion of the Township, sloping down toward the east and west. Over one-third of the Township has slopes greater than 12 percent (See Map 1-3). Steep terrain can @ Bineha.m Township Comprehensive Pl I provide significant challenges to traditional development. Vegetation - Most of Bingham Township was originally covered by a mixture of deciduous and coniferous forests. The area was heavily lumbered in the late nineteenth century depleting much of the original forest cover. Various species of hardwoods still exist throughout the area including Beech, Sugar Maple, Ash, Walnut, Hickory and Oak.. Woodlots are primarily second growth areas and are generally located on poorly drained, mineral soils, or on steeply sloped areas. The woodlands are an important resource for the Township, providing habitats for wildlife and contributing to the rural character of the area. Wetlands/Water Resources - Bingham Township is split between two minor watersheds: the Lake Leelanau Watershed on the west and the Grand Traverse Bay Watershed to the east. Lake Leelanau, which forms the western border of the Township, is divided north and south by the "narrows" at the Village of Lake Leelanau. The southern A watershed is the Io.nd area that contributes runoff to a stream, river or Jake. portion of the lake is the largest, comprising nearly 5,400 acres. The lake flows south to north through the narrows, ultimately draining into Lake Michigan. The lake currently has high water quality as 1.i - - - - - - �---------------11 Section 1 - ~l along the Bay shore and Lake Leelanau amounts of algae and aquatic plant growth. shore. Wetlands contribute significantly to Wirt.er the health and vitality of the environment. quality is showing signs of to an increased amount of nutrients running Wetlands clean water by settling out sediments and breaking down nutrients and off of the land. Human activity and land use other contaminants. have a direct affect on the type and amount important habitats for a variety of wildlife and native vegetirt.ion. of nutrients that are delivered to the lake. Human activit7 and land use have a direct a:f:fect on the t7pe and amount o:f nutrients that are delivered to the lake. I ,-Ii They also serve as Soils - Soils are the building blocks that define the types of activities that can be sustained on the land. Soils determine the types of vegetation and drainage that occur nirt.urally. I 1 I characterized by clear water and low deterioration in recent years, however, due -/ Physiccd Fee1tures The eastern border of the Township is They also delineate the types of crops that defined by the West Arm of Grand Traverse can be planted and the location and density Bay. Grand Traverse Bay is one of the few of buildings, roads and other man-made remaining oligotrophic (high water quality) structures. Soil classifications (made up of a bays in the Great Lakes. It has a length of 32 mixture of basic soil types) have been miles and a maximum width of IO miles. identified The bay has over 130 miles of shoreline, Conservation Service in the Soil Survey of Leelanau County, Michigan. which contain numerous public parks and and mapped by the Soil beeches. There are 24 different soil types within the Wetlands, as defined by the National Township. Wetlands Michigan own unique characteristics, including limita- Resource Information System, are found tions for development, recreation and throughout the Township but are particularly agriculture. These soil types are a part of the concentrated around the area's rivers and one of three soil associations: the East Lake- lakes (see Map 1-3). Both Lee and Mebert Eastport-Lupton Creeks have large wetland complexes along Leelanau association, or the Leelanau- their channels. Additional wetlands are found Mancelona association. For the most part, Inventory and the Wetlands clean water b7 settling out sediments and braking down nutrients and other contaminants. f_,_· Each of these types has their association, Emmet- these associations are characterized by welldrained, sandy soils. 1 1 ~ '--,,.-,.,.-..-__, _. .,•.._--_.l.,--,c--~----...--... -...-..,~-s-.-~--. - - - - - - . . . . I ,j @ SinehCLm Tc:iwnship C:c:imprehensive Pla.n I.J �-----------------11 Section 1 - Physiccd Fea.tures - Map 1-2 shows areas classified as prime farmland by the U.S. Department of - Agriculture. Prime farmland soils are defined as those best suited to produce food, feed, - forage, fiber and oilseed crops. These soils have properties that are favorable for production of sustained high yields of crops. This designation is based solely on soil type and topography. Map 1-2 also shows Act I 16 farmland. Public Act I 16, known as the Farmland and Open Space Preservation Act, creates a set of incentives for landowners to keep farmland - in production while discouraging further development. According to the Department of Natural Resource 1s Real Estate Division, Bingham Township has over 1,600 acres currently under the program. Map 1-3 show areas in the Township where - soil and topography may impact development. This impact comes from a variety of sources, such as the presence of wetlands, poor permeability of soils, and improper engineering properties for building develop- - ment. These classifications are intended for general planning purposes only. Decisions on the uses of specific tracts of land should refer to the original source material: Soil Survey of Leelanau County, Michigan, Soil - Conservation Service, 1973. @ Binehcun Township Comprehensive Pl 1-4 - �MAP 1-2 Prime Farmland Soils and Land Protected under Act 116 - I I Prime Farmlands • Prime Farmland Act 116 Farmland by Expiration Date - SOURCE: Soil Survey of Leelanau Co., USDA Soil Conser1ation Service, 1973 Act 116 Farmland from Ml DNR Real Estate Division • • • • 12/31/1999 12/31/2000 12/31/2001 12/31/2002 0 Temporary �MAP 1-3 Development Limitations Due to Soils, Slope, or Presence of Wetlands - I I Slopes and Septic Field Limitations are derived from - the USDA Natural Resources Conservation Service LEGEND Slopes greater than 12% Composite Wetlands Soil Limitations on Septic Fields Watershed Boundary as compiled by the Northwestern Michigan Council of Governments. This map should be used for general planning purposes only Wetland information is compiled from three sources: 1) National Wetland Inventory 2) U.S. Soil Conservation Service Soil Survey of Leelanau County-hydric soils and soils with hydric inclusions and/or components 3) Michigan Resource Information System (MIRIS) Land Cover interpretation from 1990 aerial photographs All other map features produced by MIRIS (1978) PLEASE NOTE: This map has not been field checked and should be used for planning purposes only. �Socia.I Fea.tures - �1 I ------------------ti Section 2 -Socictl Fecttures Introduction This section of -~he Comprehensive Plan provides information about the population, housing, social and employment characteristics of- Bingham Township. By examining these factors_ for the Township and the surrounding communities, a clear picture of demographic conditions will emerge. Understanding these conditions provides a valuable insight into future needs in housing and land development. Population Trends Table 2-1 shows the historic population trends for Bingham Township and Leelanau County ,..from 1940 to 1994. Table 2-1 shows that the Township grew a total of 268 percent over the period, over twice the rate of Leelanau County. In fact, the Township experienced the largest population change in Leelanau County between 1980 and 1990. Figure 2-1 shows graphically the change in population in the Township during this period and shows the proportion of the County population the Township represents. Both - ·the Co• nty and the Township ·underwent rapid growth after 1940, but the Township's population has steadily increased its percentage of the total county population, particularly since 1960. The Township continued to grow through the 1980s as indicated by the 1990 census. However, the 1994 population estimate released by the Bureau of the Census showed that Bingham Township's population growth has slowed during the early 1990s. Alter 1940 the Count7 and the Township hotb underwent rapid powtb, hut the Township's population bas stoadil7 increased in percentage of tho total Count7 population, particularl7 since 1960. Migration Migration is the rate that the population moved into and out of the Township. Table 2-2 shows migration in Bingham Township between 1985 and 1990, the most recent data available. During this Leelanau County SOURCE: - - TABLE 2-1 - HISTORIC POPULATION TRENDS Bingham Township - 1940 1950 1960 1970 1980 1990 1994 % Change 564 563 625 916 1,546 2,051 2,073 268 8,436 8,647 9.321 10,872 14,007 16,527 18,122 115 - 1940-1990 U.S. Census of Population @ Bineha.m T0wnship Comprehensive Pl 2-1 �---------------1 Section 2 -Socicd Feo.tures I TABLE 2-2 - MIGRATION (1990 BY PLACE OF RESIDENCE IN 1985) Bingham Township Leelanau County # % of Total # % of Total Persons 5 Years and Older 1,866 100.0 15,280 100.0 Lived in Same House 1,103 59.1 8,553 56.0 In Leelanau County 295 15.8 2,511 16.4 Different County in Michigan 376 20.1 3,249 21.3 Different State 86 4.6 896 5.9 6 0.3 71 0.5 Residence in 1985 Lived in Different House Outside of United States in 1985 SOURCE: 1990 U.S. Census of Population period, nearly 60 percent of the population remained in the same location. Of the 40 percent that did• move, 15.8 percent moved within the County, with the remaining 20 percent moving from outside the County. Of the new residents moving to the Township, nearly 5 percent come from out-of-state. Overall, residential migration out of the Township is less than the County, reflecting a greater stability and propensity for long-term residency among Township residents. Age Composition The needs and lifestyles of individuals differ among age groups, and the demands for retail goods and services as well as public or institutional programs change in concert. @ Bineha.m Tc:iwnship C!c:imprehensive Pl Table 2-3 shows the composition of the population by age group for the Township, County and the State. Leelanau County has an older population overall, with a higher percentage of residents who are over 55 years of age and a higher median age. Bingham Township, however, showed lower percentages in these age groups, having more residents in the younger age groups. The Township can expect a rise in the median age, however, over the next IO years. The increase in median age follows a national trend, as members of the 11 baby boom" generation age toward retirement early next century. Tbe Township can ezpect a rise in the median ago over the nezt to years. - ....... - ..._- ,_ - - . - ,., . _., ,- ,~ . 2-2 �----------------11 Section 2 -Social Features TABLE 2-3 - AGE DISTRIBUTION (Bingham TOWNSHIP AND Leelanau COUNTY) Age Group Under 5 Years % of Total 5-17 Years % of Total 18-20 Years % of Total 21-24 Years % of Total 25-44 Years % of Total 45-54 Years %ofTotal 55-64 Years % of Total 65+ Years % of Total Total MedianAge ·. SOURCE: Bingham Township Leelanau County State of Michigan 185 9.0 436 21.2 50 2.4 62 3.0 725 35.3 190 9.3 177 8.6 226 11.0 2,051 1,247 7.5 3,089 18.7 469 2.8 595 3.6 5,172 31.3 1,764 10.7 1,724 10.4 2,467 14.9 16,527 702,554 7.6 1,756,211 18.9 449,966 4.8 554,561 6.0 2,980,702 32.1 948,119 10.2 794,723 8.5 I, 108,461 11.9 9,295,297 34.2 36.5 32.6 - - 1980/1990 U.S. Census of Population Household Occupancy and Composition The number and type of households within the Township influence the social and economic dynamics of the Township and consequently impact the quantity and character of land development. Households are the standard unit of measurement for evaluating and projecting the number of housing units, retail sales and community facilities and services. Table 24 shows the number of households in Bingham Township from 1980 to 1990. During the 1980s, households in the Township increased at an average annual rate of 3.3 percent, which matches the population growth during this period. The @ BinehCLm Township Comprehensive Pl annual household growth has remained the same during the 1990s, with the number of estimated housing units nearing 1,300. Average household size also has remained steady during this period, with 2.02 persons per unit. Most year-round Township residents (82.5%) live in the homes they own, a slight drop from 1980 levels. This indicates stability in the housing stock of Bingham Township, since residents currently living in or moving to the Township prefer to own their homes. Thirty percent of households in the Township are not occupied yearround, however, reflecting the recreational nature of the region. The proportion of 2-3 - - �_ _ _ _ _ _ _ _ _ _ _ _ _ ___., Section 2 -SociCLl FeCLtures TABLE 2-4- HOUSING UNITS 1980- 1998 1980 1990 1998* Total Units 765 1,017 1,274 Occupied (Year-round) Units 533 718 NA 69.7 70.6 457 590 85.7 82.5 76 128 14.3 17.8 % of Total Owner-Occupied % of Occupied Renter-Occupied % of Occupied NA NA • Building Permit Data from Bingham Township: 1990-1998 SOURCE: 1980/1990 U.S. Census of Housing and Social Characteristics renter-occupied units increased between 1980 to 1990. and married couple households compared to the County. The composition of a household depends upon the number of people living within a residence as well as the relationship between them. A household may consist of a married couple with or without children, a single parent with children, two or more unrelated people living in a dwelling and sharing household responsibilities, or a person living alone. The number of married couple families with children under I 8 years of age is also proportionally higher, further supporting the trend. The Township has a lower proportion of single parent households than the County, however, a higher percentage of these households have children under the age of 18. Table 2-5 depicts the composition households in the Township and County, · and ·-reflects a ·· number characteristics and trends that should considered in planning for the future. of the of be In general, the Township appears to be a family-oriented community. This is reflected in the higher percentage of family @ Binehc:nn Township Comprehensive Plan In general, tbe Townsbip appears to he a family-oriented community. This is reflected in tbe bi&ber percentage of :family and married couple households compared to tbe County. R �l .l -----------------11 Section 2 -SociCLl FeCLtures TABLE-2-5 - HOUSEHOLD COMPOSITION Bingham Township Leelanau County Number of Households 732 6,312 Family Households 595 4,797 81.3% 76.0% 534 4,148 89.7% 86.5% 278 l,n9 46.7% 42.9% 39 464 6.5% 9.7% 28 298 71.8% 64.2% 137 1,515 18.7% 24.0% % of Total Households Married Couples % of Families With Children Under I 8 % of Married Couple Families Female Head of Household % of Families With Children Under 18 % of Female Household Families Nonfamily Househoids % of Total Households - - SOURCE: 1990 U.S. Census of Population Value of Housing In 1980, the median value of a home in the Township was about 9 percent greater than the median housing value in the County. By 1990, the proportion had been cut in half, indicating housing values in the Township are not increasing as rapidly as other areas of the County. The median market value of owneroccupied homes is a good indicator of both housing quality and demand. Table 2-6 shows the median value in the Township and County for 1980 and 1990. TABLE 2-6 - BINGHAM TOWNSHIP MEDIAN OWNER-OCCUPIED HOUSING VALUE 1980 1990 % Change Bingham Township $53, I 00 $76,300 43.7 Leelanau County $48,600 $73, I 00 50.4 - - - SOURCE: 1980, 1990 U.S. Census of Housing @ Sineha.m Township Comprehensive Pl - 2-5 - �------------------11 Section 2 -SociCLI FeCLtures Although rental housingcomprises·only 18 percent of the housing stock, it nonetheless contributes to the perception of housing quality in the Township. While contract rent is another indicator of housing quality, it is also indicative of the availability of supply and the extent of local demand for rental units. Table 2-7 depicts the median contract rents paid to landlords in the Township and County in 1980 and 1990. As Table 2-7 indicates, rents in the Township are considerably higher than in the County. County and Township rents have risen over 30 percent after adjusting for inflation during this ten year period. This increase implies that the supply of rental housing in the region is not keeping pace with demand. -., Education ·and ·Occupation Among the factors that define the ability of an individual or a household to be financially productive and contribute to the quality of life in . their . community, are formal education and occupation. Typically, a person's occupation is related, directly or indirectly, to the level and type of his or her formal education. Table 2-8 lists the educational characteristics of Township and County residents. The level of education in the Township was generally higher than in the County, with a higher percentage of residents having college and graduate degrees. TABLE 2-7 - MEDIAN MONTHLY CONTRACT RENT 1980 1990 % Change Bingham Township $245 ($414*) $543 31.2 Leelanau County $ I 83 ($309*) $414 34.0 *Rent in 1990 dollars. SOURCE: 1980, 1990 U.S Census of Housing @ Bineha.m. T0wnship C0m.prehensive Pl I �------------------.1 Section 2 -Socicd Fecitures Occupational · characteristics are closely associated with educational levels. The higher a person's formal education, the more likely he or she is to be employed in higher paying professional or executive/ managerial occupations. Table 2-9 compares the occupational characteristics of the Township and the County. The higher educational levels in the Township are reflected in the distribution of occupations. I · A higher percentage of the population are employed in executive, administrative, managerial, and professional occupations. Farming occupations make up less than 5 percent of those employed ·in the Township, however the County has a larger proportion of farming occupations overall. - - TABLE 2-8 - EDUCATION ATTAINMENT - PERSONS 25 YEARS AND OLDER Highest Educational Level Attained - Bingham T ownshhip - Leelanau County - Less than 9th Grade % of Total 9-12 Grade/No Diploma % of Total High School Graduate % of Total Some College or Associate Degree % of Total Bachelors Degree % of Total Graduate/Professional Degree % of Total 65 634 4.9 5.7 1,024 107 8.1 9.2 417 3,532 31.6 31.7 3,251 383 29.5 29.2 1,767 218 15.9 16.5 919 128 9.7 8.2 SOURCE: 1980/1990 U.S. Census of Population - General Social and Economic Characteristics - - @ Bineha.m Township Comprehensive Pl 2-7 - �-----------------11 Section 2 -Social Features I TABLE 2-9 - OCCUPATIONS Number of Persons Employed Executive, Administrative, Managerial 125 %ofTotal 12.4 Professional Specialty 179 % of Total 17.8 Technicians and Related Support 27 % of Total 2.7 Sales 134 % of Total 13.3 Administrative Support 159 % of Total 15.8 Private Household Services 0 % of Total 0 Protective Services 5 % of Total 0.5 Other Service Occupations 108 % of Total 10.7 Farming/Forestry/Fishing 47 % of Total 4.7 Precision Production/Craft and Repair 113 % of Total 11.2 Machine Operators, Assemblers, Inspection 44 % of Total 4.4 Transportation and Material Moving 41 % of Total 4.1 Handlers, Equipment Cleaners, Laborers 23 % of Total 2.3 SOURCE: 1990 U.S. Census of Social and Economic Characteristics Location of Employment Beyond the type of work residents do, the location of employment also contributes to the character of the Township. If most residents leave the area to work, then the area can be classified as a "bedroom" community. Half of commuting Township residents work within 20 to 30 minutes of @ Bin1ha:m T0wnship C0mprehensive Pl Percent of Total 880 11.4 1,153 15.0 209 2.7 977 12.7 1,025 13.3 51 0.7 49 0.6 900 11.7 437 5.7 1,092 14.2 406 5.3 271 3.5 251 3.3 the Township, as shown in Figure 2-1. This greatly exceeds the County average, implying that many of the jobs outside of the Township reside in neighboring municipalities, particularly Traverse City. 2-8 �- - - - --------- -----11 Section 2 - Socicil Fecitures Figure 2-1 30.0% - , - - - -- - - - - - - - - - - -- -- -, 25.0% ; "5 E E 0 a Bingham Township • 20.0% Leelanau County 15.0% 0 o -~ 10.0% C CII 5.0% A. 0.0% LO V a, ' LO a, ..... .... N ""' ""' a, N ,- LO N 0' ' LO .... 0' N ' ~ 0 ' M a, M ' LO M ~ a, LO ' LO 0 ' ""' ""' Travel Time (Minutes) a, C0 0' <O 0 a, I\ 4) E 0 J: iii ...0 ~ ~ Income Household income is an important measure of the economic well being of Bingham Township. Households are the basic social unit of any community, so the amount of income these households earn determines the quality and quantity of retail goods and service purchases both within the Township and the Region. Table 2-1 0 lists the median household income for the Township and Leelanau County and shows that household income in the Township is higher than the County. This is correlated t o the higher salaried occupations shown in Table 2-9 TABLE 2- 10 - MEDIAN HOUSEHOLD INCOMES: 1990 1990 Bingham Township $32,372 Leelanau County $28,589 SOURCE: 1990 U.S. Census STF3A @ Binaha.m Township Oomprehensive Pla.n 2-9 I �Comm.unity Fa.cilities �Section 3 - Community Fca.cilities 7 i Introduction Schools Bingham Township is a General Law Township with a Supervisor, Clerk, The Suttons Bay Public School District Treasurer and Trustees. The Township Hall Township. It offers a kindergarten through is located on the corner Center Highway Grade 12 program. Recent expansion has kept pace with enrollment and should serve includes Bingham and Suttons Bay (CR 633) and Bingham Road. As a General Law Township, Bin.gham Township has only the two townships for some years. Further those powers granted to them by state expansion of the elementary school at its statute. Those include the ability to hire a present site will have to be weighed against manager, assessor, police or fire chief, the advantages of a second elementary superintendent school at a new site closer to the future and other necessary personnel. Townships are mandated to administer assessments, hold elections, and student population. collect taxes. They are also required to be responsible for financial administration, Parks and Recreation including budgets, accounting, investments There are currently seven public facilities in and deposits. In addition, townships may the Township. The Michigan Department of enact and enforce ordinances, including zoning. Land use decisions are made under Natural Resources has two public boat launching sites, one on west Grand Traverse the Bingham Township Zoning Ordinance, Bay near the intersection of M-22 and Hill which is administered by the Township's Top Road, and the other on Lake Leelanau Zoning Administrator. at the east end of Bingham Road. Fire Department The Township has an 3-acre park on the '•. Bay, on the east end of Bingham Road. This Fire and ambulance/rescue services are park has beach access, picnic facilities and provided. Six full-time advanced life support playground equipment. The Township has staff serves Bingham and Suttons Bay an additional picnic area on the Bay at -Townships, -1:>ased -in -the.Village.of Suttons .. Hendryx Park on Lee Point Road. Groesser Bay. Fire services are provided by volunteer staff. A Fire Substation is located in the Park is a small Township park located Township, adjacent to the Township hall. adjacent to the Department of Natural Resources launch site on M-22. Two additional Township parks are located on Lake Leelanau. Bingham Park is a small 2acre park located two miles north of Bingham. The Mebert Creek Natural Area is @ Bineha.m ToWl\ship Comprehensive Pl 3-1 �Section 3 - Community FCLcilities a 140 acre site with 4,000 feet of Lake priorities for funding certain roads with the shoreline, and is the largest undeveloped parcel remaining in Bingham Township. The area is designated as 11 a unique wetland community" by the Michigan Natural highest volume, transportation planners have established a road classification system. Although there is some variation in the Features Inventory, possessing a variety of unique plant and animal species. classification of roadways, they are typically divided into roadways that carry local traffic Library and those that carry through traffic. Through roadways are further divided according to Bingham Township contributes funds to the Suttons Bay Area Public Library. The library was built in 1984 and has over 12,000 volumes. Township residents also use the Traverse City Library without charge. Utilities Bingham Township, as a rural township, does not provide public water and sewer service. The primary electrical service provider is Consumers Energy, with some areas in the Township getting electric service from Cherryland Electric Cooperative. Gas service is available in the Township from Michigan Consolidated Gas Company. Cable Michigan provides Cable 1V service to some areas of the Township. - their function. The dassification of roadways within Bingham Township, shown on Map 3-1 , are as follows: Major Arterial: The function of a major - arterial is to convey traffic between municipalities and activity centers, and to provide connections with intrastate and interstate roadways. Significant community, retail, commercial and - industrial facilities may be located along major arterial. Major arterials are intended to accommodate higher speeds and levels of service, not to provide access. Therefore, access management is desirable for preserving capacity. The state trucklines of the County serve as major arterials. Nonmotorized traffic should be limited, if - not prohibited on major arterials. - Transportation Automobile traffic tends to be concentrated on certain roadways, because of their location, their physical conditions, and the overall land-use of an area. On an average, 80 percent of travel is done on about 20 percent of the roads. In order to set @ Bineha.m T0wnship C0mprehensive Pl Eighty percent of travel is done on about ZO percent of the roads on an average. j i l j --~-,__-_c-,, __-.,.,-,_;c.-_,c_...-...,-.-.,.-,...-_-,-. . -, . --,--;_-.~---;-,,-,.,-.,.... ----,,-=-, ....-,, j 3-2 - �MAP 3-1 TRANSPORTATION: FUNCTIONAL CLASSIFICATION SUTTONS BAY TOWNSHIP l!i 6 a "' i ! ERDT i • i !er I! ~ OTIORD. !. i '-"-, iii .Iii ~ I , RE\QJJRD. = ~ e. ,_ \ \ OTTO RD. ~ 4 5 9 18 .).. J I DONNER RD. !I ~ 19 j SH#DY AD / a "' \!. 30 i / 29 ! ) ~ e. I I -, I I I /_ 31 +· •---=-- • 32 I tr ' a , I J...._ .------L-E_G_E_N_D_ _~ "' ' ~ Major Arterial Minor Arterial Major Collector Minor Collector SOURCE: The Leelanau General Plan: Policy Guidelines for Manageing Growth on the Leelanau Peninsula, 1994 �··, J'.k. .... .........__ ..... I I ' ', / ?. : / E.21:fstfng Lc:a.nci Use �---------------11 Section 4 Introduction /vi existing land use inventory shows the existing distribution and location of land uses within the Township. The inventory helps the community to identify patterns of land use and plan for the future use of land. The Existing Land Use Map (page 5-5) is based upon the interpretation of aerial photographs taken in the spring of 1995 and a "windshield" survey of the Township completed in December 1998. Below are the classifications used in the land use inventory. Land Use Classifications Single-Family Residential - one detached or attached (duplex) dwelling unit on a single parcel. All units in this subcategory are built on foundations or basements using traditional building methods. Multiple-Family Residential - One or more buildings containing three or more dwelling units each. All units in this subcategory are built on foundations or basements using traditional building methods. Commercial - an area or facility used for the sale of retail or wholesale goods or the provision of personal or business services.The subcategory includes structures, adjacent land and parking areas dedicated for the use of employees and customers. @ Bini?ho.::i. Township Comprohonsivo Pl Existing Lc.nd Use I Commercial Recreation - /vi area or facility used for recreation activities, induding private parks, water parks and golf courses. The subcategory includes structures, adjacent land and parking areas dedicated for the use of employees and customers. Industrial - An area where raw or unfinished materials or commodities are used to produce a product or service. This can also indude wholesale business activities. Public - /vi area or facility used by a Township, City, County, School District or State agency to meet the needs of the community. This includes city and township offices, schools, public-meeting spaces, parks, public parking lots and other public uses. Public Utility - Iv, area or facility not generally accessible to the public but used to provide services to the community, such as water towers, wastewater treatment areas, electrical substations, and water pumping stations. Quasi-Public - An area or facility used by a limited number of persons with particular interests and nonprofit organizations, such as churches, day care centers, private schools, commercial recreation and related activities. Cemetery - Iv, area used for the burial and memorial of the deceased. Facilities for memorial services may also exist on the site. 4-1 �----------------411 Section 4 Mining - Open pits that are being actively mined or excavated, induding access roads. Agricultural - This category may consist of croplands, permanent pasture or orchards. Agricultural lands include the farmstead occupying the land. Open Space/Forested Land - Areas that are covered with deciduous and coniferous species of trees or shrubs. This category includes abandoned agricultural fields and flood plains. Lands in this category consist of both suitable and unsuitable areas for development. Wetland - Area that is inundated or saturated to the surface for a sufficient time to foster the growth of a particular plant communities that thrive in wet conditions. Wet or hydric soils also are use to designate wetlands. The wetland areas shown are a partial delineation from Map 1-3, which were delineated by the National Wetlands Inventory, the Michigan Resource Information System, and the U.S. Soil Conservation Service. Trends and Analysis Bingham Township has an area of approximately 16,675 acres or 26 square miles. The Township is dominated by agricultural uses, primarily in the central highlands with open space/forested land found in areas with steep slopes. In all, 11 11 , @ Binc;ha.rn Township Comprehensive Pl Existing Lc:,.nd Use I these two land use categories make up 70 percent of the Township. Table 4-1 compares land use change from 1990 to 1998. The 1990 inventory is based on the statewide MIRIS (Michigan Resource Information System) land use/cover data. The 1998 inventory uses the MIRIS base map coupled with parcel information provided by Leelanau County. Comparisons between these two inventories must be taken with care, since the 1990 data do not take roadways or parcels into consideration and may over estimate some of the land uses. Table 4-1 shows an increase in residential growth over the eight-year period, with a concurrent decrease in agricultural uses. This reported increase in residential land use is supported by building permit data shown in Section 2 (Table 2-4), which show an additional 250 single family homes were built during this period. Table 4-1 and Figure 4-1 both show that agriculture remains the predominant land use in the Township. The majority of the small lot, residential is located on the two coasts of the Township. Additional clustered residential development is occurring, as seen on Fort and Bingham Roads. Commercial uses, such as retail businesses and offices, are primarily found along M-22 or on Bingham Road, west of Center Highway (C.R. 633). An industrial use is found in only one area in the Township, on the corner of Revold Road and M-22, and consists of a fruit processing plant. 4-2 - �--------------ti Section 4 - Existing Lana. Use I TABLE 4- 1 -GENERAL LAND USE BY TYPE 1998 Land Use Land Use Acres Single Family Residential Multiole Familv Residential Public Public Utilities Quasi-Public Cemeterv Commercial Commercial Recreation Industrial Minirn,1 A2riculture Ooen Soace/Forested Land Wetland Water T ransoortation Total MIRIS Land Use (1990) % Acres % 1,427.3 8.6% 927.2 5.6% 13.2 17 1.6 1.2 8.2 4.6 21.8 205.7 31.1 8.6 5 881.0 5 693.6 928. 1 I 618.0 66 1.0 16,675.7 0. 1% 1.0% <0. 1% <0. 1% <0.1% 0.1% 1.2% 0.2% 0.1% 35.3% 34. 1% 5.6% 9.7% 4.0% 100.0% 9.1 23.6 1.6 NA 5.2 5.2 N.A. 40.8 14.3 6 261 .0 7 389.2 367.2 I 6 18.0 NA 16,662.4 0. 1% 0. 1% 0.0% 0.0% 0.0% 0.0% NA 0.2% 0.1% 37.6% 44.3% 2.2% 9.7% 0.0% 100.0% SOURCE: Gove Associates Inc.; Michigan Resource Information System Figure 4-1 Major Land Uses in Bingham Township by Type ( 1998) Transportation Single Family Residertial 4% 9% Water 10% Wetland 6% Ptbtic 1% Recreation 1% Agricutu-e 35% Open Space/Forested Land 34% @ Bin&hc:un Township Comprehensive Pl 4-3 �----------------111 Section 4 Subdivision of Land The number and size of parcels will also determine the possible future land uses in a township. A township with many small parcels and few large parcels will find it In contrast, the number of parcels over 20 acres in size make up only I 8 percent, or 135, of the total number of parcels. These parcels use nearly 75 percent of the total I land area, however, and are strongly correlated to agricultural uses. As seen in Figure 4-2, the majority of these large parcels lie in the central portion of the Township. difficult to support future agricultural and other open space dependent activities. The number and distribution of parcel size for Bingham Township can be seen in Table 4-2 and Figure 4-2. Parcels in Bingham Township range from under I acre to 144 acres in size. Of the over 1,300 parcels recorded by the 1 County s Equalization Department, 40 percent, or 529, ar~ under 2 acres in size. As noted above, and seen in Figure 4-2, the majority of these small parcels are located along the two coasts. A significant number, however, are located along County roads. ~isting LG.nd Use The number ol parcels over ZO acres in size make up on/7 1S percent, oz- 135, ol the total number ol parcels. These pan::els use neaz-17 75 percent ol the total land area, however, and az-e stron1I7 coz-z-elated to a1z-icultural 'USIIS. Trends throughout the state and within Leelanau County show that the proliferation of parcel splits will continue within the Township. This increased division of large, agricultural parcels encourages higher density, linear residential development along county roads. Land use conflicts between the new residents and the neighboring farmers is often the result, as well as increased road hazards from higher traffic volumes. TABLE 4-2 PARCEL SIZE IN BINGHAM TOWNSHIP Parcel Size (Acres) 0-1.99 2-4.99 5-9.99 10-19.99 20-39.99 40+ Number of Parcels 529 263 146 137 120 115 Total Acres 292 677 990 1,698 3,457 6,737 2.1 4.9 7.1 12.2 25.0 48.6 % SOURCE: Leelanau County Planning Department; Gove Associates Inc @ Bineha.m Township Comprehensive Pl 4-4 �---------------lsection4-ExistingLa.nd Use Figure 4-2 Distribution of Parcel Size in Bingham Tavvnship I ! I ; !f J Parcel Size (in Acres) •I] 0 20 to 144 5to 20 Oto 5 4-5 �BINGHAM TOWNSHIP Leelanau County, Michigan EXISTING LAND USE MAP 3UTT0NS IIAY - I 3 i I "' I :.t../,liiiJ;~---__.....-___....._-=-- ,r ---.....-.--=-=---'l. _..J2... LEGEND CJ 1111 Commercial 1111 1111 00 c=J Commercial Recreation D Single Family Residential Multiple Family Residential Industrial Public / Institutional Public Utilities 0 Gove Associates Inc. ... 1a:t1PORTN3Esn&T ~ ~ fltl}315-0011 Agricultural Support Business - 1111 • Quasi-Public Cemetery Mining Agricultural Open Space Wetland Vineyard / Winery ... �I - - - Goa.ls Future Lclnd. Use Implementc:Ltion Schedule , - PART II - PLAN - �"'• . . '·" ; ...' . !Jo'.'· ,...., . ·· ..,! ~ ,. •.• ..,~_; ·' : ,, Goa.ls �Section S - Goals Community Surveys In the Fall of 1997, members from the Landscape Architecture Department of Citizen involvement occurred on several Michigan State University surveyed 36 large levels during the creation of this plan. parcel landowners. This survey was sponsored by both the Township and the A good master plan reflects the aspirations of the citizenr7 b7 involving them in the planning process. Leelanau Agricultural .Alliance. A summary of the results of this survey is provided in the Appendix A. Citizen Planning Committees Two surveys were taken during 1997, one of the general population and the other of Three citizen planning committees were also large parcel land owners, to gather the formed that focused on three areas of residents' opinions on a range of topics, concern: residential development, infra- including the future use of land .. structure, and agriculture. In the Spring of . 1997, the Center for The citizen planning committees submitted Business and Industry at Northwestern final reports to the Planning Commission, Michigan College conducted a survey for which are included in full format in the Bingham Township to determine views and Appendix A opinions of the residents on a variety of Township issues. Issue Identification A mail survey was undertaken with a A public meeting was held on December 3th, 1998 with members of both the Planning Commission and the citizen planning committees. The purpose of the meeting was to share ideas about the future of the Township and identify key issues to be addressed in the Plan. The issues that were identified during the meeting are listed in Appendix A randomly selected sample of property owners and registered voters within Bingham Township. Based upon a combined population of approximately 1,500, a sample size of 306 was necessary for a 95% confidence level and a confidence interval of + /- 5%. The mailing was conducted with 1,200 residents with a projected response rate of approximately 25%. Results were based on the analysis of 538 completed surveys. Survey results are reviewed in Appendix A @ BinihCLm Township Comprehensive PlCLn 5-1 �----------------------.1 Section 5 - Goa.ls GOALS township • control standards, The goals are guides to help Bingham Township achieve its preferred future. The goals were developed by the community as discussed above and in the Appendix. A series of objectives are designed to guide the Township toward each goal. The Plan's objectives are the basis for the Implementation Section (see Section 7). code development enforcement and administration through the Plan and the Zoning Ordinance. • encourage balance of housing types. • residential development will depend on independent well and septic systems. - Agricultural Goals and Objectives GOAL: To preserve and protect agriculture Residential land and uses, retaining a viable agricultural GOAL: Guide and control residential community within the Township. development and population densities and distribution in order to maintain a rural OBJECTIVES: atmosphere, ecological balance, open space, methods or controls to assure high levels of sanitation and low levels of To provide opportunities, • encourage preservation through POR/ TOR/LOR/other innovative preservation technique. methods or controls to assure • identify areas for cluster development. • • educate public on differences between pollution. OBJECTIVES: To provide opportunities, control population density 1n such a manner that overall high density does agricultural and open space. not take place. • • higher density (clustered development), particularly on - and residential. • develop incentives for agricultural protection. • - provide for buffers between agricultural main ·· transportation thoroughfares in selected areas. - - maintain the rural atmosphere of the township. @ Bin2ho.m Township Comprehensive Plo.n 5-2 �Section 5 - Goa.ls Commercial OBJECTIVES: To provide opportunities, methods or controls to assure GOAL: To maintain neighborhood commercial services for residents • of the township, keeping in line with population minimal impact on the residential neighborhood. growth within the township. Home Occupation OBJECTIVES: To provide opportunities, GOAL: To allow residents to operate a non- methods or controls to assure intrusive enterprise that has no significant • development of any new commercial impact on the residential community. facilities in such a way as to m1nim1ze OBJECTIVES: To provide opportunities, conflict with other land uses. methods or controls to assure • creation of development and design standards that embrace • and/or encourage the village concept or Planned minimal impact on the residential neighborhood. '·. Unit Developments. • • • a service to the community is provided improvement of existing commercial for. areas, both aesthetically and functionally, to serve their neighborhoods Industrial adequate access for fire and rescue GOAL: Limited light industrial development. services for all commercial locations. OBJECTIVES: To provide opportunities, • that commercial facilities do not require methods or controls to assure public water and sewer facilities. • that any new industrial facilities are Home Based Business developed in such a manner that there is minimum conflict with other land uses. GOAL: To allow residents of the township to work out of their home, providing a service • that a tract of land is provided, suitable to the community, and maintaining the for selected light industrial development, residential nature of the community. with provision for adequate trans- portation access and utilities to serve their needs. @ Biniha.m Township Comprehensive Pla.n 5-3 �Section S - Goa.ls • that industries do not require public Transportation - water and sewer facilities and that they GOAL: To provide for the efficient and safe have their own on site treatment. movement of traffic through and within the Public Utilities and Facilities township, while preserving the present road system to the extent that it meets the needs GOAL: Cooperate with and assist public and of the community with a minimum of private entities to provide utilities and public environmental or ecological damage to the services to the residents of the township. township. OBJECTIVES: Provide opportunities, methods OBJECTIVES: Provide opportunities, methods or controls to assure or controls to assure • • • highest quality facilities and services maintaining wherever possible, the necessary to guide and maintain orderly natural character of the roads and future development. surrounding areas limitation of all development unless • maximum use of major thoroughfares appropriate health and safety standards and discourage traffic through the rural are complied with and services provided. residential roads. • Public Services utilization of highway facility improvement as a positive guide to direct or GOAL: Provide adequate and appropriate enhance land use relationship. public services for the benefit of the people • of the township. coordination in planning the township OBJECTIVES: Provide opportunities, methods transportation or controls to assure townships, the county, the region and system with adjacent the state. • interdepartmental cooperation to achieve - - - - and coordination of police, fire and rescue services - township-wide • safe use of roads for pedestrian and nonmotorized activities. - coverage and availability. @ Bini:hcim Township Comprehensive Plan -i 5-4 �Section 5 - Goa.ls • Recreation promotion of dual land uses (e.g. agriculture/open space) which encourage GOAL: To provide an adequate range of and enhance private ownership of non- recreation opportunities for residents of the developed lands. township. • protection of unique natural areas, OBJECTIVES: Provide opportunities, methods swampland, forests and watercourses and/or controls to assure from Urban types of development. • orderly development of commercial • encouragement of open space, recreation in such a manner that there is appropriately located in all land use optimum areas. utilization of appropriate locations with minimum conflict with Natural Resources adjoining land uses. • reservation of sufficient recreation lands GOAL: Optimum utilization of land, water, air to serve desired population growth with and both preservation and conservation. active and passive recreation natural resources, including their potentials. OBJECTIVES: Provide opportunities, methods • where possible, multi-functional use of or controls to assure recreation areas for open space, forestry, floodplain or water resource conser- • vation and historical preservation. continued and future use and conservation of natural resources by preventing inappropriate development of Open Space GOAL: Encourage open space and natural conflicting land uses. • development of flood and erosion areas, and protect the scenic beauty of the controls to minimize flood damage and Township. maintain water quality levels. OBJECTIVES: Provide opportunities, methods or controls to assure • preservation of unique natural areas which cannot be replaced if destroyed, misused or neglected. • non-development of public and privately owned lands with open space. @ Binihc.m Township Comprehensive Plc.n 5-S �Section 5 - Goa.ls • non-pollution of soil, water and air resources by any segment of the community be it governmental, - industrial, agricultural, or private. • a pattern of land use to shape and guide - development away from ecologically sensitive areas. • encouragement of open - space, appropriately located, in all land use areas. • participation in regional efforts to - improve and protect water quality. - - - @ Bin2ha.m Township Comprehensive Pla.n 5-6 - �Future La.net Use �---------------ti Section 6 - Future La.nd O'se I Introduction Population and Housing Projections Up to this point, the Plan has documented In order to prepare for the next 20 years, it the physical and social aspects of Bingham is necessary to project the number of people Township and has outlined the goals to be that may be living in the Township by the achieved over the next 20 years. In order to be an effective land use tool, however, a year 2020. Population projections are, in essence, educated guesses based on past Plan must go farther than this. A Plan must trends. By their very nature, therefore, both anticipate and direct future growth in population order to protect current property owners, accurate, but they do give some guidance to the economic base of the Township and the the potential future needs of the Township. projections are not always environment, while supporting sustainable development. Figure 6- I shows a series of population projections using different methods (see the The Bingham Township Master Plan is a Appendix). The figure shows that the community effort. The ideas and goals potential population for the year 2020 range presented have come directly from the citizens of the Township through the use of between 2,500 and to over 6,000 persons. During a Township meeting, participants surveys, public meetings and citizen planning chose a population target for the year 2020 committees. The concerns expressed by residents have been varied, but have focused of 3,000 people. The citizen planning committees chose a 2.5 percent growth on the preservation of the rural lifestyle of rate, the area and the retention of the high quality approximately 3,700 people. These targets natural resources. represent a population increase from 40 to with a 2020 75 percent from the population of 1994 population This section will present estimates of future estimate. These target populations will population growth and land use patterns for potentially increase year-round housing units Bingham Township. It will present popula- to 460-800, assuming an average of 2.0 tion and housing projections to the year persons per housing unit. 2020, which will assist decision-makers anticipate future land use needs. A future land use map will be presented that shows potential patterns of development over the next 20 years and beyond. @ Biniha.m Township Comprehensive Pl Participants during a Township meeting chose a population target for the 7ear 2020 of 3,000. The citizen planning committees chose a 2.5% growth rate, with a 2020 population of approzimatel;, 3,700 people. 6-1 �----------------ti Section 6 - Future Lc.nc:l Use I FIGURE 6-1 Population Projections for Bingham Township to the Year 2020 6500 6000 5500 5000 . C 4500 --- Constant Proportion Growth Rate -+- Growth Rate @2.5% ~ Arithmetic 0 «I '3 4000 a. 0 0. 3500 --.-- Housing Trend 3000 2500 2000 1500 1980 1990 1995 2000 2005 2010 2015 2020 Year @ B~ho.m Township Comprehensive Plcm 6-2 �---------------11 Section 6 THE FUTURE LAND USE PLAN Fu.tu.re L<lnci tlse I Soil Conservation Service, the presence of existing large lot agricultural land, and the presence of working farms. A full listing of Agriculture the criteria used to select the agricultural The largest threat to agriculture is expanded area is outlined in the Appendix and residential described in Section 5, Citizen Planning development. The pressure exerted by residential development on land values, land use· conflicts, and traffic, Committee (page 5-4). contribute to a cycle of conversion that ends Currently, there are two widely available in a low-density, homogenous residential options to preserve current farmlands: community, devoid of many of the rural elements that originally made the community zoning and development rights. options are discussed in detail in a number of an attractive place to live. Once this cycle local publications, including the Leelanau has progressed significantly, it is difficult, if not General Plan (Chapter 5 - Growth Guide- impossible, to regain these agricultural lands. lines and Decision Maps) and the Agricultural Land Conservation Toolkit (in preparation, Bingham Township has a long tradition of Tab 4 - Tools). These '·. agriculture. Indeed, the character of the Township is in many ways defined by farming. Both the community and large lot owner surveys (Section 5) showed that residents are committed to retaining this character and way of life. The Plan promotes Thora are two wide!;, available options to preserve currant farmland: zoning and dovolopmont rights. The most wido1;, used within tho sot of land uso controls currant!;, available, is zoning. the preservation of agricultural land within the framework of the projected residential 11 There is no panacea or magic 11 ordinance growth of the area. that a community can adopt to protect Preservation of agricultural Land is promoted within tho framowork of projected rosidontia1 growth of tho area. farmland. The options that work for one Township may not work for another, since the physical conditions and community sentiments vary widely between jurisdictions. Generally, combinations of these The lands proposed to remain in agriculture are located primarily in the central portion of options can be used to optimize a Township's farm preservation program; but the Township. The proposed agricultural which ever strategy is utilized to protect areas farmland, it is important to the citizens of were chosen based upon the designation of prime farmland soils by the @ Biniha.m Township Comprohonsivo Pl 6-3 �----------------11 Section 6 - Future Lc:mci Use Bingham Township that the strategy is fair a county road, availability of public utili- and equitable to all landowners. ties, fire protection, existing density of I development, etc. Within the set of land use controls currently available, the most widely used is zoning. AgriculturaJ Buffer Zone, an agricultural/ There are several zoning concepts that are residential zone is created between applicable to preservation of large agricultural higher density residential development areas. Those options include the following: and large tracts of agricultural land. This buffer, or transition, zone allows for a Agricultural Protection Zoning, in which rural residential lifestyle while protecting nonfarm residents are not allowed and farming operations from the problems properties may be split into larger associated with residential development. parcels of at least 40 acres or more; When a local municipality adopts a specific Quarter-Quarter Zoning, which allows set of land use controls to protect farmland, for one nonfarm residential dwelling for it may involve combinations of the above each 40 acres of land; concepts in order to address local needs and '·· concerns. For example, the local zoning Sliding Scale Zoning, whereby the ordinance may allow owners of large lots to number of allowable nonfarm residences develop parcels of no less than three-quarter increases as the size of the parent parcel acres and no greater than two acres, for increases; proportionally dedicated residential development. These fewer dwellings are allowed the larger residential lots may be allowed in the the parent parcel. This helps concentrate agricultural zone as long as they do not development on smaller parcels. For consume more than a designated amount of example, one dwelling may be allowed the parent parcel (e.g. 80%). This type of for the first IO acres, another for the land use control will accomplish the goal of next 20 acres, a third for the next 30 preserving farmland, acres, a forth for the next 40 acres, etc. landowners however, a way while also giving of recovering the development potential of their land. Point/Numerical Zoning, which requires a proposed lot to meet objective Another set of agricultural preservation tools standards for approval; such standards deal are defined on a point system and the landowners. When a person purchases proposed lot must accumulate a mini- property, they purchase a set, or bundle, of mum number of points. Standards may rights related to that land. consist of variables such as distance from landowners have the right to control access, @ Biniham Township Comprehensive Pl with the development rights of For example, 6-4 - - - i �------------------1 Section 6 - Future Lo.nd. Use to develop, and to bequeath the land to Transfer of Development Rights (TDR), their descendents. These rights are not where the development rights are unseparable, however, as easements and purchased from one parcel (the sending zone) and are transferred, via a private development rights can be sold, leased or donated, while the other rights of the land market mechanism, to another parcel Some of the ways the (receiving zone). The receiving zone can separation of development rights can be develop at a higher density than the used to protect a communiVs agricultural zoning ordinance would normally allow, lands and open space are listed below: and are retained. I the sending zone would be preserved for agriculture. In Michigan, Donation of Development Rights, also TOR can only be termed the donation of a conservation township, which restricts its usefulness in easement, the development rights of the many cases. used within a land are donated to a conservation organization or a government entity. A number of funding mechanisms and tax This is a voluntary agreement that permanently limits future development incentives can be used to assist a development rights program in a township. '·- conserving Under Act 233 of 1996, the Michigan productive agricultural lands and open Department of Natural Resources can space. purchase easements on farmlands. on the parcel, thus Funds are supplied by the U.S. Department of Purchase of Development Rights (PDR), Agriculture and the a voluntary agreement where the owner Farmland and Open Space Preservation Lien is paid by a government entity or a Fund. Landowners must apply through their conservation group for the value of local government in order to be considered development on the land. The result is for these funds. Another source of funding the in is through local property tax assessment, as perpetuity for agriculture or other uses. was done in Peninsula Township. Property retention of the property Michigan PA I 16 owners within a township agree to assess Leasing of -Development Rights (LDR), themselves to finance the purchase or lease another voluntary agreement with the of agricultural lands or other lands that the land owner, where the owner is paid to public wishes to protect. not develop the land for the term of the lease. Since LOR is a temporary agreement, the terms of payment would be less than with PDR. Ad.d.itiona.1 progra.ms a.nc::1. funds will become a.va.ila.ble, both on the loca.1 a.nc::1. na.tiona.1 levels, a.s a.gricultura.1 preserva.tion 'becomes more of a.n issue. ...__ _ _ _ _ _ _ _ _ _ _ _ _ __. j ~"r-,_ .. @ Bin2hc.m Township Comprehensive Pl S-, - - ' " ~ -. . r -~... ---7c.J,i;>!,~N ~-~--~- ......... _.,._....~_,,___ _,..,... ..,,.,,, .-.,;,+,..,_. ,~- .- ..... J 6-S �-----------------11 Section 6 - Future La.nd Use I Other sources of funds may come from by multiplying the average number of private foundations, conservation groups, persons per housing unit as determined by state and federal government, and private the U.S. Census Bureau. The number of As donations. preservation homes at build-out is also affected by natural becomes more of an issue, both on the local constraints, such as soil types, topography and national levels, additional programs and and the presence of wetlands. A complete funds a build-out analysis will include all of these development rights option is considered as factors in order to determine the ultimate will agricultural become available. If 1 an element in the T ownship s agricultural - build-out population. preservation program, it is important that the Township investigates these diverse funding Using all of the above factors and subtracting sources. undevelopable land and rights-of-way, the Leelanau General Plan estimates that the Residential build-out population of the Township would be 18,793, an 800 percent increase over the Residential development has traditionally 1990 population. been concentrated on both the lake and unlikely that this level of development would bayfront. These homes were both year- ever occur, it does show how zoning round and seasonal dwellings and typically ordinances can encourage homogenous, sat on small lots. As waterfront property has residential growth. Traditional rural zoning, become less available, and more expensive, in residential development has turned inland. residential As noted above, the over-development of thoroughfares. particular, Although it is highly tends to development support linear along maJor these interior lands threatens the agricultural character that defines the Township. As an alternative to the traditional linear development, 11 clustered 11 open space As part of the Leelanau General Plan, a developments are suggested. This form of build-out analysis was performed based development upon the current zoning ordinance and map housing at higher densities and provides for (Chapter 12 - Land Use). The population at public open space within a designated build-out is a theoretical limit that is directly project area. dependent upon the number of houses built environmentally sensitive than the standard within Township's subdivision, which typically allocates the housing density is determined by the local entire development to private lots and zoning code which specifies the minimum lot easements for streets and sidewalks. A sizes of homes in each residential zone. The clustered open space project also contains final population in these zones is calculated streets and private lots, but also includes the township. The @ Bin2ha.m Township Comprehensive Pl essentially concentrates It is more efficient and 6-6 - �_ _ _ _ _ _ _ _ _ _ _ _ ____., Section 6 - Future Lc.nd Use I large open spaces that are allocated to Fort Road, Lake View Road and Maple Valley recreation, trails, the protection of unique ·Road. Rural Residential development acts as environmental features, or other natural a buffer zone or transition between the areas. The same number of units can be built higher density development and agriculture. in a clustered development as a traditional This lower density agriculture/residential subdivision, district includes both agricultural and rural because the developer is allowed to decrease the lot size as defined in residential uses. the zoning ordinance, thereby increasing the density of the developed portion of the Higher-Density residential dovolopmont is concentrated on tho Future Land Uso Map on both coasts and on koy Township transportation corridors project and creating open/natural/recreation space in the balance of the project. Although the development rights of open space on a parcel approved for rural clustering will have been permanently The Agriculture/Residential area should retired, the land can still be actively farmed, provide for significant buffers between used for woodlots, nurseries, pasture, or intensive agriculture and single family homes. '·. recreation. Ovvnership typically remains with The buffer may be part of the open space of a property owner's association or the open a clustered development, or part of a private space can be transferred to a conservancy or lot, but should be present to reduce the communrty. The Township currently has 11 a clustered development ordinance in effect, owners. nuisance 11 complaints from residential land however, the geographic distribution of these cluster developments are not based Commercial upon criteria that impact development. Major factors to determine the placement of Over I 00 acres of land is designated for these clustered developments should be the commercial development on the Future retention of agriculture and open space, Land Use map. The majority of this land is capacity of the soils to sustain development, located on Bingham Road in an area already the potential need to be served by public designated for commercial development. utilities (fire and police) and access by Ample land currently exists in this area to existing primary roads. provide for future growth of businesses. The goal of commercial development in the The Future Land Use Map (Map 6-1) Township will be to provide services to local concentrates residents, while not requiring public services higher-density residential development on both coasts and on key such as sewer and water. Township transportation corridors, such as @ Biniha.m Township Comprehensive Pl 6-7 �-----------------11 Section 6 Recreation Future La.nci t1se I - Wetlands Inventory and by State of Michigan wetlands experts, are shown on the Future Bingham Township is a prime recreational Land Use map. A map showing steep slopes area. Significant land has been set aside for and other development limitations is shown recreational uses, including nearly 210 acres in Section in private recreation (primarily golf courses) occurring in these environmentally sensitive and another 170 acres in parks and other areas must be especially aware of the impact public land. of construction and human activity on the I (Map 1-3). Development environment. Development standards are Near!;, 210 acres in private recreation (primaril;r golf courses) and another 170 acres in parks and other public land have been set aside for recreational uses. suggested for these areas in the Appendix. Further standards may be found in the Grand Traverse Bay Region Development Guidebook. Future Land Use Distribution The presence of the privately owned Leelanau Trail also adds a recreational Table 6-2 shows the distribution of land uses amenity to the Township. on the accompanying Future Land Use Map. Given the importance of recreation to the local economy, additional land could be sought to TABLE 6-2 - LAND USE DISTRIBUTION further increase recreational opportunities, Land Use as long as they do not interfere with existing Type surrounding land uses. Industrial Total 1,914 11.4 Rural Residential 4,959 29.6 110 0.6 40 0.2 9 0 376 2.2 Agricu !tu ral 7,084 42.4 Water 1,618 9.6 661 4.0 16,771 100.0 Commercial Forty acres of land have been designated for Public/ industrial use. The future land use plan calls Institutional for no increase in industrial uses within the Recreation Township during the planning horizon. (Public/Private) Transportation Wetlands are an extremely important asset % of Residential Industrial Wetlands/Environmentally Sensitive Land Acreage TOTAL in the protection of water quality in the both Grand Traverse Bay and Lake Leelanau. Wetlands, as identified by the National ® Bin2hctm Township Comprehensive Pl 6-8 - �-----------------11 Section 6 Build-Out Analysis of the· Future Land Use Hap Future La.nd Use I to be · transition · zones between the residential and the agricultural areas of the Township. Therefore, 30 percent of the land in these areas were assumed to be used for residential development. Minimum lot sizes were set according to those observed in the Township (see Figure 4-2). A build-out analysis was conducted to determine the number of houses and people that could potentially be supported within the Township using the Future Land Use map. In order to carry out this analysis, many of the natural constraints, such as wetlands and lakes, were subtracted from the total acreage of each land use type. In addition, currently developed residential and public land were taken from the land use total acreage. With these assumptions, it was found that the Future Land Use map would allow for an additional 3,400 housing units, or an additional population of 6,800 people. This is certainly much greater than the target population of up to I ,000 additional residents by 2020. Of this total, 60 percent of the new residential growth will be in the high density area. In addition, the build-out analysis assumes that all land available for development will be developed, which is rarely the case. Additional acreage needs to be available to provide for greater choices of location for future development. Other natural constraints, not taken into consideration in this analysis, may also impede the development of some sites. The results of this analysis are shown in Table 6-3. Residential development can occur in Agricultural, Rural Residential and Residential areas in the Township. It was assumed that the·. areas designated as 11 Agricultural 11 on Map will be more intensively farmed, and will discourage high levels of residential development. Therefore, only I 0 percent of the land in the Agricultural areas were assumed to be used for residential development. Areas on the Map designated as 11 Rural Residential" are considered TABLE 6-3 - BUILDING ANALYSIS OF FUTURE LAND USE MAP ('NETLANDS, ROADS, LAKES AND CURRENT DEVELOPMENT SUBTRACTED FROM TOTAL ACREAGE) Areas Minimum Lot Size I (Acres) (Acres) Land Use Agriculture Farm (90%) Residential ( I 0%) Rural Residential Farm (70%) Residential (30%) Residential SFR 5,933.4 4,746.72 1,186.68 3,939.5 2,757.65 I ,I 8 I .85 1,033.2 466.00 2020 # Building Lots I # Units/Lot # of Units Pooulation* 20 5 I I 237 237 I I I I 237 237 475 475 10 2 I I 276 591 I I I I 276 591 552 1,182 I 932 I I 932 1,864 3,408 6,816 0.5 TOTAL * Assumes 2.0 Persons/Unit SOURCE: Gove Associates Inc. @ Bin2ha.m Township Comprehensive Pl 6-9 �BINGHAM TOWNSHIP Leelanau County, Michigan FUTURE LAND USE MAP IUITONSUY- . ~ (:::::::::::::::.:::::::::::-:-: ···•:::::::::::::: ............ . . . . . ::::::::::::::....... ~ ·:-.\ 12 ;-:-:-. ..:;-:-;, .;,, - ,I - ..a ,_ I!. i I I 29 LEGEND 0 -~- Gove Associates Inc. ~ . M1 4'C01.,. (S18) l85-<I01 I D c:=J Residential (11 .4%) ~ Commercial (0.6°/o) ~ Industrial (0.2%) D Public/ Institutional (<0.1%) c:=l Recreation (Public/ Private) (2.2%) Rural Residential (29.6%) c:=J r:Z3 Agricultural (42.4%) Wetland " - " - Watershed Boundary 0.5 - �In,.p len,.enta.tion Schedule �_______________....,, Section 7 - Implementci.tion Introduction This section of the Plan presents the tools and processes that are currently available to Bingham Township to help make this Plan a reality. It also contains a schedule that depicts the activities that should be undertaken along with the recommended parties, timing, and funding sources to secure success. - The following approaches are viable in terms of being implemented under current state enabling legislation and federal programs. I · Finally, · the·· activities · occurring within surrounding townships, particularly those related to land use planning, zoning, and other development controls can have a direct impact upon planning, particularly along the perimeter of the Township. Coordination and communication should be ongoing among these jurisdictions. Plans and programs from these surrounding communities and Bingham Township should be shared in order to facilitate coordinated land use planning. lnfonnation and education are fundamental Cooperation between the Township and other public and quasi-public entities is also critical to the success of the Plan. These entities play a key role in the use of land within the Township and communication needs to be maintained to enable the Township and each entity to properly plan for the future. The Leelanau County Government, the County Road Commission, the Regional Council of Governments and numerous State Agencies, all have legal authority and responsibilities for programs and projects that occur in, and impact upon, the development of the Township. Coordination between these bodies and the Township is important for planning and programming needs to·be maintained, and to accomplish the goals set forth in this Plan. @ Bin2ha.m Township Comprehensive Pl to the implementation of this Plan. Without the consensus of residents, businesses and developers, the Plan will not be successful. To help garner that consensus and contribute to the success of the Plan, the Township needs to institute information and education programs. These can include sending a small fiyer, or tri-fold, that briefiy describes the main components of the Plan and possibly include a small copy of the future land use map. The Township should consider establishing a design standards manual that could be distributed to developers that explain and clarify in more detail some of the broadbased concepts identified in this plan, such as cluster/open space development. This manual would be used as a guide to promote certain design and development standards and also help educate developers about the components and associated benefits of "state-of-the art" concepts. The 7-1 �-----------------11 Section 7 - Implementation manual can be periodically updated to reflect new standards and concepts. The Township might also consider conducting an annual or bi-annual community survey informing residents of recent developments and asking for impressions, attitudes, and opinions about specific issues related to current or proposed developments. This will help keep residents abreast of development activities in the Township while providing a forum for Township officials to better understand the opinions of those residents. I - The · Implementation Schedule lists participants that include local and state agencies or groups. Quite often an action has several participants marked due to the team effort required to accomplish many actions. The Schedule identifies primary and secondary participants. The Schedule's timing section identifies actions as short-range/ongoing actions (one to three years), medium-range actions (three to ten years) or long-range actions (ten years or more). Actions often take a considerable length of time to complete, so the schedule identifies two or three time periods. - The funding portion of the identifies potential sources. - Implementation Schedule This Section complements the Plan's Goals and Objectives in Section 5. The Implementation Schedule groups the Objectives of each of the Goals with the participants responsible for completing the actions and identifies timing and potential funding sources for each action. The Implementation Schedule quickly identifies time frames and permits comparisons between the many actions identified in the Plan. Schedule Table 7-1 identifies the Implementation Program established in the Plan. - This list is not a comprehensive list of all actions needed over the next 20 years, but it is a list of the primary actions ·needed to accomplish the Plan's goals. Funding sources often change as time passes, as do organizations and priorities. The Township should regularly review the schedule to ensure actions are accomplished and goals are met. @ Biniha.m Township Comprehensive Pl 7-2 �----------------ti Section 7 - !mplementcition Schedule Categories Participants • • • • • • • • • - • • • • • - Township Board Township Planning Commission Township Staff Non-Profit Organization Neighboring Communities Local Merchants Public School District County Michigan Department of Transportation Michigan Department of Natural Resources Michigan Department of Environmental Quality Outside Assistance Citizen Committees / Volunteers Other / Private Sector @ Bin2ha.m Township Comprehensive Pl I -Timing·(Years) • • • 1-3 (Short Range, Ongoing) 4-10 (Medium Range) I 0+ (Long Range) Funding • • • • • • • • • General Revenues Tax Increment Financing Special Assessment District Revenue Bonds CDBG MDNR/MDEQ MOOT (ISTEA and Other) Other Federal or State Funds Michigan State Housing Development Authority (MSHDA) • Foundations, Grants, Contributions • Private and Other 7-3 �@ GOVE ASSOCIATES, INC. ARCHITECTS ENGINEERS PLANNERS SURVEYORS PARTICIPANTS: .2 sE " bl IMPLEMENTATION SCHEDULE ACTIONS: c :S '!'.:I E " ~ ·c ~ ~ vi<: I I _ o o "' g z f I r 1 f; 0 ... :: g .,, J:l ': z ~ .&l ~ ~ 1i w 1~ - ., <U 1 j I I .!I ~ 1-, t I ~ .c :l u ~ ·c 0 ~ ~ ~ "" , u :c0. :c0. :;;0. i:: .0 ,e,..:_ ~ ~ " ~ .,, -.. "" SECONDARY ; I ' .. .I ·.c C O•.,, c c -,:, ·c = ~ ~ ti: 1 in I : l '. -~ U Bingham Township ! 1 1601 PORTAGE STREET KALAMAZOO, MICHIGAN 49001 (616) 385-0011 • PRIMARY O e.,, 0 " ~ u o !! ~ ~ "" ~ ~ f--- u ; o ~a " O > 1 ,. - 1 , TIMING DI " o - 1 t 1: :rn ·a ~ s I: ucCl i -c ll,; .. :. -1:! ,S o o 1 FUNDING: PRIMARY • SECONDARY O I I u c ~ ~ c ~ C ~ "' ;;;- :a ;:g, .. I~ ~ u ·s,.., -, .c Cl J.-1 ,r u ~ Cl :. a • .. ix: " - ! iii! t: -• .. ~ u 0 .,a ti I .. .C Q a (Years) - ., ., O '• i::::z c .~ ., t .s ~ ' ' ~... - ~ c :~ ~ .. 1<1. i g "I ~ .. .. e C~ ,..= ' .!!t ~ ~ O II ~ ~ ~ ,~ , - :, t ix: ~ j I I , .~ .e ' I I CCI C uO - !! WI C Vl ~ :; -< o 1 ·c 1,1.. 'I "' "5 I i -~] "., - ~ ' C .~ a o < ~ § ~ ~ f,- - o :: o ... ~ '"' o ..,• "ll oij ~ ~ ~ u • ::, -~ RF.SIDENTIAL GROWTH Identify areas for cluster development I ligher density (cluster) development will be located on main transportation thoroughfares Minimire residential de~~lop~~~~;; prime agricultural-l~;;Js tfuo~-gh ___ appropriate zoning standards Control township development standards, code enforcement and administration through the Plan and the Zoning Ordinance Encourage a balance of housing types in the Township I ••• ---~--•• • l• l• I I --~- • •I ••• ••• • I I I I 1-1---T-r--1-1-• ---------------1---t--1-1--1---l----t--1 D r •- ,--- ~ :~1 111111 ••D •D •• D D D • -~ Encourage farml~d_p~eserva~ion through PDR, TOR., LOR, or other innovative preservation techmques Edu~~i~-,h~ p~blic on the differences between agriculture and open space Provide for buffers between agricultural and residential uses Develop incentives for agricultural protection 1-----•-·--I ---~ 1--- -- -- - •• • • • I• D - -- • 1 D D •• • •• • QI •• Q •• • Q• • •\• • • • ••• D • ~ - --- --- - - D D .I ACTIONS: I I .• ., ,., )-,-•~--•--•-----•-- I I I J I [Q ---1--1---1--•-•---,--,--,----•--- • • COMMERCIAUINDUSTRIAL Ensure development of new commercial facilities will minimize conflicts with ~~= Adopt and apply development and design standards that embrace and encour_a_!l_e the village concept or Planned Unit Developments • • ••• D • • ';" .i. J J ---- •:: :[[i I I_U. 10 ' . . . AGRICULTURE Identify existing farmland to promote as preservation areas •--•--•-- O 1 All new~esid~ntial development in the Township will depend on independent well and septic systems ACflONS: I •• I I I J J I �@ ARCHITECTS ENGINEERS PLANNERS SURVEYORS GOVE ASSOCIATES, INC. PARTICIPANTS: :s" 1601 PORTAGE STREET KALAMAZOO, MICHIGAN 49001 (616) 385-0011 0 E E 0 .." " 0 u Bingham Township . • -a ·;; 0 •" ii: = ll. :;; IMPLEMENTATION SCHEDULE PRIMARY • SECONDARY I ll. :.;; 'C t: • vi ll. :.;; .a. .. 'C ·;; oE0 8 E! 0 u C ·c: t:. .c ~ ~ cii: ". ·.;-""" .... .... .... z z 0 0 Adopt and apply site design and sign standards for both permitted and special commercial and industrial land uses -- Encm_;;:;g~-th;i;;;-prov~ent of existing commercial areas, both aesthetically-and functionally, to serve their neighborhoods ----Provide for adequate access for fire and rescue services for all commercial and industrial locations Ensur-;-th-~t commercial and industrial facilities do not require public water and sewer facilities Ensure that home based businesses and occupations have minimal impact on residential neighborhoods Ensure that new industrial facilities are developed so as to minimize conflict with other land uses Ensure that new industrial development is located near transportation and utility facilities that are adequate for the development's needs ACTIONS: • • • • • • • • • • • • • • 0 0 0 • • • • • • • --- --- --- -- - ' - I "E :i -~ 00 ,i "'u . :;;: 0 It ..l 1-:i -" u :;; u O' Q •"u .c l;• "" 0 u • • ·- Ii " ;.. -£ i:. 0 t: :, .." .. 0 I I .... 0 -~~ ~ ~ . u !!" .:i ~ . -a ;;; " 0 0 t: aE 0 u -ii" 0 • • - ---- • <I) :! •> ';-.I lJJ • • • • • • • • • • • • • • • ·-- • • • • • • • • • -- - - -- - - ---- • • ;E • -- -·- ---- • • • ·--· :I. ." .." ." " .; 0 ~ t: 0 'u' ~ i ';" ' : I~ :a" ' .. E -" .. I" 0 I ii . ,." > llC " ....• • • • • • • • • • • •0 • ••• ••• ••• • • • • • • • • C, • • •••• •• •• •• •• •• 8 M --: • • • • • • • i u '? t: .9 I 1 I~,~ - I::, I" l - I ., 1~ I C.., ' :0 ' I~ "- u O' I< ~ ~ I~ Z [o ~ If-, --- " ., i~ g < 5l ~ ·- -- - - - i I,&., - " 0 .c 0 ,a ·c > 0 "- "- - - -- -· - • • • -- - • --- - -- -· -- - · - • 0 --- - ' "C -- - ---- ·- . . a ,5 . . "" ·c:• :f :~ ·--- ··--- •0 • • ••• • ••• " .D ·c: c0 "." ' -s. E .:- I e .~ p::i --- - - --- .2 ~;~·~ ~lg ~ i~ .!! u .. l:! 'a ' 0 SECONDARY C ! "E I jS '"'~ • I i .9 u .."" ." . -e. " . - ,5 • .!, PRIMARY FUNDING: 0 -" • • • -·- TIMING (Years) -.. "'- 6 t2. - .... ·- PUBLIC FACILITIES/UTILITIES/SERVICES Continue and encourage cooperation with neighboring jurisdiction to provide quality public services and facilities Ensure that all development complies with health and safety standards and provides necessary services Encourage interdepartmental cooperation and coordination of police, fire, and rescue services to achieve township-wide coverage and availablitiy Ensure the orderly development of commercial recreation to reduce conflict with adjoining land uses Use the future land use elements of the Plan as a guide for the location of future community recreation sites Use MDNR.-standards as a "triggering" mechanism to determine the timing and character of additional parks Maintain an up-to-date Recreation Plan to state the recreation goals of the community _______ Encourage the multi-functional use of recreation areas for open space, forestry, noodplain or water resource conservation and historical preservation D 0 0 - ----- - - ---- 0 --·-- ·-- --- -· -- - ---- - ----- ---- - · - 0 - - -- ·-· --- - -- I �GOVE ASSOCIATES INC. @ ARCHITECTS ENGINEERS PLANNERS SURVEYORS PARTICIPANTS: ' PRIMARY , • SECONDARY 1 g 1601 PORTAGE STREET KALAMAZOO, MICHIGAN 49001 1616) J85-00 11 I ~8 ~ ~ ~ .. "~ g5 s: . rn ~ Cl, ~ Cl, ~ Cl, i:: "' "' " "',.., ; ; OI IMPLEMENTATION SCHEDULE i:: OI ~ ~ OI .~ ~ ~ ~ s ~ U ~ lo> 1c., 1 - ·E ~ iS -5 ~ ~ g OI - o~ 1; e :_g Ul _ u ~ ~ g ':: ~ , i ~ ~ 2 2 ~ U ,: C: •ll-. e"'- .,.. 0 A ~ ..~ ~.. ~ .:J ~ - .. A .., ] ~ ~ .. 0 ~ 0 .. ~ v TIMING (Years) FUNDING: 1 i , ;e _ .. -sO .C ~ t: i "' ;-- I : · , :. "Zl - .C ~ .., ~ C c e ~ ;!; 1~ ~ : 'o I .C iJ,,,,,I I • _ , 1 .s ~ ' "6 ., ~ .C . R - ~ I.!! l&J c " ! :: ' x_ ; E i=e C :~ '"' 1g: !A '~ ·c .l:' - ~ u .. ~ e "'~ ~ E I "',. , 0 g =~ ~ u , .g l: " ~ -" ; '2 E E : i .. g:; .. I< g - t :_ c : 1 0 SECONDARY l'l u ,u:x • e PRIMARY , i.9 :.€ I 41 - , I "S .... -0 oD .. ~l: t ~"e a : ~ D -DI I, § , :; :E , 1 ( .!! i ! ·01, : " :, U . ham T owns h"1p B mg I , W ~ -; ~ - l3c ·~.. -s0 A ~ ~ ~ ., o < ~ § ,, ~ ~ !!l ~ - g -~ ~ i,.. ACTIONS: TRANSPORTATION Maintain, where possible, the natural character of roads and the surrounding =___ Encourage the use of the major thoroughfares, while discouraging through traffic on rural residential roads Utilize highway facility improvements as a positive guide to direct or enhance the land use relationship Coordinate transportation planning with adjacent jurisdictions, the county, the regionandthestate. Ens~~-the safe use of roads for pedestrian and non-motorized activities ACTIONS: • • D D • D • • • • • ••••• •• • • -- D D • • • ••• D D • •• o •• 0 •• • ••• • •••- eo -- -- - - -- • • -- - - · - ·- --- • • 0 OPEN SPACE/NATURAL RESOURCES Identify areas suitable for certain types of land uses and the development limitations of these sites Discourage private development of well ands, floodplains and watercourses • • •••• Pro~otidua_l_lan_d_u_se_s_(_e-.g-.a-gn~.c-u-ltur_e/_o_pen __sp_a_c_e_)-w-h-ic_h_e_n-co_ura_g_e_a_n_d---1-- - - - - enhance private ownership of non-developed lands D • D • Encourage cluster development that protects sites containing wetlands, forest, wildlife habitats or waler resources Discourage imappropriale development that will interfer with lhe continued use and conservation of important natural resources Develop and i~titut~~propri~te flood and erosion controls lo minimize flood damage and maitain water quality Identify unique naturalareas ---- -----~ • • • • D D • D ••• D D D D • • D D D D D D D D D --- ·- -- -- - - - ~ • -· D • • • •• e •• • ••• • ••• • • • 0 O 0 0 0 -- ------•--+----+_ ____, __ _ · - 0 - - 0 -- ---- - · • • • • 0 -Develop land use guidelines to protect and preserve unique natural areas -0 • • 0 • • •• e e 0 - ------··"·-· --cc---;--;::;:--:--:-c-----;--,----,---;:------t---t---t--t---t---t--~--+---t--t---+-+--!t---+-+--!t---t----t--!--t----t--1--+--+--f--+-+--+-+-l-----l Par1icipate in regional efforts to improve and protect water quality ••••• • ••• •••e O 0 - - - - - - - _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ ___L_ _L,__.l__ -- - - - ~ - ~ - ~ ~ - - ' "..J I m I I I I I ) I I I I J I I ) �- - - Appendix A Community Surveys and Citizen Planning Committee Reports �- - - - - - - - - - - - - - - - - - - - - - - - - - - - Survey Results COMMUNITY SURVEY (1997) (Conducted by Northwestern Michigan College) When asked whether the Township should consider a local "purchase of development rights" program ... The majority of respondents (65.6%) reported that they either somewhat or strongly agreed with this statement, while 19.8 percent were undecided and 14.5 percent disagreed. - An overwhelming majority or respondents agreed to some degree that :farmland is an important element o:f the township's character (95.7%) and that :farming activities should be encouraged (92.3%). The majority of respondents (66.4%) disagreed to some extent with the suggestion that development of duplexes and townhouses should be supported. Similarly, the majority of respondents indicated that they disagreed to some Tbe majority o:f respondents extent with the suggestion that development of (62.3%) agreed to some eztsnt that new housing developments apartment complexes (76.7%) and mobile home should cluster homes on part of parks (85.5%) should be supported. the parcel and leave remainder in open space. the . With regard to encouragement of shared access "· ,,. _,_,~, ...,, ·· "' ~-, ·~·' driveways along Center Highway, the largest single group of respondents (32.1 %) was undecided as to their level of agreement. Slightly more than one-quarter of respondents were also undecided with regard to shared access driveways along Lake Leelanau Drive, although 47.8% agreed to some extent that shared access driveways should be encouraged in this area. Finally, the majority of respondents (52.7%) agreed to some extent that shared access driveways along West Bay Shore Drive should be encouraged, while 25.3 percent disagreed, and 22.0 percent were undecided. - The majority of respondents (62.3%) agreed to some extent that new housing developments should cluster homes on part of the parcel and leave the remainder in open space, while 21. I percent disagreed to some extent and 16.6 percent were undecided. With regard to new businesses, 56 percent of respondents disagreed to some extent with location these establishments along M-22, while 28.7 percent agreed to some extent, and 15.4 percent were undecided. Approximately 62 percent of respondents agreed to some extent that new businesses should be located in the existing commercial area, while 24.5 percent disagreed to some extent and I3. 9 percent were undecided. The majority of Page I Gove Associo.tes Inc. �- - - - - - - - - - - - - - - - - - - - - - - - - - - - Survey Results respondents (55.2%) disagreed to some extent that additional land area should be designated for industrial use, while 24.4 percent tended to agree with the statement and 20.3 percent were undecided. Sjngham Townshjp's respondents (81.7%) strongly agreed that visual open areas are an jmportant element or the Townshjp's character. With regard to Bingham Township's natural features, 8 I .7 percent of respondents strongly agreed that visual open areas are an important element of the township's character, while 2.3 percent of respondents disagreed to some extent with this statement. The majority of respondents (90.1 %) also strongly agreed that water bodies are an important element of the township's character, while Respondents (a:)$) strongly 2 percent disagreed. Eighty percent of respondents agreed that the pollution o:f strongly agreed that the pollution of township water Townshjp water bodies should bodies should be a main concern of the township. be a ma:in concern. The majority of respondents (68.3%) either somewhat or strongly agreed that ex1st1ng recreational facilities and programs met their needs, while 19. 9 percent did not feel that current facilities/programs met their needs, and I 1.8 percent were undecided. Slightly over one-quarter of respondents strongly disagreed with a statement suggesting that the township should consider purchasing and developing additional park lands, while remaining respondents were relatively evenly split between other levels of agreement. Finally 66.6 percent of respondents indicated that they either somewhat or strongly agree that bicycle paths should be provided along existing roadways, while 21. 9 percent indicated that they somewhat or - strongly disagree, and I 1.5 percent were undecided. Over 50 percent of respondents agreed that hiking trails, picnic areas, and bicycle paths should be expanded or added in Bingham Township. Fifty percent or more of respondents disagreed with expansion and /or addition of snowmobile trails, ice skating rinks, and boat launch/access sites. It should be noted, however, that a number of respondents were undecided with regard to expansion and/or addition of any of the above recreational facilities. Page 2 Gove Associa.tes Inc. �- - - - - - - - - - - - - - - - - - - - - - - - - - - - Survey Results LARGE PARCEL LANDOWNER SURVEY (1997) (Conducted by Department of Landscape Architecture, Michigan State University) The majority of those surveyed were the primary managers of the farm, and indicated they would continue to farm for the next I O years. The respondents indicated that property taxes, agricultural markets/ economics, land use regulations, development pressure and government regulations were all important factors affecting future farming. The majority of those surveyed indicated that they would not sell some or all of their land, and would prefer the land to remain in agriculture. The survey participants were asked about their understanding and opinion about three zoning options for rural preservation. These options included large lot zoning, density zoning, and rural clustering. The respondents were asked to rate their understanding of each zoning concept and rate the effectiveness of these options toward the goal of preserving agriculture in the Township. Rural Clustering received the greatest support both in terms of being understood by the participants and the options ability to improve the ability to farm. Large lot zoning received the lowest level of support. Survey participants were asked to rate four development rights options: Purchase (PDR), Leasing (LOR), Donation (DOR) and Transfer (TOR) of development rights. Survey results indicate that the greatest support was for a PDR program, followed by TOR, DOR, and LOR programs. It was noted, however, that though there was support for many of these options, there was a large difference in opinion among respondents. In general, the survey indicated that long-term residents with a tie to the land through tenure or birthright tended to favor PDR, while newer residents with a more business oriented relationship to the land favored LOR. J_: Other protection strategies for agriculture were also surveyed. These strategies included The survey indicated that :in gen- -1 eral the Jong-term residents with a 1 tie to the land through tenure or birthright tended to favor PDR. while newer residents with a more business oriented relationship to the land favored LDR. J L •• • - ~-" · - • ---- > .--... ~--""·-~- c¼' an impact fee for agriculture-to-residential conversion; a farmland exemption from cap removal when property transfers within a family; a tax differential with farmland without structures being taxed at a different rate than farmland with structures; and the creation of a voluntary agricultural security zone. Of these options, the cap removal was rated strongly acceptable, the tax differential and the agricultural security zone were rated acceptable, and the impact fee option was found to be unacceptable. Page 3 Gove Associa.tes Inc. �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __. lo.nning Reports CITIZEN PLANNING COMMITTEES - Agricultural Committee LAND EVALUATION AND SITE ASSESSMENT FACTORS PRIME, UNIQUE AND VALUABLE FARMLAND PARCEL RANKING SYSTEM OVERVIEW Land Evaluation and Site Assessment (LESA) is an analytical tool to help local officials make decisions. It in itself is not a farmland protection program but a systematic and objective procedure to rate and rank sites for agricultural importance. The procedure is designed to take into account both soil quality and other site factors that influence agricultural productivity or measure development pressure. The land parcel is considered the site for this process. AJI farmland parcels greater than or equal to 40 acres in size will be evaluated in the Township. SITE ASSESSMENT FACTORS (SAi) - These factors measure non-soil site and regional characteristics that could directly affect potential agricultural productivity or farming practices. I. Determine the percent of area in residential land use directly adjacent (perimeter) to the farmland parcel. Rationale. Land uses adjacent to farms can affect the ability of a farmer to conduct normal farming practices. Complaints can arise from residential property owners when normal farming practices cause side effects such as excessive smell, dust, or noise. Therefore, this factor measures the amount of potential conflicting land use occurring along the property boundary of the farmland parcel. Procedure: The percent of conflicting residential land use is measured by calculating the proportion of the farmland parcel's perimeter that is adjacent to residential properties. The measure needs to account for both the length of perimeter and density of conflict. To do this, count the number of residential parcels (improved and vacant), multiply by the average length of the shortest side of the residential parcel(s) boundary. Then divide by the length of the perimeter of the farmland parcel. The resulting number, expressed as a percent, measures conflicting residential land use. Percent 0 1-10 11-20 21-30 31-40 41-50 Points 100 90 80 70 60 Percent 51-60 61-70 71-80 81-90 91-100 Points 40 30 20 10 I so Page 1 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __. lanning Reports 2. Determine the proportion of area in urban or developed land use within a .5 mile buffer of the farmland parcel. Rationale: Land uses in the immediate vicinity to farms can also affect the ability of a farmer to conduct agricultural operations. Livestock operations, spraying activities or night operations could potentially cause problems with an area that is developed. An assumption that is made with this factor is, the larger the farmland parcel, the higher relative degree of conflict from the surrounding area it can absorb. Therefore, this factor measures the amount of potential conflicting land use (i.e. residential, commercial, industrial, recreational or other developed land uses) occurring within a .5 mile buffer of the farmland parcel. Procedure. The percent of conflicting land use is measured by counting the number of parcels of a conflicting land use within or intersecting the .5 mile buffer. This number is then divided by the size (in acres) of the farmland parcel being assessed. The resulting number, expressed as a ratio, measures conflicting land use in the area. Ratio of number of conflicting Parcels to farmland parcel size Points 0-.10 .11-20 .21-.30 .31-.40 .41-.50 .51-.60 100 90 80 70 60 50 Ratio of number of conflicting Parcels to farmland parcel size Points .61-.70 .71-.80 .81-.90 .91-1.0 > 1.0 40 30 20 10 0 SITE ASSESSMENT FACTORS (SA2) - These factors measure development pressures that could impact a farm parcel's continued agricultural use. 3. Determine the zoning districts adjacent to the farmland parcel. Rationale: Areas zoned as agriculture is to be predominantly used for agricultural purposes. While single family detached dwelling units are allowed in this zone, it is intended to keep the unique agricultural character of the area intact. This factor measures the amount of land zoned for agricultural use around the perimeter of the farmland parcel. If land adjacent to the farmland parcel is zoned to something other than agriculture, development could arise as a result. Procedure: Assess the surrounding zoning information for the farmland parcel by identifying the adjacent properties' zoning categories. Page 2 - �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ ___.lo.nning Reports Adjacent zoning Zero sides completely or partially zoned for non-agricultural use One side completely or partially zoned for non-agricultural use Two sides completely or partially zoned for non-agricultural use Three sides completely or partially zoned for non-agricultural use Four or more sides completely or partially zoned for non-agricultural use 4. 100 75 50 25 0 Determine the number and size of parcels that intercept a .5 mile buffer around the farmland that are registered under P.A. I 16. Rationale: Properties in close vicinity to the farmland parcel being assessed provide some protection from development if they are registered under P.A. I 16, the Farmland and Open Space Preservation Act. The greater the number of properties protected and the more acreage that is protected in this .5 mile buffer, the more protection from development the farmland parcel receives. Procedure: To measure how much protection is being provided by the properties surrounding the farmland parcel determine how many parcels are registered under P.A. I 16 that are intercepted by the .5 mile buffer. Then determine the deeded acreage of the parcels and assign factor points based on the table below. P.A. I 16 Registered Sites 0 sites registered: >300 acres 200-299 acres <200 acres 6- I O sites registered: >400 acres 300-399 acres <300acres Points 0 1-5 sites registered: 60 50 40 80 70 60 More than IO sites registered: > 500 acres I00 400-499 acres 90 < 400 acres 80 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Page 3 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __... lo.nning Reports 5. Determine if the farmland parcel is presently registered under P.A. I 16, the Farmland and Open Space Preservation Act. If so, determine how many years are remaining on the agreement. Rationale: If the farmland parcel being assessed is registered under P.A. I 16, the Farmland and Open Space Preservation Act, the parcel is protected from being developed to nonagricultural use. The longer the enrollment is in effect, the more protection from development the parcel receives. Procedure: Determine if the parcel being assessed has a P.A. I 16 agreement and determine how many more years the parcel is enrolled for. SITE ASSESSMENT FACTORS (SA3) - These factors measure public values of a site supporting agricultural use. The factors tend to reflect a broader view of farmland in the landscape. Values such as scenic or historic importance are intangible factors that contribute to the overall quality of life in an area. 6. Is the farmland parcel a centennial farm? Rationale. A centennial farm is a working farm of IO or more acres that has been continuously owned by the same family for at least I 00 years. This strong family tie to the land may impart a feeling among its owners that the best use of the parcel is to remain undeveloped. Procedure: Determine if the farmland parcel is a centennial farm. Is the parcel designated? Yes No 7. Points I 00 0 Does the farmland parcel provide scenic visual value to the rural landscape? Is the parcel visible from a major highway corridor? Rationale: A farmland parcel that provides scenic value along the major transportation corridors in the Township is a critical component to maintaining the rural character of the Township. Parcels that exhibit good scenic quality will be given a higher score. Procedure: Determine which scenic value category exists on the property. For a property to be assessed it must be visible from a major highway or primary county roads such as: I) Fruit Ridge Ave., 2) 4 Mile Road, 3) 6 Mile Road, 4) 7 Mile Road, 5) IO Mile Road, 6) Alpine Ave. and 7) M-37. - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Page 4 - - �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ ___. Janning Reports Scenic value category 5 4 3 2 I 0 Points 100 80 60 40 20 0 not visible from a major highway corridor - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Page 5 �.... FARMLAND AREAS BASED ON L.E.S.A. VARIABLES MAP .... \ ·1 ..,., .... ( - '\ ..., ~ I I .. I : I ..~ I/ ./ " I / .... I I • t I ,/ ~ ------·· Source: Agricultural Committee, 1998 J'\4-,(91 cc1L • INOUST AtAL • IIIISIOINTIA\. r v.eA'- Oo•r #1 <-r L. ~ s. A. t1A.e1A9 L t S. - 8~ "~ �_______________________________. lanning Reports Residential Committee Given that Bingham Township is primarily an agricultural community, and that a recent survey of large parcel landowners strongly favor it remaining primarily agricultural and that this committee concur in that opinion and believe that the majority of residents concur, we recommend the following: • That the purpose of this master plan be to maintain the agricultural base of Bingham Township. • That the residential portion of the plan accommodate an annual population growth rate of 2.5%. • That current zoning be eliminated in favor of overlay districts. • That existing natural areas in the township along West Grand Traverse Bay and along South Lake Leelanau which have primarily a residential and transportation usage should be designated as the residential overlay districts of the township. They are describe as follows: I. South Bayfront Residential District - from the south border of the township to Lee Point Road and from the water's edge to the first ridge to the west (in other words land within site of M-22). 2. North Bayfront Residential District - from Lee Point Road to the northern boundary of the township and from the water's edge to the western boundary of the current residential zone. 3. Southern Lake Leelanau Residential District - from the southern boundary of the township to one mile north of Donner Road and from the water's edge to the eastern boundary of the current residential zone. 4. Northern Lake Leelanau Residential District - from section 13 to the northern boundary of the township, same as the current residential Zone. • The Residential Committee requests help in analyzing the above described new residential overlay districts and accompanying map as follows; • Data gathering -- all missing information from the current county tax records including but not limited to per parcel information on acreage, fronting length, zoning, and vacant or built. • Help in more clearly defining the non-waters edges of these overlay districts. • Legal help in defining the overlay districts • Help with design standards Page 7 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ ___.. Janning Reports Infrastructure Committee COMMERCIAL GOAL: To maintain neighborhood commercial services for residents of the township, keeping in line with population growth within the township. OBJECTIVES: To provide opportunities, methods or controls to assure • development of any new commercial facilities in such a way as to minimize conflict with other land uses. • creation of development and design standards that embrace and/or encourage the village concept or Planned Unit Developments • improvement of existing commercial areas, both aesthetically and functionally, to serve their neighborhoods • adequate access for fire and rescue services for all commercial locations. • that commercial facilities do not require public water and sewer facilities. HOME BASED BUSINESS GOAL: To allow residents of the township to work out of their home, providing a service to the community, and maintaining the residential nature of the community. OBJECTIVES: To provide opportunities, methods or controls to assure • minimal impact on the residential neighborhood. HOME OCCUPATION GOAL: To allow residents to-operate a non-intrusive enterprise that has no significant impact on the residential community. OBJECTIVES: To provide opportunities, methods or controls to assure • minimal impact on the residential neighborhood. • a service to the community is provided for. _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ Page 8 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ ____.lanning Reports INDUSTRIAL GOAL: Limited light industrial development. OBJECTIVES: To provide opportunities, methods or controls to assure • that any new industrial facilities are developed in such a manner that there is minimum conflict with other land uses. • that a tract of land is provided, suitable for selected light industrial development, with provision for adequate transportation access and utilities to serve their needs. • that industries do not require public water and sewer facilities and that they have their own on site treatment. RECREATION GOAL: To provide an adequate range of recreation opportunities for residents of the township. OBJECTIVES: Provide opportunities, methods and/or controls to assure • orderly development of commercial recreation in such a manner that there is optimum utilization of appropriate locations with minimum conflict with adjoining land uses. • reservation of sufficient recreation lands to serve desired population growth with both active and passive recreation potentials. • where possible, multi-functional use of recreation areas for open space, forestry, flood plain or water resource conservation and historical preservation. TRANSPORTATION GOAL: To provide for the efficient and safe movement of traffic through and within the township, while preserving the present road system to the extent that it meets the needs of the community with a minimum of environmental or ecological damage to the township. OBJECTIVES: Provide opportunities, methods or controls to assure O Maintaining wherever possible, the natural character of the roads and surrounding areas. • maximum use of major thoroughfares and discourage traffic through the rural residential roads. Po.ge 9 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __., lo.nning Reports • utilization of highway facility improvement as a positive guide to direct or enhance land use relationship. coordination in planning the township transportation system with adjacent townships, the county, the region and the state. • safe use of roads for pedestrian and non-motorized activities. PUBLIC UTILITIES AND FACILITIES GOAL: Cooperate with and assist public and private entities to provide utilities and public services to the residents of the township. OBJECTIVES: Provide opportunities, methods or controls to assure • highest quality facilities and services necessary to guide and maintain orderly future development. I• imitation of all development unless appropriate health and safety standards are complied with and services provided. PUBLIC SERVICES GOAL: Provide adequate and appropriate public services for the benefit of the people of the township. OBJECTIVES: Provide opportunities, methods or controls to assure • interdepartmental cooperation and coordination of police, fire and rescue services to achieve township-wide coverage and availability. OPEN SPACE GOAL: Encourage open space, scenic and natural areas. OBJECTIVES: Provide opportunities, methods or controls to assure • non-development of public and privately owned lands with open space potential. • promotion of dual land uses (e.g. agriculture / open space ) which encourage and enhance private ownership of non-developed lands. - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Page 10 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __. lo.nning Reports • protection of unique natural areas, swampland, forests and watercourses from Urban types of development. • encouragement of open space, appropriately located ,n all land use areas. NATURAL RESOURCES GOAL: Optimum utilization of land, water, air and natural resources, including their preservation and conservation. OBJECTIVES: Provide opportunities, methods or controls to assure • continued and future use and conservation of natural resources inappropriate development of conflicting land uses. by preventing • development of flood and erosion controls to minimize flood damage and maintain water quality levels. • preservation of unique natural areas which cannot be replaced if destroyed, misused or neglected. • non-pollution of soil, water and air resources by any segment of the community be it governmental, industrial, agricultural, or private. • a pattern of land use to shape and guide development away from ecologically sensitive areas. • encouragement of open space, appropriately located, in all land use areas. POPULATION DENSITY GOAL: Guide and control population densities and distribution in order to maintain a rural atmosphere, ecological balance, open space, high levels of sanitation and low levels of pollution. OBJECTIVES: To provide opportunities, methods or controls to assure Control population density in such a manner that overall high density does not take place. • Higher density in selected areas. - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Page 11 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ ___. lanning Reports • Maintain the rural atmosphere of the township. • Rationally control township development standards, code enforcement and administration. LAND USE PLAN COMMERCIAL development in Bingham Township is serves the local neighborhood. INDUSTRIAL expansion is not expected to be significant. Further industrial expansion should 11 be light industry and 11 industrial park oriented. AREAS OF CRITICAL CONCERN The most critical portion of the planning of environmentally sensitive areas involves defining what environmental factors or conditions warrant protection. Although this listing is not intended to be all-inclusive, it represents the principal environmental factors considered: *excessive slope areas *areas with other soil limitations *riverine areas *dune formation and major sand areas *marshland areas *Grand Traverse Bay and inland lake shorelines. These critical areas do not dictate land use, but demand additional restrictions be considered prior to an appropriate use being developed. It is clear that these areas extend through much of the land already under development, but any new development must be built in such a manner as to minimize its impact on the environmental quality of the area. In this regard, regulations must be strict, but not unreasonable. The protection of certain areas does not require non-development, but merely conformance with certain performance standards. In development of the plan, however, environmental concerns have dictated, to a certain degree, the type of land use recommended for specific areas. Some of these areas are already under some degree of control because of State and Federal legislation. PUBLIC;SEMI PUBLIC USES: Consideration should be given to public land, buildings, and recreation sites. TRANSPORTATION PLAN: Transportation planning is a continuous process that is necessary if the movement of people and goods is to be managed effectively in the township. Planning for the township road system must consider not only local traffic, but also the regional movement of vehicles. - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Page 12 �- _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ ___. lo.nning Reports RECREATION PLAN: The recreation plan is concerned with not only provisions of additional facilities for residents and the vacationing public, but the protection and, if possible, enhancement of any area that is considered for recreational use. The structure of the recreation plan is largely dictated by the distribution of ex1st1ng recreational attractions, natural recreation potentials, the objectives of the federal, state and local agencies, and of the citizens of the township. The latter were expressed through the Citizens Advisory Committee recommendations and the county-wide public attitude survey. Private and Commercial Facilities: These facilities have manifested themselves in Leelanau County in the typical range of activities associated with higher cost or where the public is willing to pay for the privilege of participation. These have included campgrounds, trailer parks, and more recently large scale recreation communities which have included multiple recreational uses as the focal point or nucleus for a residential development. In any such development in Bingham Township the greatest care should be taken to prevent individual and natural conflicts of misuse. Because any such endeavor is necessarily a profit making operation, problems arise from over development by competing organizations. The point is neither to eliminate competition nor to stifle enterprise, but to make them responsive not only to the vacationing public, but to the needs of the township, the resident population and the natural environment as well. GOALS AND OBJECTIVES: These have been expressed already in the comprehensive plan as goals and objectives for recreation and for open space. They emphasize the importance of open space and concern for the natural environment. Publicly owned facilities should not be expanded beyond their present size and activity, or that already planned and made public. Commercial recreation needs should be met through improvement of present facilities, and appropriate guidance and control of all new developments. - General Recommendations I . Care should be taken to protect adjoining property owners. 2. Recreation uses should not endanger lands well adapted to agriculture or residential use. 3. Recreation uses should not infringe upon the quality of open space, forest, hills, bluffs, orchards, lakes, shorelines or embayments, but should protect the natural environment. 4. Recreation sites should be planned so that the uses have minimal conflict with the neighbors and with the environment. _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ Po.ge 13 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ ___. Janning Reports 5. Conservation areas around lakes and along rivers and streams should be preserved. 6. Commercial recreation uses should be placed, like public facilities, to lessen disruptive effects on the environment or surrounding uses. 7. School-supplied recreation should be encouraged 1n the total township recreation program. 8. The township should participate in the planning and placement of all recreation facilities. 9. Any signing and marking should be unobtrusive. COMMUNITY SERVICES AND FACILITIES PLANS: Community services and facilities are necessities in the operation of the township. They are provided by the township or other local taxing unit and serve all the people in its jurisdiction. Public Buildings and Facilities: The needs of the township for public buildings and facilities are modest but critical. The township hall and offices need to be expanded as the community needs grow. Fire protection and ambulanee/rescue services are provided by a volunteer unit serving Bingham and Suttons Bay townships, based in Suttons Bay. The library in Suttons Bay is also supported by Bingham Township funds. Residents may use the Traverse City Library without charge. Schools: The Suttons Bay Public School District includes Bingham Township. It offers a K through 12 program. Recent expansion has kept pace with enrollment and should serve the two townships for some years. Further expansion of the elementary school at it present site will have to be weighed against the advantages of a second elementary school at some other site closer to the student population being served. - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Page 14 �- _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __.lo.nning Reports Utilities: Bingham Township, as a rural township, should not need to provide public water and sewers. ·- Solid waste disposal is provided for by the county-operated sanitary landfill, a 40 acre site fully equipped to bury all refuse in the county. It is expected to serve the county's needs for 20-40 years. Garbage collection is available from several private operators. - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Page 15 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _____.. lo.nning Reports Public Meeting Issues Identification December 1998 I. Population Target of 3,000 by 2020 2. Agriculture a. Encourage preservation through PDR/TDR b. Identify areas for Cluster Development c. Educate public to outline differences between Agriculture and Open Space d. Develop buffers between Agriculture and Residential e. Tax Abatement or Incentives for Agriculture 3. Industry: No changes to current distribution 4. Residential: a. Clustered, b. Balance of housing types c. Increase residential density near main arteries 5. Commerciai: a. Neighborhood/local commercial b. Some expansion in reasonable areas 6. Coastal Zone a. Participation in Regional efforts to protect or improve water quality b. Preservation of existing wetlands 7. Transportation a. Traffic problems on CR 641 and M-22 b. Keep traffic out of other parts of the Township c. Reduce land uses that are too intensive for existing roads _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ Page 16 �- - Appendix 13 Population Projections - - �- _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ Population Projections CONSTANT PROPORTION METHOD: This method assumes that Bingham Township will maintain the same percentage of Leelanau .County's population in future years as it has in the past. Bingham Township made up an average of 12 percent of Leelanau County's total population between 1980 to 1994. Population projections for Leelanau County were generated by the Michigan Department of Management and Budget. Population Projection - Constant Proportion - Year County Township 1980 1990 1994 2000 2005 2010 2015 14,007 1,546 16,527 2,051 18,122 2,073 19,354 2,245 19,991 2,319 20,610 2,391 21,407 2,483 22,240 2,580 2020 GROWTH RATE METHOD: This method projects future population growth based on the Township's rate of growth in the past. From 1960 to 1995 Bingham Township's population grew at an average rate of 4.9 percent annually. The first column shows the population if growth continues at the same rate. The second column show the population at a 2.5% growth rate. Population Projection: Growth Rate - Year Population Population @ 2.5% Growth 1960 1970 '1980 1990 1995 2000 2005 2010 2015 2020 625 916 1,546 2,051 2,073 2,584 3,222 4,017 5,007 6,242 625 916 1,546 2,051 2,073 2,332 2,624 2,952 3,321 3,736 Page 1 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ Populo.tion Projections ARITHMETIC METHOD: In the arithmetic method population growth is based on the average increase of persons per year from 1970 to 1990. Bingham Township gained an average of 56.8 persons each year. Population Projection: Arithmetic Method Year Population 1970 1980 1990 1995 2000 2005 2010 2015 2020 916 1,546 2,051 2,073 2,357 2,641 2,924 3,208 3,492 HOUSING TREND METHOD: This method uses past trends in housing construction to gauge future development trends in the Township. The development trend can then be used to estimate future population increases. From 1980 to 1998, 509 units were added in the Township. The average number of persons per housing unit was assumed to remain constant at the 1995 level of 2.0 persons/unit. Population Projection: Housing Trend Method Year Housing Units Population 1980 1990 1998 765 1,017 1,274 1,546 2,051 2,548 2000 2005 2010 2015 2020 1331 1,472 1,613 1,755 1,896 2,661 2,944 3,227 3,509 3,792 Page 2 �- _____________________ _ _____ Populo.tion Projections Summary of Population Projections 6500 6000 5500 5000 C - - Constant Proportion Growth Rate - - Growth Rate @ 2.5% - - Arithmetic - - Housing Trend 4500 0 ;I C'G '3 4000 0. 0 0.. 3500 3000 2500 2000 - 1500 1980 1990 1995 2000 2005 2010 2015 2020 Year - - Page 3 �- - Appendix C Design Sta.nda.rds �- - - - - - - - - - - - - - - - - - - - - - - - - - - - D e s i g n Standards This appendix contains suggested standards of design for future and ex1stmg development in Bingham Township. The standards are shown to help Township officials, developers, and the public understand ways in which development can be incorporated into the Township, while reducing the development's deleterious effects on the environment. The standards shown below are not meant to be exhaustive or exclusive of other innovative design approaches. Rather, they are presented as a guide, challenging future development to find approaches that are both economically viable and environmentally responsible. Cluster (Open Space) Development Cluster Conventional SOURCE: Better Site Design, Center for Watershed Protection, 1998. - Cluster development is an alternative to conventional subdivisions that concentrates housing at higher densities and provides for public open space within a designated project area. It is more efficient and environmentally sensitive that the standard subdivision, which typically allocated the entire development to private lots and easements for streets and sidewalks. Perception Facts, Case Studies, and Challenges 1. Smaller lot sizes and compact FACT: Many studies show that open space designs development are perceived as are highly desirable and have economic less marketable advantages including cost savings and higher market appreciation FACT: A survey of recent home buyers conducted by American Lives Inc. noted that 77% of the respondents rated natural open space as extremely important Page 1 �- - - - - - - - - - - - - - - - - - - - - - - - - - - D e s i g n Standards 2. Open space developments CHALLENGE: Generally, additional time, public often reqmre a special hearings, and special reviews are required to exception approval process implement open space designs, even when the community has an open · space ordinance. While developers are interested in reduced construction costs and market absorption rate, the total amount of time required for the project is a major driving force. 3. Open space developments are FACT: There are many examples of moderate and perceived as applicable only lower income open space developments for upper income housing. 4. Open space developments are FACT: Open space design allows preservation of perceived as incompatible natural areas, using less space for streets , with adjacent land uses and sidewalks, parking lots, and driveways. are often equated with FACT: A good design utilizing buffers can help increased noise and traffic alleviate incompatibility with adjacent land uses and still maintain the character of the area FACT: If the number of residential units built is kept the same as the non open space designs, traffic impacts on the surrounding area should be similar. SOURCE: Better Site Design, Center for Watershed Protection, 1998. Page 2 - �- - - - - - - - - - - - - - - ' - - - - - - - - - - - - - - - - D e s i g n Standards Shoreline Management of Lakes and Streams The shoreline is the area immediately adjacent to a lake or stream. These areas are extremely important to the health of the waterbody. Improper management of the shoreline can lead to degraded lake and Traditional lakeehors devslopmsnt streams, subsequently affecting the environment of the entire region. Below are some design considerations that will lead to proper management of the shoreline areas. Through these management strategies, it is possible to maintain the biological integrity of the area, while integrating individual parcel owner needs. Prefsrrad lakr.ihore developmsnt Two important tools for protecting shoreline areas from private development are setbacks of the primary structure from the shoreline and the establishment of natural vegetative buffers. Existing shoreline land owners and residents should be encouraged to be the stewards of these fragile and important natural areas. New development should follow best development practices for lakeshores. Some of the recommended practices include: • Preserving the natural vegetation buffer adjacent to the waterbody • Provide ample setbacks for septic tanks and drainfields - • Reduce the eros10n and sedimentation potential • Minimize tree cutting or thinning of trees adjacent to water bodies • Direct stormwater runoff into lawn or garden areas, so they may filter the water before it enters the waterbody. • Establish a compost pile for organic wastes, such as leaves and kitchen waste. • Avoid the use of fertilizers. Page 3 �- - - - - - - - - - - - - - - - - - - - - - - - - - - - - D e s i g n Standards • Gauge watering to plant requirements • Consider alternatives to chemical use to control specific insects and weeds. • Choose the right grass and plants for your site. Where possible, choose native plant species for you lakeshore and streamside greenbelts (see list below). NATIVE PLANT SPECIES Groundcovers: Turf grass Periwinkle Wintergreen Lily of the Valley Ostrich Fem Forget-me-Not Shrubs: Gray Dogwood Silky Dogwood Crab Apple Canada Yew Red Osier Dogwood Blueberry Highbush Cranberry Potentilla Trees: Red Maple Yell ow Birch White Birch Sugar Maple American Beech White Pine Balsam Fir White Spruce Black Spruce White Ash American Basswood White Oak Black Willow White Cedar Black Ash Tamarack (larch) - - Source: Lake Leelanau Landowner's Handbook Page 4 �- - - - - - - - - - - - - - - - - - - - - - - - - - - - D e s i g n Standards - Wetland Protection and Management Wetlands are important natural areas in the landscape. They serve to buffer stormwater discharges and prevent flooding, filter runoff to reduce sedimentation of lakes and streams, prevent the release of harmful fertilizers and pesticides to other waterbodies, reduce streambank erosion, and provide a habitat for fish and wildlife. Because of the importance of these areas, regulations on the state level have been institued. The Goemaere-Anderson Wetland Protection Act (Act 203 of 1979) is the primary law that governs wetlands. This act authorized more stringent and broader regulation by local governments. Similar to the Shoreline management strategies above, the use of buffers provide the best protection for wetland areas. Natural vegetation should be maintained and native plant species only should be used for landscaping around these areas. The illustration below depicts a potential wetlands buffer. Delineated w~land boundary ~I I WatercourM or w~land (or other natural feature a5 d<ffined in ordinance) Development pemiitted Potential natural featurc5 buffer Source: Planning and Zoning Center, Inc. Page 5 �- - - - - - - - - - - - - - - - - - - - - - - - - - - - D e s i g n Standards On-Site Sewage Disposal All sewage in Bingham Township is treated on-site through the use of septic systems. For the most part, septic systems do a good job in treating waste and protecting surrounding waterbodies from nutients. The systems do require maintenance and attention from the land owners to assure they are functioning properly. Below are some recommendations: • Become familiar with the location and function of your septic system. Remember that you are responsible for the function of the system and must remain vigilant to potential problems. • Where possible, keep septic systems 100 foot away from lakes, streams and wetlands. This prevents the leaching of nutients into the lake, causing weeds and turbidity (unclear water). • Keep Drainfields clear of trees. drainfield. • Watch for signs of septic system damage or failure. Foul odors, backed up plumbing, soggy ground or lush grass on the drainfield signal potential problems. Call a professional for analysis and repairs of these problems. • Be careful what goes down the drain. Household chemicals and cleaners may kill the bacteria that breakdown the waste in the septic tank. • Conserve Water. The more water that flows through the septic system, the faster nutrients will be released into the ground. Distribute laundry load throughout the week to avoid overloading the system. Root systems will clog and interfere with the Stormwater Management Impervious surfaces are those surfaces that do not allow water to penetrate, and include streets, parking lots, driveways, and rooftops. Impervious surfaces tend to collect harmful substances over time, such as oil and gasoline, so when it rains the rainwater "runs-off' these surfaces carrying the harmful substances with them, polluting local waterbodies. This type of pollution, termed "nonpoint source pollution", is one of the leading causes of water pollution in American today. Since pollution from impervious surfaces does not come from one source, it is difficult to regulate and manage. Therefore, individual landowner have a special obligation to reduce the amount of runoff from their property in order to contribute to the health of the region's water resources. Shoreline property owners in particular need to be stewards of the water resources in order to enjoy the many benefits waterfront property bestows. Page 6 �- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - D e s i g n Standards • • • • • In order to reduce stormwater runoff, consider following these simple guidelines: Divert runoff from driveways, roofs and roads away from waterbodies. Encourage runoff to flow shallowly over vegetated areas Divert runoff to on-lot swales and stormwater retention areas Design and landscape to minimize rainwater run-off Woodland and Slope Protection Woodlands are important resources that provide recreational, aesthetic and environmental benefits. They also serve as important buffers between different land uses, filtering dust and noise, and protect steep slopes from erosion. New development currently has no incentive to protect existing woodlands. Below are some recommendations for protecting these areas: • Trees should be cleared only in areas needed for development. - • Clusters of environmentally important woodlands should be conserved, and structures placed around designated tree clusters. - • Trees over six inches in diameter should be shown on site design and a given percentage of those trees should be preserved ( e.g. 50-90 percent). • More stringent tree protection standards should apply in areas with severe design limitations, such as steep slopes and highly erodible soils. • Tree preservation areas should be established along front and side lot lines, particular in areas where different land uses are adjoining (e.g. agriculture and residential) - CLEAR MINIMUM AREA NECESSARY PLACE ACCESS ROAD-.BEHIND RIDGE LINE SOURCE: Grand Traverse Bay Region Development Guidebook, 1992 Page 7 �- - - - - - - - - - - - - - - - - - - - - - - - - - D e s i g n Standards - References: Arendt, Randell, Rural by Design: Maintaining Small Town Character. Planning Association, Chicago, IL 1994. American Arendt, Randell, Conservation Design for Subdivisions: A practical guide to creating open space networks. Island Press, Washington D.C. 1996. Better Site Design: A Handbook for Changing Development Rules in Your Community. Center for Watershed Protection, Ellicott City, MD 1998. Grand Traverse Bay Region Development Guidebook. Lansing, MI 1992. Planning and Zoning Center, Land Use Tools and Techniques: A Handbook for Local Communities, Southeast Michigan Council of Governments, Detroit, Michigan 1994 - Stone, Mark and Mary Taylor, The Leelanau Watershed Landowner's Handbook, Fen's Rim Publishers - Page 8 � 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 Bingham-Twp_Comprehensive-Plan_2005 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 2005-09-01 Title A name given to the resource Comprehensive Plan Description An account of the resource The Comprehensive Plan for Bingham Township was prepared by Gove Associates, Inc. and was approved on September 1, 2005. Subject The topic of the resource Comprehensive plan publications Bingham Township (Mich.) Leelanau 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/6ef58851bc4749d022b94cd56f1ce7a0.pdf 28f1dc9cf741e8220f9b5a681b0b93e1 PDF Text Text COMPREHENSIVE PLAN CITY OF FREMONT FEBRUARY 1981 PREIN & NEWHOF ENGINEERS • PLANNERS �COMPREHENSIVE PLAN CITY OF FREMONT, MICHIGAN r �f r r f r I I FORWARD This publication constitutes the Comprehensive Development Plan for the City of Fremont, Michigan. The Plan consists of a series of background studies with respect to environmental considerations and their development limitations, population, economic, comnunity facilities, transportation, utilities and land use. . planning series also involved forecasts of population growth to the year 2000 and what this means in terms of new housing units production and other land requirements. Additional studies in this planning process include the formulation of comprehensive goals and objectives, future land use, major throughfare and central business district '~ I I~ I plans. ,. I f r r r b Each study report was reviewed and discussed by the Planning Commission involving citizen input prior to moving on to the next step in the work program. proposed as policy and not a binding legal document. The Plan herein is However, it is intended to serve the City as a growth management tool and a sound basis for the City's zoning ordinance ,~ I Part of the background and map. �TABLE OF CONTENTS REGIONAL AND AREAWIDE RELATIONSHIPS 1 - 2 BACKGROUND INFORMATION 3 - 33 • Environmental Considerations Topography Soil Characteristics Aquatic Systems Prime Woodlands 3 - 6 3 3 - 4 4 - 5 5 • Population Analysis Total Size Age Dis tri butfon Education Income Employment 7 - 13 7 - 8 • • • • ■- ■- • 9 - 10 10 11 - T2 12 - 14 Economic Characteristics Manufacturing Retail Trade 14 - 16 15 15 - 16 Community Facilities Fremont Lake Park Darling Creek Branstrom Park Cherry Hill Playground Fremont City Park Aboretum Park Newaygo County Fairground Fremont Junior High School Cedar Street Elementary School Ptne Creek Athletic Field Fremont High School Daisy Brook Elementary School Fremont Christian Elementary School Fremont Christian Junior High School Privately Owned Facilities 22 - 29 • Transportation Elements Miscellaneous Transportation Facilities Roads 26 - 27 26 27 • Uti 1i ty Services Water Distribution System Sanitary Sewer System 27 - 29 27 27 • Existing Land Use Profile Residential Commercial, Offices and Industrial Public and Private Recreation 30 30 31 i 16 16 17 18 19 19 19 19 20 20 21 - 25 17 18 19 - 20 - 21 21 21 22 22 30 - 33 �TABLE OF CONTENTS cont. Schools Agricultural Open Space Other Land Uses ,. 31 31 31 31 - 33 PROJECTED GROWTH TRENDS 34 - 40 • Population Growth Trends Alternative No. 1 Alternative No. 2 34 - 35 34 34 - 35 • • Housing Growth Trends 35 - 39 Nonresidential Gorwth Trends Commerical Uses Industrial Uses 39 - 40 39 - 40 40 GOALS AND OBJECTIVES 41 - 42 • Residential Areas 41 • Commercial Areas 41 - 42 • • Industrial Uses 42 Open Space and Recreation 42 LAND USE PLAN • • • • • • • • 43 - 49 Low Density Residential 44 Medium Density Residential 44 High Density Residential 44 - 45 Commercial Uses 45 - 46 Professional Offices 46 Industrial Uses 46 - 47 Public and Semi-Public 47 Recreational 47 - 48 • Agricultural 48 • Future Utility Service Areas 48 - 49 ii �TABLE OF CONTENTS cont. Page CENTRAL BUSINESS DISTRICT STUDY 50 - 63 • Physical Resources Existing Land Use Physical Appearance 50 - 52 50 - 52 52 • Retail Trade 52 - 56 • Parking 56 - 59 • Vehicular Circulation 59 • Development Plan Land Use 60 - 63 60 - 62 MAJOR THOROUGHFARE PLAN 64 - 72 • Existing Thoroughfare System 64 - 65 • Future Traffic Volumes and Capacities 65 - 68 • Major Thoroughfare Plan Primary Roads Secondary Roads Collector System 69 69 70 71 LIST OF TABLES Table 1 Population Growth Trends for the City of Fremont and Other Geographic Areas 8 Age Distribution of the Population, City of Fremont, 1960 and 1970 10 Table 3 Educational Attainment for the City of Fremont, 1960 and 1970 10 Table 4 Income Distirbution for the City of Fremont for 1960 and 1970 11 Table 2 Table 5 Table 6 Table 7 Employment by Major Industry Group, City of Fremont, Michigan, 1960, 1970 Employment by Occupation, City of Fremont, Michigan, 1960. and 1970 Table 9 14 Manufacturing Establishments in Fremont, Michigan 1967, 1972, 1979 Table 8 13 15 Retail Trade Summary, City of Fremont, Michigan, 1954, 1963, 1967, 1972 16 Existing Land Use, City of Fremont, Michigan 32 iii - 72 70 71 72 �l LIST OF TABLES cont. Table 10 Population Projections for the City of Fremont, Michigan 1980 - 2000 Table 11 Housing Characteristics of the City of Fremont, Michigan 1979 35 35 Table 12 Projected number of Housing Units for the City of Fremont, Michigan 1979-2000 36 Table 13 Projected Housing Mix and Units for the City of Fremont, Michigan; Year 2000 37 Table 14 Number and Type of Housing Units Projected for 1979-2000, City of Fremont, Michigan 38 Table 15 Number of New Housing Units, Density and Acreage Requirements for the Year 2000, City of Fremont, Michigan 38 Table 16 Projected Land Needs for Residential Purposes by Types, City of Fremont, Michigan 39 Table 17 Table 18 Population and Cormnercial Acreage Projections for Fremont, Michigan and Surrounding Townships, 1980-2000 40 Industrial Acreage for the City of Fremont, Michigan 1980-2000 40 Table 19 Existing Land Use and Land Needs by the Year 2000, City of Fremont Table 20 Table 21 Table 22 Table 23 43 Projected Total Retail Sale for the Fremont Trade Area, Newaygo County, Michigan 53 Population Projections for the Fremont Trade Zones, Newaygo County, Michigan 54 Projected Total Effective Buying Income for the Fremont Trade Zones, Newaygo County, Michigan 54 Projected Total Sales, Effective Buying Income and Sales not Captured for the Fremont Trade Areas, Newaygo County, Michigan 55 Table 24 Existing Retail Floor Area and Projected to the Year 2000 for the Fremont Trade Area, Newaygo County, Michigan. 56 Table 25 CBD Parking Supply and Demand, City of Fremont, Michigan, 1980 Table 26 Existing and Projected Traffic Volumes, Fremont Central Business District 1980-2000 68 Table 27 Projected Traffic Volumes and Road Capacities for Selected Streets, Fremont, Michigan 68 iv 59 �II] C • III • • • • • • LIST OF FIGURES Page Figure 1 Vicinity Map 2 Figure 2 Soil Suitability 6 Figure 3 Percent Changes in Population, Fremont Area 7 Figure 4 Recreational Facilities 24 Figure 5 Premont School District 25 Figure 6 Water Mains 28 Figure 7 Sanitary Sewers 29 Figure 8 Existing Land Use 33 Figure 9 Future Utility Service Areas 49.a Figure 10 CBD Existing Land Use 51 Figure 11 CBD Parking Inventory 57 Figure 12 CBD Parking Supply and Demand 58 Figure 13 CBD Future Land Use 62 Figure 14 Illustrative Site Plan - CBD 63 Figure 15 Road Classifications 66 Figure 16 Traffic Volumes 67 Figure 17 Comprehensive Plan 72 · ~ ~ V �• • REGIONAL AND AREAWIDE RELATIONSHIPS • �• • • • ., • • -•• • • • • •■ • • •-~ ' REGIONAL AND AREAWIDE RELATIONSHIPS Toe City of Fremont is located within the southwestern portion of Newaygo County, on the north side of Fremont Lake. This urban community of 4,115 persons is sit- uated in an agri'cultural and water resort area 50 miles north of Grand Rapids Metropolitan Area and 30 miles northeast of Muskegon. With the Manistee National Forest occupying approximately two-thirds of Newaygo County, Fremont naturally acts as the center of population for the county. Contributing to the population attractions are the hundreds of lakes in the County and the two .principle rivers, the Muskegon and the White . The aesthetic and recreational value of these lakes and streams is priceless, not only for leisure time activities of City natives but for the growth and development of the community. Commercial developments rely on the seasonably heavy tourist trade brought on by the attractions the City has to offer. This in turn helps boost the economic base . Fremont is served by one secondary State High\-1ay, M-82, which is located on South Stewart Avenue and on Main Street. This easily accessible community makes Fremont a favorable location for Gerber Products, the largest producer of baby food in the world, who's home office and research center are located within the City . . In addition, two chemical oriented industries, Carojon Chemical Company and Ori-Slide Incorporated are located here. With these industries, Fremont has a firm employment base. Coupled with a sound economic and employment base, Fremont's location is very favor- able. Figure 1 portrays Fremont's location in relationship to the region . -1- �11 11 • I I - ••• - L - - - - • ~ - - - - - '- - - -- • I NI ~ i~ I ~ - - I ILL!;._ 1,')-__ .,;_ __ •• -, ------,------ - - - - T - - - - ~ I I - -- - - I I • • FIGURE COMPREHENSIVE PLAN CITY OF FREMONT NEWAYGO COUNTY, MICHIGAN VICINITY MAP ---- MILES 0 10 20 30 ~ �• • • BACKGROUND INFORMATION �• • • • • • • • • • • • • • • • • •-~ BACKGROUND INFORMATION Environmental Considerations The natural and physical features of the Fremont Area must be accounted for and made an integral part of the Comprehensive Development Plan for the City of Fremont. By taking into account environmental considerations, decisions can be made as to what extent environmental values outweigh urban development values. This is necessary to enhance preservation concerns and justify a growth management strategy . The following environmental factors are analyzed to provide clues to more desirable spatial urban development patterns consistent with the most cost-effective development solutions . Topography - The City of Fremont is situated on the south edge of a glacial dumping ground. There is a definite, yet gradual, change in topography from north to south . In the northern areas, relief is sharp and broken. Moving southward, the hills be- come more rolling in nature, generally decreasing in size and flattening out to a more or less level area around Fremont Lake. Here can be found the lowest elevation (746 feet above sea levell within the City limits. The highest point in the City, about 900 feet, can be found in the northwest area. , In general, the City can be described as two separate mounds. northwest area and the other along East Main Street. wide valley northeast of the City. One is located in the The latter impounds water in a Within the valley are numerous isolated hills and a chain of four connected lakes . Soil Characteristics - Since Fremont lies on a glacial dumping ground, several types -3- �• • • • • • • • • • • • • • • of soils have been found. A total of 36 soil types have been classified. total, the Nester series is the predominant soil series. Of this These soils have a very low permeability and are generally not conducive to septic systems in regions of dense development. However, because of the low permeability the soil is generally very receptive to agricultural uses. Moisture is held in the soil, while at the same time, valuable soil nutrients are not easily leached out . Aquatic Systems - Fremont Lake, the largest of the City lakes, is located near the southwest corner of the City and is within the Corporate City limits. It has a surface area of 1.3 square miles and approximately 6 miles of shoreline. It serves as a receptor for drainage for the entire City including the four lakes in the northwest area. Much of the land in surrounding townships also comprises t his particular drainage district . Other City lakes include; First Lake, Second Lake, Third Lake, and Fourth Lake in the northwest area. These small lakes are interconnected and outlet to Darling Creek . Kempf Lake is a very small lake which feeds Second Lake . Darling Creek flows from First Lake southwest through the City and into Fremont Lake . Throughout most of its course, it has a natural appearance with the presence of vegetation and wildlife. It flows through Branstrom Park in the nort h and is channeled under M-82 through a culvert. Its water quality is good, and its aesthetic and potential recreational value is high . There are also three named drains within the City: Maat Drain, Miller Drain, and McDonald Drain. Maat Drain flows southward from All three outlet to Fremont Lake. sections of Dayton and Sheridan lownships cutting across an area in the southwest portion of the City. Miller Drain flows west to Fremont Lake through the southern -4- �portion of the City. McDonald Drain flows west to southwest across the southeast area and across the northeast corner of Sheridan Township. Other drains and drain- age ditches become active during periods of high rainfall and flooding. = • • •II II II • • • • • • • • • Prime Woodlands - Because the City is already extensively developed, prime natural woodlands are extremely rare. do exist. However, a few areas considered prime woodland areas By far, the most extensive prime woodland is the red pine stand in northern Branstrom Park . An additional prime woodland area is in and around Maple Grove Cemetery. Here, several mature maples and spruces add to the beauty of the southern region. Other areas considered prime woodlands have recently been logged off. This type of activity must be guarded against if Fremont is to maintain its beauty in a natural setting. In the development of new subdivisioris and homesites, care should be taken to retain as much forest cover as possible . to enhance the aesthetic value of an area. Trees offer a natural screen and do much This value is directly related to the dollar value of property . In summary, the last glacial period left its imprint upon the City of Fremont with changing relief, numerous soil types and many impounded waters. As a result, soils in the Fremont area are generally not conducive toward septic systems. Figure 2 indicates those areas with soil less receptive to subsurface disposal of sewage . Waste removal other than septic systems should be utilized . -5- �.l.l.!. 1. ).l. i•1.• I.I. ;. ). 1•••, t'e, ... ..... .. "ta JI- >; fl }U A ·-csf f i l l P ~ ~ - - ¾ _ l ? j ., COMPREHENSIVE PLAN CITY OF FREMONT fEWAYGO COUNTY, M l ~ LEGEND - AREA WIT-H SOIL CHARACTERISTICS NOT RECEPTIVE TO SUBSURFACE OlsPOSAL OF SEWAGE. FIGURE SOIL ~ U} 2 SUITABILITY o' ~ aoo· ,200· .,,,... --I - - FEET i,1111•. NWMC) I' UtGUltlUII - "lA.Ulte �II II II II II II II II II II • • • • • • Population Analysis In order to develop a basic understanding of the growth of Fremont and the needs of its population, it is important to study the population growth trends and the changing indicators such as age, education, income, and employment. Failure to assess the impact of changing conditions will mean inadequate solutions to existing and future problems and needs both in terms of supplying services and the provision for proper land development. Total Size - While the City of Fremont grew by only 2.4 percent from 1960 to 1970, the area grew by 564 people - mostly in the tovmships surrounding the City. Figure 3 shmvs the percent change of population in the surrounding toimships (Sheridan, Dc1yton, Sherman, and Garfield). In 1950, the popu1 ati on in Fremont was 3,056. 3,384 or an increase of 10.7 percent. the growth was only 2.4 percent. By 1960, grO\vth in the City reached During the 1960 to 1970 period, as noted earlier, It would appear that most of the grov,th in the City and the area is attributable to the growth of Gerber Products. As new employees join the Gerber organization, there are additional spin-offs in the form of service type jobs. impact. One hundred new jobs in any corrmunity has considerable positive economic Table 1 relates the growth of Fremont to other geographical areas: FIGURE 3 PERCENT CHANGE IN POPULATION FREMONT .!\REA: 1960-70, 1970-80 • 1960-70: + 11.8% • 1970-80: + 13.0% • 1960-70: + 30.0% • 1970-80: + 17.0% DAYTO~I TOlmSHI P SHERMAN TrnmsHIP SHERIDAN TO,JNSHI P GARFIELD TOWNSHIP 0 1950-70: + 9.8% • 1970-80: + 13.0% o 1960-70: - 15.5% • 1970-80: + 21.0% -7- �TABLE 1 II Area II Fremont II II II II II II II • • • • • • • • POPULATION GROWTH TRENDS FOR THE CI TY OF FREMONT AND OTHER GEOGRAPHIC AREAS 1950 1960 % 1970 3,056 3,384 11 3,456 855 1,085 27 1,411 30 1,650 17 Sheridan Twp. 1,759 2,256 28 2,477 10 2,800 13 1,523 1,709 12 1,910 12 2,150 13 Garfield Twp. 1,078 1,713 60 1,488 -16 1,800 21 24,160 12 27,992 16 34,200 Sherman Twp. Dayton Twp . Newaygo Co. 21,567 % 1980* 2. 4 4,115 Of n 19 22.2 *Estimates by Prein &Newhof and West Michigan Regional Planning Commission (.1975) In 1970, Fremont's population was 3,465 with a toal of 1,259 dwelling units and . 1,193 occupied units for a 5 percent vacancy ratio. 2.9 persons/unit. Average occupancy then was According to City officials, vacancies in the City are non- existent today. Through October of 1979, new units constructed or under construction totaled 187. However, 27 units were demolished for a net increase of 160 units. Calculations pro- ceed as fol lm-.,s: 1,259 1970 Units 160 New Units {_Net) 1,419 1,419 Units x 2.9/unit = 4,115 Persons Some of this population increase is a result of the anne xation of lands previously in Dayton and Sheridan Townships. In fact, 103 units were annexed in 1978 for a pop- ulation of about 299 persons . -8- �Population estimates for Fremont by the U.S. Census as presented in the 1979 Michigan Statistical Abstract indicate 4,776 persons in 1976 or a 37.6 percent change from 1970. Based on current information, this estimate would appear excessive. Federal census projections are often determined by tax returns with Fremont mailing addresses. Therefore, residents in adjacent townships would be considered res- idents within the corporate limits for estimate purposes. II II II II II II II •II II • • • • • The land use survey conducted in the fall of 1979 counted 1,416 dwelling units. There- fore, the 4,100 figure appears to be accurate. Age Distribution - Trends during the 1960 to 1970 period show quite clearly that the age of the population is changing in Fremont . older while less babies are being born. The age distribution is becoming For example, the age group 50 to 64 jumped from 13 to 16 percent of the population from 1960 to 1970, while the under 5 years of age dropped from 12 percent to 8 percent, a 31 percent decline in just a 10 year period. Further, the family unit size substantiates the trend changing from 3.3 persons in 1960 to 2.9 persons in 1970. Based on projections for the State of Michigan as a whole, the median age in the State will continue to change from 25.5 years to 35.2 years by the year 2000 . Table 2 shows age distribution for the City of Fremont for 1960 to 1970: -9- �TABLE 2 Ill Ill Ill Ill II II II II • • • • •II AGE DISTRIBUTION OF THE POPULATION CITY OF FREMONT, 1960 & 1970 Age Group 1960 % 1970 Under 5 years 409 12 283 8 5-19 Years 955 29 1083 31 20-34 Years 561 17 553 16 35-49 Years 634 18 588 17 50-64 Years 446 13 547 16 65 &Over 379 11 411 12 Source: % U.S. Census of Population, 1960, 1970. Education - Educational attainment by City residents increased during the 1960-1970 period. 1970. Median school years completed in 1960 were 12.1, increasing to 12.3 in Assuming the same trend, current figures for median school years completed is 12.5. Following is an educational summary for Fremont: TABLE 3 EDUCATIONAL ATTAINMENT FOR THE CITY OF FREMONT 1960 & 1970 Categories 1960 1970 3 5 Elementary, 1-4 Years 5-7 Years 8 Years 56 147 400 17 110 351 High School 1-3 Years 4 Years 288 498 284 626 1-3 Years 225 228 235 319 12.1 12.3 No Schoo1 Completed College 4 Years Median School Years Completed Source: U.S. Census of Population, 1960, 1970 -10- �• • • • II II -II • • • • •II Income - Significant changes in the income levels of the population in Fremont are evident in the following Table. In 1960, lower incomes are prevalent since the dolla r bought considerably more in 1960 than in 1970 . TABLE 4 INCOME DISTRIBUTION FOR THE CITY OF FREMONT FOR 1960 &1970 Income Levels 1960 % 1970 % Under 1,000 24 3 5 1 1,000 - 1,999 63 7 15 2 2,000 - 2,999 47 6 38 4 3,000 - 3,999 82 9 57 6 4,000 - 4,999 88 10 37 4 5,000 - 5,999 116 14 42 5 6,000 - 6,999 116 14 52 6 7,000 - 7,999 70 8 59 6 8,000 - 8,999 26 3 88 10 9,000 9,999 37 4 92 10 10,000 & Over 184 22 406 46 10,000 - 11,999 (127} 12,000 14,999 (130) 15,000 - 24,999 (109) 25,000 - 49,999 ( 36) 50,000 & Over ( Tota 1 Families Source: 853 100 4) 891 100 U.S. Census of Population () Indicates figures are included in the total number for the $10,000 and over categories . -11- �In 1960, only 22 percent of the population earned $10,000 or more in Fremont. 1970, this figure had drastically changed to 46 percent. caused by inflation. By Much of this change was However, greater educational attainment was evident which translates to higher incomes. Using the Consumer Price Index, income distribution could be estimated for the year 1980 assuming the same percent breakdown for the in- II II Ill Ill Ill Ill Ill Ill II • • •II •II come group. This is not a totally realistic analysis, however, since the character~ istics of the population most likely have changed since 1970. In 1970, per capita income was $3,141. This increased to $4,053 by 1975. Using the Consumer Price Index and assuming no change in distribution of income, estimated 1980 per capita income is $5,520. Assuming an average family size of about t hree persons, family income is approximately $16,560. Employment - Employment characteristics of Fremont residents have remained relatively stable in some areas with drastic changes in at least two areas. Manufacturing continues to be the major industry group comprising 36 percent of the population. The per- cent of the total employment persons (_City residents) rern ined unchanged from 1960 to 1970. However, in the wholesale and retail trade areas, a substantial decrease i s noted fro m 25 percent of the employed persons to 17 percent, or a decrease of 32 percent . In contrast, professional and related services increased 50 percent from 14 percent of employed persons in 1960 to 21 percent in 1970 . Thus, it appears that there are less wholesale and retail facilities but larger in size. Further, with the population growth in the area primarily outside of the City, there has been an increasing demand for professional and related services. The following Table shows employment by industry group for 1960 and 1970 . -12- �II •II II II •II II II II II II II • • • • •II TABLE 5 EMPLOYMENT BY MAJOR INDUSTRY GROUP CITY OF FREMONT , MI CHI GAN, 1960, 1970 Major Industry Group 1970 1960 % 22 2 30 2 26 2 60 382 5 31 81 406 6 30 79 6 72 5 Who1esale & Retai1 Trade 303 25 230 17 Finance, Insurance Business &Repair 116 10 94 7 Professional & Related Services 172 14 279 21 Public Administration 33 3 39 3 Other Industries 25 2 124 9 1222 100 1351 100 Agriculture, Forestry, Fisheries % Mining Construction Manufacturing: Durab1e Nondurable Transportation, Communication, & Other Public Uti1ities Tota 1 Emp 1oyed Source: U.S. Census of Population, 1960, 1970. Fremont's employment was 1,351 in 1970 or about 14 percent of Newaygo County's employed persons. Assuming this same ratio for more current employment figures, we have estimated current average emp1oyment at about 1,680 in 1979 . In reviewing employment statistics by occupations, we find similar characteristics . From 1960 to 1970, professional, technical, and kindred workers; craftsman, foremen, and kindred workers; and service workers a11 increased as a percentage of all those employed in the City. Table 6 shows employment by major occupation groups for 1960 and 1970. -13- �• •II -Ill TABLE 6 EMPLOYMENT BY OCCUPATION, CITY OF FREMONT, MICHIGAN 1960, 1970 1960 Occupation Employed 1970 % Employed % Professional, Technical, & Kindred Workers 208 17 276 20 Managers &Administrators 177 14 103 8 94 8 92 7 Clerical & Kindred Workers 219 18 210 15 Craftsmen, Foremen & Kindred Workers 116 9 144 11 Operatives 199 16 231 17 Laborers, Except Farm 57 5 53 4 Farmers & Farm Managers 14 1 8 1 15 1 Service Workers 77 6 176 13 Private Household Workers 20 2 51 4 Ill Occupation Not Reported 33 3 II II Total 1222 100 II II Ill II II • • • •II II S~les Workers Farm Laborers & Farm Foremen Source: 1351 100 U.S. Census, 1960, 1970 Economic Characteristics By analyzing manufacturing and retail trade characteristics, the economic potential of the community can be assessed. Furthermore, the ability of the community to finance community facility improvements and to make determinations as to land area requirements for job activities can be estimated . -14- �J J J J •J J J •J J ••• • • • • • • Following is a brief analysis of some representative economic characteristics for the City of Fremont. Manufacturing - According to the 1967 and 1972 Census of Manufacturers, Fremont manufacturing establishments increased from 8 to 14 between 1967 and 1972. current estimates indicate 10 manufacturing establishments. TABLE 7 1972 No. Establishments 8 14 No. Establishments with 20 or More Employed 4 4 Retail Trade Following is a summary: MANUFACTURING ESTABLISHMENTS IN FREMONT, MICHIGAN, 1967, 1972, 1979 1967 Source: However, 1979 10* U.S. Census of Manufacturers . *Fremont Chamber of Commerce. Fremont has seen a healthy growth in retail trade in the City, in- creasing the number of retail establishments by 25 percent from 1967 to 1972. also increased substantially during that same period - over 48 percent. Sales Other re- tail indicators during this period experienced increases - sales per establishment and employees . Following is a summary of the retail trade activity in Fremont: -15- �• • • '• •II' TABLE 8 1954 1963 1967 1972 81 89 89 111 Sales C$1,000) $ 9,000 $ 12,000 $ 15,500 $ 23,000 Sales/Establishment $110,000 $142,800 $174,600 $207,400 402 412 388 401 Number Establishments Employees Employees/Establishment Source: 5.0 4.6 4.4 3.6 U.S. Census of Retail Trade, 1954, 1963, 1967, 1972. If the Consumer Price Index is used on sales/establishment, the 1979 figure amounts •• to $365,500. II Corrmunity Facilities ,• , • •II •II -II RETAIL TRADE SUMMARY CITY OF FREMONT, MICHIGAN 1954, 1963, 1967, 1972 Community facilities affect the character of a municipality and its attrativeness as a place to live and work. channeling development. In addition, they can influence urban growth patterns by Long range planning and programning is needed to ensure that lands best suited for recreation and community use remain in the public sector. Fremont Lake Park - Fremont Lake Park is located just south of the City proper . The water quality in Fremont Lake is deemed suitable for swimming. City owns approximately 27.4 acres on the waterfront. At present, the There are plans to acquire additional land whi~h will boost the size of the park to approximately 30 acres. The park attracts a good number of out-of-town campers. Forty-five of the 63 trailer sites are leased on a ~easonal basis (five to six months). The remaining 18 sites are leased for a limited number of days on an open "first come, first serve" basis. Revenue to the City from this operation alone has averaged $16,000 per year (gross). There are no accurate figures stating the additional revenue local merchants derive from the seasonal tourism. Understandably, there is controversy over this type of -16- �• • • • • • • • • • • • •I • • - activity. It is so intensively used by campers, Fremont area residents do not feel motivated to utilize the area . The boat ramp is located in the southeast portion of the park. The block and gravel • ramp is in need of repair or replacement. Hardwood trees form a high canopy most suitable for picnicking (its present usel. There are restroom facilities and a small general store in this section of the park. of two baseball fields. The western portion is the site The orientation and location of the diamonds have caused many balls to be lost . The lake bottom is a mixture of sand, marl, and some rock. water vary from two to five percent. A depth of six feet is attained within a range of 150 to 300 feet from the shoreline. these points. water. Slopes entering the The lake becomes much deeper beyond Depths reach 60 feet approximately 500 feet from the edge of the Maximum lake depths occur 2,000 feet form the shoreline (110 feet in ·depth) . A high water table predominates throughout the park. peat, and muck. Soils are composed of sand, Soil erosion is evident on the southwest shoreline. are exposed as much as 24 inches in certain areas. Roots of trees Since nothing has been done about . this condition, it is very probable that the erosion problems will continue. A sanitary sewer system currently serves the eastern portion of the par k (for the use of the trailer park facility). The sewer lines are located 24 inches below ground level (this is approximately one foot above the water table}. Other utilities include electricity and water . Darling Creek - Darling Creek flows southward from the lake areas north of Branstrom Park. Throughout most of its course, different species of wildlife were observed which depend on this smooth-flowing stream of water. -17- Vegetation is thriving and �• • • • • • • • • • water quality is good. Although at present there are no known easements parallel to this Creek, it should not be difficult to obtain access throughout its course to the Branstrom Park area. The creek has been channeled through a culvert for a short distance involving the M-82 crossing. Once out of that area, it regains its character by sweeping through property owned by Gerber Products and onto the southern portion of Branstrom Park. Branstrom Park - Branstrom Park is located on the highest land in the Fremont area. A low key road and nature trail wind from wooded to open areas up hills and down to lower areas. · There are two very still ponds fed by springs and by Darling Creek. The latter acts as a connector to larger lakes and ponds in the immediate vicinity. A small area has been developed for picnic activities including a shelter and a playground for children. A very well-planned facility for playing baseball can be found with two tiers of parking positioned in such a way so as to enable viewers to enjoy the game from their cars if this is there preference . The Fremont Public School System and the City of Fremont share in the ownership . of this park. The school system owns 53.13 acres and the City 36.75 acres. The City of Fremont has undertaken an acquisition program which, when completed, will add approximately 30 acres to the existing 89.88 acres. Outdoor winter recreation facilities have been developed including a toboggan slide, a tow, and warming lodge . The slopes on the eastern portion of the park exhibit great potential for enhancing winter recreation and sports . Several soil types can be found in this area. However, most range from poorly to very poorly drained containing muck, peat, and clay loam . The north and east portions of the site have been left as forests. Mixed hardwoods can be found throughout the southern half of the property with more dense forest islands -18- �on the east side. The northern half of the site is predominantly evergreen with mixed hardwood brush as an understory. Cherry Hill Playground - Cherry Hill Playground is located due north of the Gerber Products complex. Some playground equipment has been placed on the northwest por- tion of this 2.7 acre site. The park was observed to be nicely maintained, but there were no other facilities which might invite more intensive use. The soils are poorly drained with rather poor topsoil. Bearing capacities are fair to good, while the topography is flat. Fremont City Park - Fremont City Park is a 2.3 acre site located on the western edge of the downtown area . a chi1drens' playground. surrounding streets. used. The facilities include restrooms, a band shell, and An annual festival is conducted in this park and its However, the remainder of the year the site is virtually un- This site should be developed as a more inviting passive and/or active recreation area. Arboretum Park - The Arboretum is a seven acre natural area located in the southeast quadrant of the City. It contains labeled plantings and a limited system of trails. Miller Drain flows through the site enhancing the woodland setting. Newaygo County Fairground - Although Newaygo County Fairground is actually owned by the City of Fremont, it is presently being leased to Newaygo County. It is a 26.8 acre site with 4-H Club Assembly area, food serivce facilities, exhibition buildings, livestock barns, lighted show ring, and open space for riding, etc. The fairgrounds are used very seldom throughout the year. It is the site of horse sho1oJs, Scout-0-Ramas, lives tock shows, and snowmobi 1e races in addition to the annual fair. -19- �• I -I I -II I -I -I I I I I I I Several smaller play areas are scattered throughout the City. These are geared toward the smaller child. Clubview Playground, which is one acre in size, is an open play area in the northeast section of the City. Fremont Avenue Playground is a fenced childrens' play area approximately 1.6 acres in size in the northeast area of the City. The Fremont Public School facilities, in general, provide the more organized type of recreation activities. Following is a discussion of these facilities: Fremont Junio r High School - Fremont Junior High School is a 91.86 acre site providing approximately 40 acres of outside recreation space. This includes two lighted tennis courts, one unlighted football field, one lighted baseball field, one unlighted baseball field, and a gym approximately 70 to 96 feet. Two baskets (for playing basketball) have been installed in the parking lot for practice. for this game are nonexistent at this school. as a roller skating rink. Courts At present, the gym has also doubled However, school officials have concluded that this ac- tivity should not be allowed to use the gym because of the wear and tear on the floors. Approximately one-fourth of the site is undeveloped. The soil composition is mostly peat and muck with very scant vegetation. Cedar Street Elementary School - An analysis of Fremont Junior High School cannot be complete until Cedar Street Elementary School is discussed. -20- This particular �I I I -I I I • • • • - school has a gym facility 35 to 75 feet and a 10 acre playground. However, this acreage is included in the 40 acres of play area presently utilized by the Junior High School. Pine Creek Athletic Field - Pine Creek Athletic Field is also under the jurisdiction of the Fremont Public School System. This area is approximatey 14.2 acres in size containing a lighted football field, one unlighted baseball field, five unlighted tennis courts which have just recently been resurfaced, a quarter-mile all-weather track, and two football practice areas. Fremont High School - The Fremont High School complex is located at the eastern edge of the downtown core area. severe parking problem. It is very limited in its ability to expand and has a However, some of its facilities are not duplicated else- where in the Fremont area. As part of these facilities, it has an indoor swimming pool, a teen center composed of about 3,960 square feet with game and pool tables, table tennis, snack counter, lounge area, and one acre of playground. Also, one of the grassed overflow parking areas doubles as an outdoor ice skating rink in the winter time. This, in itself, is a problem due to the decreased parking space in the winter months. Land has already been acquired to the west of the school to build the proposed civic center. Hopefully, along with that construction, a mall area will be built together with additional parking facilities. Daisy Brook Elementary School - The Daisy Brook Elementary School has a playground area of approximately 10 acres and a gym facility 60 by 77 feet. Both the school and the playground facility encompass an area of 14.74 acres . All of the above-mentioned school facilities offer the public complete access except during certain school hours and game hours. have top priority. -21- During these periods, students �I -II • • • • Fremont Christian Elementary School - Fremont Christian Elementary School encompasses approximately 3.61 acres. Its recreational facilities include a playground area, an unlighted ball field, a gymnasium, and an outdoor basketball court area with three baskets. Fremont Christian Junior High School - Diagonally across from the elementary school is the Christian Junior High School facility. With a total area of 5.27 acres, this institution has facilities including a playgrouhd area, an unlighted ball field, and a surfaced court with three baskets for playing bas ketball. The Fremont Christian School policy is to make all of their facilities available to the community provided there are no conflicts with school activities. Privately Owned Facilities - There are several private enterprises involved in recreational facilities that deserve to be mentioned as well. One privately owned recreational facility in Fremont is the Fremont Fish and Game Club located in the downtown area. Facilities include an indoor archery range and pistol range. Other privately owned recreational facilities include the Fremont Theater which opens four nights a week throughout the entire year; Westwood Lanes with 10 bowling alleys open all year; the Newaygo County Community Services which has an auditorium with food handling facilities, an assembly hall with small kitchen, and four shuffleboard courts. This last facility is open throughout the year and a great number of senior citizens use it . There are two 18-hole golf courses; the Northwoods Golf Course and the Briarhill Golf Course.· In addition, two nine hole courses are located in the area; the Village Green Golf Course (public) and the Ramshorn Country Club (private). Other private facilities include restarts, riding stables, trailer parks, camps, and boat liveries . -22- �• • • • • • -II II II II This analysis clearly points out that Fremont has a wide variety of recreation facilities. It is lacking a few types of activities. lies in the number of organized court-type games. However, the greater problem Local officials have observed that people want to be participating rather than observing. Therefore, in analyzing this data, it is important to interpret correctly the recreation needs as well as goals and planning criteria to develop an organized and feasible master plan . Other community facilities include the following: • 18 Churches • Chamber of Commerce offices • Municipal Offices Figure 4 shows recreational facilities, while Figure 5 indicates the extent of the Fremont Schoo1 District. -23- �,---------------~-u~r r . 11 I 1 1s , COMPREHENSIVE PLAN =1 ,Nh_, CITY OF FREMONT EWAYGO COUNTY, MICHIGA .ll!!fli!?. la FREMONT LAKE PARK ADON, lb FREMOli!T LAKE PARK 2 BRANSTROM PARK 4 CHERRY HILL PLAYGROUND 5 FREMONT CITY PARK 6 ARBORETUM PARK 7 NEWAYGO CO. FAIRGROUNDS 8 FREMONT JR, . HIGH ~CHOOL 9 • ·- ITTI1I I II I I II II 'ifiljoffi)N q I 11 II • Ill~ DARLING CREEK" :$ CEDAR ST.ELEM.SCHOOL 10 PINE CR. ATHLETIC FIELD II FREMONT HIGH SCHOOL 12 DAISY BROOI< ELEM, SCHOOL 13 PINE ST. ELEM( SCHOOL 14 FREMONT CHRISTIAN 15 FREMONT CHRISTIAN ~ ELEM. SCHOOL JR. HIGH SCHOOL Fremon, 16 RAMSHORN COUNTRY CLUB 17 SENIOR CITIZEN RECREATION IB CLUBVIEW PLAYGROUND 19 FREMONT AVE. PLAYGROUND 20 NATURAL PARK 21 WESTWOOD LAN[S 22 NEWAGO CO, COMM. SERVICES U FREMONT THEATRE FIGURE 4 Lake RECREATION FACILITIES ' rf'••--w~ ~ - 1"11111.IN 10 a IH.WHOI' - IMQUHIIIS • !"LANNERS �- ct. D11lcA L. ( SCHOOL DISTRICTS ) FIGURE 5 COMPREHENSIVE PLAN CITY OF FRE.M ONT LEGEND -••- FREMONT PUBLIC SCHOOLS DISTRICT NEWAYGO COUNTY, MICHIGAN ~-, MILES 0 I 2 3 �-J • • Transportation Elements Transportation systems circulate people and goods within urban areas. Ease of transportation in conjunction with a city's resources and geographical position, determine to a great extent the growth of the economy and the urban area. This in turn will affect the spatial form of a city. Because The City of Fremont is a small community, one would not expect sophisticated transportation systems to be serving the public. However, the transportation systems which do exist in the City are well maintained and provide excellent service to the citizenry. Miscellaneous Transportation Facilities - Presently, there is one privately owned public transportation service which makes up the extent of public access commuter service. The Citizens Anonymous Transportation Service (C.A.T.S.) maintains one vehicle for appointment chauffeur service. This service is used almost exclusively by senior citizens. Railroad facilities have been serving the City's industry for many years. However, the Chesapeake & Ohio has abandoned its railroad right-of-way east of Darling Avenue. Consideration is presently being given to the total elimination of railroad service to the Fremont area. The Fremont Airport is located approximately two miles southwest of the City just west of Fremont Lake. In recent years, this facility has been upgraded to a point where the major runway is now 5,500 feet in length with a 250 foot overrun. east-west runway continues at 3,500 feet in length. type. The Both runways are hard surface The Fremont Municipal Airport is an excellent facility for an airport ser- vicing a community the size of Fremont. petes for industrial development . -26- It should be a great asset as the City com- �-II • • - Roads - The center of the City of Fremont lies at and along the intersection of two state highways. State highway M-82 and state truckline M-20 join the City to other areas in the county and are connectors to other highways which lead to larger cities such as Grand Rapids and the City of Muskegon. Along M-82 through the heart of the City are found the Municipal Building, banks, and the downtown shopping district. This is the center of commercial activity in the City. The City contains a higher than average number of state-designated major streets. The majority of these streets are in residential areas close to the downtown district. Most of the City streets are paved with bituminous and have curb and gutter. The few gravel streets within the City are generally well maintained. These are slowly being paved according to importance and when funds become available. Utility Services Public utilities form an infrastructure which determines what type of development can realistically occur and where it can best be accommodated. Because they strongly influence both private and public land use patterns, utilities must receive special attention in the planning process. Water Distribution System - The City of Fremont has provided water service to virtually the entire City as shown in Figure 6. In addition, through special approval by the City, water was extended beyond the corporate li~its into Garfield and Sherman Townships to service a county vocational education facility as well as nursing homes east of Luce Avenue. Sanitary Sewer System - Sanitary sewers are also provided throughout the entire City with only some small exceptions as seen in Figure 7. In addition, those areas recently annexed to the City do not have sanitary se\ver facilities as of this date. -27- �- -- --------•- - II .- COMPREHENSIVE PLAN \ ~ ' · - - I, ~I L - ',~ . ,W :',I" I, I i - 11 - -=---- Ii 11" . ":1 i- r,iewAYGO COUNTY, MICHIGA ,, r-- ' I _ I! - I "-'.=':- ==j~--===--3'4 1'![ I CITY OF FREMONT ill i----- I' ,. /'=i1 11. ·'. ,,_, ·)f -ri ;; - JP .J ! ~ --- i _____.. __ 1•- I ~JL ~I! - _2.7 -·- WI 1111 1111 WI 1111 11111 id, •/I ' fil - j _,..i _- -- i! ~ - l, ••• <»''I ::-:~.i:ttrnF~7"""~""".J-..,L' -- ri 1; ! 51 --4~~-,_.; I; i r(); .{Tr ,. 1;i 111 _JJL --f~· t/ ,M••-.. - --.-,r-'-j·~---- _c- ~- :r--i . ~ -~ I! ' '"' . '";:·:·· ,I - !:;: 'I ' -, 1 I II I . -~-_.r·rJ ii . 11 ~:· ~ ., - i _: :ii !~~A /.' ·~ -tP'.J Ii I 8 t ' Ir:t=1J ,, ~-7-J ;- i1 'I '1 . 11 I -;:,~,p FIGURE !!!!! v--r F,,,,.on I lak, ____ _,, ,- --, J ; ' WATER ·MAINS ,, I / I . l ---,_, o' ~ \J.} ' " - . _._ • ; 11 : ~ ----, 10 -H 12 j - }' 6 _ ~ P'IIU• 6 11.wMOf' eoo' ,_. 1,--.J ...J •• ..a-fur r ... tNl:l"S • l'LAII-M MAY 1971 �-II - . -I ' ''I I I ~ > IX IX w~W ~-3 z UJ C, i.: h -•~·I. ! I • ~ • l I \ I ,---.; ' I - ·1 ' 1· \ I n I I 2 lfi j r- L~-~·'l'=.c. ·-·c<i' -,."'< , . • . . ii&! -l i .;. 9! l- ~ :, ! <( (I) I - , ~ e Ii I ~J ,.~ .. . (I) 1- -- ! U) .:; .. i .. I -- I L :,,..-:'_1, . ~, / , .! ~ -- . {/:I .,,:I I 1: _. ,,,,.-. �I I I I I 'I I I I I I I I I I I I I As is the case with the water distribution syst em, sanitary sewers wer~ extended east of the City limits (east of Luce Avenue ) to service the Newaygo County Vocational Education Facility as well as nursing care f acilities. Existing Land Use Profile Existing land use advises planning decision makers on the extent to which their community is now developed, the range and amoun ts of the various land uses and urban activities. This land use analysis uses classification techniques to bring land use groupings in line with popular zoning relationships. Residential uses are comprised of single family, two family, multiple family and mobile homes. Other categories include commercial, offices and industrial, public and private recreation, schools, agricultural and open space. Additional groupings take into account public and semi- public, public utilities and parking. Residential - Housing makes up the majority of the City's land use (23%). Residential distributi?n appears to be quite varied as si ngle family, two family, and multiple family dwellings are inter-mixed within several City blocks. These housing units tend to be found near the center of town with other concentrations around the lake and recreation areas. However, one large multiple f amily complex does exist apart from other residential units on the east side of t ow n. parks on the west side. There are also two mobile home Of these residential homes, single family dwellings make up the majority of housing units, comprising a lmost 72 percent of all residential types. Commercial, Offices and Industrial - The ce ntral business district lies along Main Street (M-82). Here is found the bulk of t he City's commercial establishments and office buildings. Most industry is located outside the central business district along the railroad tracks and near the highway. Gerber Products Company, the largest single employer in Fremont, is located nort h of M-82 near the west edge of the central business district. -30- �• • II Ill II II II 111· II II II II II Ill Public and Private Recreation - Fremont has a comparatively high percentage of lands allocated for recreational uses. percent of the City land area. Public and private recreation areas make up over 15 Most of these areas lie on the fringe between resid- ential subdivisions and open space. Schools - The City's schools are centrally located in various elementary school districts. Most school property is found outside the downtown area and offers children short walking distances and easy access to parks and playgrounds. Fremont High School, on the other hand, is located downtown and has little or no room for expansion. Agricultural - Although Fremont is a market for many agricultural products, there are only about 96 acres of fannland within the City limits. Nearly all of the former farmlands have been developed into other land uses through the years. However, the surrounding townships have been and still are comprised primarily of prime farmland. Open Space - Fremont contains over 293 acres of open space and vacant lands. These areas, mostly woodlands and field, consist of over 16.5 precent of the total City area. The large acreage of open space/vacant lands is a direct result of annexation on the fringes of the City which_ included new vacant 1ands to the west of the City, in the vicinity of Luce and East Main Street, plus other lands which, while vacant, are committed for a future use (such as the mobile home park north of Locust Street). Other Land Uses - Other land uses found in the City are: public utilities, and parking. public, semi-public, These uses, though important in their service capa- city, are less significant in terms of their total land area. Table 9 summarizes the existing land use in the City of Fremont as a result of the land use survey taken in the fall of 1979, while Figure 8 graphically depicts these findings. -31- �- ••• ,_ ....... . • • TABLE 9 Land Use Category Single Family Residential 2-Family Residential No. of Units EXISTING LAND USE FREMONT, MICHIGAN ~ . Acres % of Total % of Developed Land l, 052 407.7 22.9 27.4 97 18.2 1.0 1.2 Multiple Family Residential 150 15. 5 · 1.0 1.0 Mobile Home Park 168 25.0 1.4 1. 7 Commercial 61. 7 3.5 4.2 Industrial 124. 7 7.0 8.3 Agricultural 96.0 5.4 6.5 Pub 1i c 15.2 1.0 1.0 Semi-Public 67.1 3.8 4.5 Private Recreation 99.8 5.6 6.7 Public Recreation 179. 1 10.0 12. 1 Schools 107. 7 6.0 7.3 Office 9.0 0.5 0.6 Public Utility 9.3 0.5 0. 7. Parking 3.4 0 .1 0.2 230.0 12. 9 15.5 16.2 0.9 ,. 1 292.5 16.5 Street Right-of-Way Railroad Right-of-Way Open Space/Vacant TOTALS Source: 1,467 1,778.1 Acres 100.0 Land Use Survey Conducted During September, 1979 by Prein &Newhof . -32- 100% �l - - - - ' - - - t - - - - - h j .7 - - - - ~ - - - - - ' l - - - - - - - - - - - f - - - - - l f < ' " " ' - - - - · - - - - i - - - - - - l - - - - - - - 1 I COMPREHENSIVE PLAN ! i n CITY OF FREMONT ST. 38TH EWAYGO COUNTY, MICHIGA LEGEND: ··--,--- - 1:;:;1 SINGLE FAMILY RESIDENTIAL ~ TWO-FAMILY RESIDENTIAL ''' MULTIPLE FAMILY RESIDENTIAL ~ - - MOBILE HOME PARK - COMMERCIAL 1111 Ill PUBLIC D SEMI - PUBLIC ~ . . . . m .,·· ...·. --~<· t>i lllllliltlini: ~ ~ ~ - 9),: ...• ..... □~~~ 1·• . z.... .......... • • ~ □· ~' !<t. • • •• /r==~==:;:c:;. .. . .. . .. •• 1 •I •:• • I[i{1~:'Ii[i'tI • 1 ·••• •• AGRICULTURAL - a . INDUSTRIAL PRIVATE RECREATION PUBLIC RECREATION f:~•::.:~1 SCHOOLS tillilllli] OFFICE - PUBLIC UTILITIES - PARKING D OPEN SPACE • •••• . 'I ·.I FIGURE 8 Fremont EXISTING LAND USE f-·-···· i : • PREIN & NEWHOF 10 ENGINEERS• PLANNERS �PROJECTED GROWTH TRENDS �• • • • • PROJECTED GROWTH TRENDS Population Growth Trends Looking ahead and preparing in advance for future needs is the very essence of planning, and the needs that planning must attempt to foresee depend to a very great extent upon the size of population. are undertaken. For this reason, population projections The task of making population forecasts is very complex requiring information for many parameters. Even with the needed information, unpredicted developments may seriously invalidate the predictions. In light of this, however, the City of Fremont 1 s population projections have been made using two accurate alternatives which have resulted in logical and realistic estimates. Alternate No. 1 involves using building permits to indicate growth trends. In 1970, the Census of the Population reported 1,259 housing units in the City of Fremont. From 1970 to 1980, 187 new units were constructed. However, during this time period 27 units were demolished bringing the net increase to 160. number of housing units in 1980 is calculated at 1,419. As a result, the total Assuming a continued trend of 2.9 persons per unit which is realistic based on leading social indicators, the 1980 Fremont population is 4,115. Therefore, projecting the trend of 18.7 new dwelling units a year with 2.9 persons per unit, the estimated population for the years 2000 is 5,243. Alternative No. 2 is based upon population growth trends. This trend was derived by determining the percent change from 3,456 persons in 1970 to 4,115 persons in 1980; translating to a 19 percent increase . If we assume this change will continue over the next 20 years, the population projection for the year 2000 is 5,826. Based on these alternatives, it is accurate to project Fremont 1 s 2000 population between 5,200 0 5,800. 1,Jith Alternative No. 1, the building permits clearly reveal -34- �• • • ' the growth characteristics of the community. Further, Alternative No. 2 is a good indicator because of the wide mix of economic conditions which prevailed during the period. Therefore, for planning purposes, the population projection for the year 2000 is estimated at 5,500 persons. determined for preceding years. TABLE 10 As a result, estimates can be Table 10 presents these findings. POPULATION PROJECTIONS FOR THE CITY OF FREMONT, MICHIGAN 1980 - 2000 1980 1985 1990 1995 2000 4,115 4,461 4,808 5,154 5,500 Source: Prein & Newhof Estimates Housing Growth Trends 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 Fremont, residential land makes up 31.4 percent of developed land. The residential land has been broken down into four types: single family, two family, multiple family and mobile homes. Within these categories the number of units, acres, densities and percent of the housing stock have been tabulated showing existing conditions. TABLE 11 Table 11 presents these findings. HOUSING CHARACTERISTICS OF THE CITY OF FREMO NT , MICHIGAN 1979 • Housing Tyee Units Acres Dens i t1 Single Family 1052 408 2.6 71. 7 97 18 5.4 6.6 Multiple Family .150 16 9.4 10.2 Mobile Homes 168 25 6.8 11.5 1467 467 Two Family TOTALS Source: Prein & Newhof Land Use Survey -35- % of Stock 100 �• • • • Based on population projections and 2.9 persons per unit, the estimated number of housing units has been determined for the City of Fremont. Table 12 conveys these findings . TABLE 12 PROJECTED NUMBER OF HOUSING UNITS (BASED ON POPULATION PROJECTIONS AND 2.9 PERSONS PER UNIT) FOR THE CITY OF FREMONT, MICHIGAN 1979 - 2000 Year Population 1979 1985 1990 1995 2000 4115 4461 4808 5154 5500 Source: Units 1467 1538 1658 1777 1897 Prein & Newhof Estimates Having determined the number of needed dwelling units, a percentage breakdown can be estimated for each housing type. indicators and trends. The estimated housing mix is based on The rent paying ability of households is significantly changing during these times of spiraling inflation. With high interest rates, enormous construction and land cost, and high taxes, people are left with less disposable income. In addition, household characteristics are changing. This has resulted in a modification of housing needs as well as housing demands. The City of Fremont over the past 10 years has experiences an average growth of 16 units a year. 21.5 units a year. The projected growth over the next 20 years is estimated at 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 are being forced to seek high density, rental units, and especially the young and elderly. In addition, with several elderly apartment complexes in the planning stage, multiple family dwellings making up 18 percent of the housing mix is realistic. �• • • However, if economic conditions continue to worsen, these projections may be invalidated. Furthermore, if the City actively pursues greater industrial devel- opment in an attempt to diversify the industrial base, a significant impact on housing development could result. Keeping these variables in perspective, the estimated housing mix for the year 2000 was compiled. TABLE 13 Table 13 reveals these findings. PROJECTED HOUSING MIX AND UNITS FOR THE CITY OF FREMONT, MICHIGAN: YEAR 2000 Housing T1ee Housing Mix(%) 1979 2000 Single Family 71. 7 60 1138 6.6 8 152 Multiple Family 10. 2 18 341 Mobile Homes 11.5 14 266 TOTALS 100 100 1897 Two Family Source: Units 2000 Prein & Newhof Estimates Using the projected housing mix for the year 2000, the estimated number of units for each housing type can be determined. Table 13 also reveals these findings. By plotting the 1980 and the year 2000 data and interpolating for the five year increments, the number of dwelling units for preceding years can be calculated. These results are found in Table 14. -37- �.. TABLE 14 NUMBER AND TYPE OF HOUSING UNITS PROJECTED FOR 1979 - 2000, CITY OF FREMONT, MICHIGAN Housing Type 1979 1985 1990 1995 ·2000 Single Family 1052 1070 1090 1115 1138 97 110 120 135 152 Multiple Family 150 175 210 265 341 Mobile Homes 168 190 210 235 266 1467 1545 1630 1750 1897 Two Family TOTALS Source: Prein & Newhof Estimates Residential acreage can be determined using the projected housing mix figures together with density standards and their ranges established in Table 15. TABLE 15 NUMBER OF NEW HOUSING UNITS, DENSITY AND ACREAGE REQUIREMENTS FOR THE YEAR 2000, CITY OF FREMONT, MICHIGAN Units 2000 Density New units/acre Additi ona 1 Acreage Housing Type 1979 Single Family 1052 +86 High Average Low 97 +55 High 7 Average 5 . 4 Low 8 11* 14 150 +191 High Average Low 8 16 19* 24 High 7 Average . 6 Low 5 14 16* 20 Two Family Multiple Family Mobile Homes TOTALS Source: 168 +98 1467 +430 4 2.5 1 12 10 22 34* 86 80* Prein &Newhof Estimates * Average numbers are summarized in the totals column. -38- �• Based then, on the preceding tables, Table 16 summarizes for the City of Fremont, the anticipated average land usage of residential types within a 20 year period. TABLE 16 PROJECTED LAND NEEDS FOR RESIDENTIAL PURPOSES BY TYPES CITY OF FREMONT, MICHIGAN Housing Tyee 1979 Acreage 2000 Acreage Change Single Family 408 442 34 Two Family 18 29 11 Multiple Family 16 35 19 Mobile Homes 25 41 16 467 547 80 TOTALS Source: Prein &Newhof Estimates Nonresidential Growth Trends Commercial Uses - In commercial enterprises, the market reaches a point of saturation in which a certain number of residents can only support a specific amount of businesses. Assuming area needs are presently met, as the population grows, so will the demand for commercial land. Presently, commercial land in the City of Fremont accounts for 61.7 acres. Since Fremont is the area market center, commercial land in surrounding townships should be included. Adjacent commercial lands account for approximately 49.2 acres. brings the total commercial acreage in the Fremont area to 110.9 acres. This With an area population of 12,515, commercial land is calculated at 112.9 persons per acre. Based on these figures, 148 acres of commercial land are needed to serve the area by the year 2000 with a population of 16,714. Therefore, assuming land is available, Fremont could absorb 37 additional acres of commercial land. Table 17 conveys the projected commercial acreage for Fremont and surrounding townships for 1980 - 2000 . -39- �TABLE 17 POPULATION AND COMMERCIAL ACREAGE PROJECTIONS FJR FREMONT, MICHIGAN AND SURROUNDING - owNSHIPS, 1980 - 2000 Populatio:1 Commercial Acreage 1980 11,214 111 1985 12,589 120 1990 13,96~ 130 1995 15,339 139 2000 .16, 71~ 148 Source: Prein & Newnof ~stimates Industrial Uses - In the City of Fremont, 696 persons are employed in manufacturing. Current land used for industrial purposes totals 124.7 acres. employees per acre. This computes to 5.6 By establishing a ratio of manufacturing employees in Fremont to those in Newaygo County and applying this ratio to the number of Newaygo County manufacturing employees, the number of Frenor.: employees can be determined. As a result, projections can be made for Industritl Acreage for the City of Fremont, 1980 - 2000. Table 18 reveals these findings. TABLE 18 INDUSTRI~L ACREAGE FOR THE CI~Y QF FREMONT, MICHIGAN 1980 - 2CJO 198•) Newaygo County Population* 34,200 1985 1990 37,600 41,000 1995 2000 43,800 45,900 Newaygo Manufacturing Employees 1, 87 S 2,068 2,555 2,409 2,524 Fremont Manufacturing Employees 696 767 837 894 936 Employees/Acre 5.6 5.6 5.6 5.6 5.6 124.7 137.0 150.0 160 167 Industrial Acres Source: Prein & Newhof Estimates * Michigan Statistical Abstract 1979 -40- �GOALS AND OBJECTIVES �GOALS & OBJECTIVES An understanding of the goals and objectives of the Comprehensive Plan is essential to perceive specific proposals and concepts proposed by the Plan. An essential purpose of the Plan is to broadly define the kind of community envisioned so that development, regardless of its rate, will always be toward the fulfillment of recognized goals. RESIDENTIAL AREAS 1. 2. 3. Preserve and enhance the supply of decent, safe and structurally sound housing within the City of Fremont. • Periodically review the structural integrity of the housing supply. • Develop programs for conservation and rehabilitation of unsound and unsightly structures. • Consider the establishment of a housing code which requires, among other things, occupancy pennits. An alternative mig ht be the establishment of an occupancy permit section in the Zoning Ordinance. • Through local ordinances, require owners to maintai n their structures and grounds in order to promote the health, safety and general welfare of Fremont's residents . Preserve the residential character in the various neighborhoods. • Protect residential areas from non-residential encroachment. • Minimize the intrusion of through traffic in neighborhood areas. Provide for a variety of housing types within the City to allow people options in housing. • Through proper land use planning and zoning, establish areas for a variety of housing types within the City such as single family, duplexes, multiple family (condominiums and apartments), and mobile homes. COMMERCIAL AREAS 1. Encourage business in Fremont 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. • Promote physical clustering of commercial facilities rather than strip development thereby providing for joint use of parking facilities, more convenient shopping and pleasant pedestrian spaces. -41- �2. • Discourage over-~oncentration of similar businesses to prevent vacancies and market saturation. • Blend the commercial areas with surrounding uses to minimize land use/ traffic and environmental conflicts. • 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. Promote the Central Business District (CBD) as the major commercial center in a four township area. In addition, enhance the CBD as the place to do business rather than dependence on other areas such as Muskegon, Grand Rapids, etc. • Eliminate traffic congestion through the use of the one-way street system. • Convert Main Street back to the pedestrian through greater use of the right-of-way for pedestrians. • Introduce landscaping and a design motif in the CBD. • Minimize or eliminate through vehicle movement patterns. • Provide for adequate off-street parking to accommodate existing and future parking deficiencies. INDUSTRIAL USES 1. Promote a strong, stable industrial base in Fremont thus providing a greater number of local jobs. • 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 their present operations. OPEN SPACE AND RECREATION 1. Development of recreation facilities which will provide adequate facilities for all the residents in Fremont. • Select sites to adequately cover the City in terms of active and passive recreation. • Implement previously prepared Master Plans for Fremont Lake Park and Branstrom Park. • Develop plans for utilization of the Darling Creek River Bed as a viable recreation resource. -42- �LAND USE PLAN �LAND USE PLAN The formulation of the Land Use Plan has had considerable thought put into it after evaluating the inventory and background studies. The inventory and study phases included mapping and analysis of environmental features, population, economic, community elements, transportation and utility analysis and forecasts, and defining related goals. These studies were important to establish relationships for land use decisions which will affect the future spatial form of the City's urban development. The land use planning process is one of determining land area requirements for all of the urban and related activities which future populations will require in the City of Fremont. The plan is based upon the assumption that, at or around the target year 2000, the various urban and related requirements of some 5,$00 persons will be pro- vided based on the given capabilities of the land. As a result of this planning process, the Land Use Plan was conceived and is graphically presented in Figure 17. Current acreages for selected land uses are shown in Table 19. In addition, additional acreage required to accommodate 5500 people by the year 2000 is show.n. TABLE 19 Land Use Category Low Density Residential Medium Density Residential High Density Residential Commercial Industrial TOTALS Source: EXISTING LAND USE AND LAND NEEDS BY THE YEAR 2000, CITY OF FREMONT Existing Land Use 408 43 16 74 125 AC AC AC AC AC 666 AC Prein & Newhof -43- Proposed Acreage Total Acreage Year 2000 34 AC 27 19 442 AC 47 42 121 167 169 AC 70 35 835 AC �Low Density Residentia1 Low density residentia1 areas incij1ude densities of 1-4 units per acre of land. Within the Fremont City 1imits, these densities continue to be located in the northeastern and southeast portions of the City. In outlying sections of the urban areas, the Second, Third and Fourth Lakes area continues to be a prime low density residential area with its large lots, mctny of are water oriented. Other outlying areas designated as low density are areas east and west of M-82 between the corporate limits and 56th Street, areas to the west of the City north and south of Main Street and along 44th Street generally east of Stone Road. Medium Density Residentia1 Medium density residentia1 areas are designated general1y in the older single family residential districts of the City. These are generally found within close proximity to the downtown area, such as, west of Stewart just south of Main Street, and west of Hillcrest just north of Main Street. In addition, the area in the vicinity of Connie Avenue is designated for this use as well as south of Lake Drive. Medium density residential areas will develop within a range of from five to seven (5 to 7) dwelling units per acre. Generally, this residential category will be characterized by higher density single family, mobile homes duplexes, and possibly condominiums with lower density characteristics. High Density Residential The plan proposes high density residential districts in older areas of the community where many of the homes are considered in a transitional stage, as well as new, more rural locations on the fringe of the City. -44- High density districts in older �areas of the community are generally found adjacent to the Central Business District, such as, north of Elm Street just west of Division Avenue, east of Merchant Avenue between Main and Elm Streets, along Sheridan Street between Mechanic and Gerber Avenues, and near Stone Road and Main Street bounded by Gerber Products on the east. Other high density areas are proposed near the fringe of the City Limits to allow for newer type developments. These areas include: north of Main Street and adjacent to Value Land Center; west of the City; on Main Street near Luce Avenue; east of the City, and southeast of 44th Street along Stone Road. High density residential suggests development of housing at a density rate of eight to twelve (8 to 12) dwelling units per acre. Generally, high density residential housing will be characterized by apartments and condominiums. However, high density single fan~ 1ly units could be possible as more innovative approaches to development are reviewed and implemented by the City. Efforts should be made to encourage condominium-type development in the City. Greater use of high density housing encouragees young couples and singles to stay in the community if jobs are available. This type of housing is necessary in Fremont to to provide another option to families who otherwise might be unable to secure good housing because of inflation and high interest rates. Commercial Uses The plan proposes a more intensively developed commercial core in the downtown area with boundaries between Mechanic and Merchant Avenue and extending as far north as Elm Street and half a block south of Sheridan Street. Some strip commercial has been allowed along Main Street from Weaver west to Connie Avenue. However, in an attempt to minimize strip commercial any farther west of that point, an area of professional offices has been introduced between Connie Avenue and the Value Land -45- �Center. Other existing corrmercial areas have been designated for continual commercial uses. These include the areas along Main Street east of Hillcrest Avenue, and along Stewart Avenue on the southern border of the City Limits. The proposed commercial designations take into account regional considerations. In Sheridan Townships ' Land Use Plan, commercial development is proposed at the intersection of 56th Street and M-82. Therefore, the Plan attempts to discourage further expansion north of 56th Street on M-82 since such development would detract from Fremont's downtown business and the proposed M-82 commercial center. Professional Offices The plan allocates professional office space adjacent to the Commercial core to the west of town along Main Street between Connie Avenue and the Value Land Center, and to the east on Main Street immediately east of the existing apartment complex. Generally, professional offices can serve as an effective buffer between commercial and residential areas. In addition, professional offices provide economic vitality to adjacent commercial areas by the retail purchase generated by professional office personnel. Industrial Uses The plan proposes the concentration of industrial uses in two locations, north of State Street just east of Stone Road, and along Connie Avenue as far west as Green Avenue adjacent to the railroad right-of-way. The designated industrial land which includes Gerber Products, includes those lands presently utilized for industrial purposes as well as vacant land necessary for anticipated expansion. The industrial area to the west adjacent to Green Road includes some existing industrial lands. However, this area has the potential for industrial diversification, so sorely needed -46- �in the area. Both locations for industry are logical due to their available vacant lands as well as the close tie in with existing industry. compatible with adjacent uses. are feasible. handling easy. In addition, the areas are Utilities are also readily available and extentions Railroad service is adjacent to each area making shipping and However, there has been some concern that the railroad serv ·ce will be withdrawn in the foreseeable future. Public and Semi-Public The public and semi-public uses are widely dispersible throughout the City. concentrations consist of the school lands and church facilities. Major t he cemetery west of Stewart (M-82), The public category is composed of municpal facilities, schools, cemeteries, and public utility lands such as a utility substation, wastewater treatment and water treatment operations and Federal and State offices. Semi- public uses include primarily churches and other quasi-public uses such as the Veterans of Foreign Wars, etc. The Plan has shown these uses basically as they exist with selected areas for expansion such as the area between Main Street, Sheridan, Merchant and Darling Streets. Recreational As a result of the Park & Recreation Plan, lands following the course of Darling Creek are designated for recreational development. Lake Drive and those southwest of Branstrom Park. These areas include lands along This is an attempt to connect Branstrom Park to Fremont Lake Park, offering a recreational trail system through the City. The Plan also proposes stage development of these facilities to provide -47- �an easier process for implementation inter-~ of financial feasibility. A smaller recreational center east of Woods proposed. ~-j south of Main Street is also This site is recommended since i : is easily accessible for senior citizen use. Agricultural Agricultural land uses are confined to out1;i~~ areas of the City. These designations have been established to assure the availa bi~~~Y of space for increasing urbanization on the fringes. Future Utility Service Areas The present utility system as described en c::-: ;.sses the large majority of the City of Fremont. In addition, utilities extend c:r.3~de of the City to the east serving public and quasi-public uses in that area e~s : of Luce Avenue. Future growth and deve 1opment wi 11 occur mo r :: "'eadi ly in most communities generally in areas where utilities are provided, but--:, ~~ particularly in the Fremont area because of the heavy nester soils so preve lc r.: in the area. New utility service is now available around Fremont Lake to the no ~:- and west. The plan would envision new growth in the i-: ~; t rial area west of Locust, to Green Road in the vicinity of Value Land, in the c:.,== of Division and ~•Jalriut (which would require a lift station), along East Main St r 2::: north and south of this corridor, east of Hillcrest and north of East Main Str:::::. As shown in Table 19, additional land needs :r--: ~ected to the year 2000 are as follows: -48- �F , ' Low Density Residential 34 acres Medium Density Residential 27 acres High Density Residential 19 acres Commercial 47 acres Industrial 42 acres TOTAL 169 acres This. acreage amounts to only a quarter of a square mile or one-quarter of a Section. Therefore, this land could develop with no real noticable change in the physical configuration of the City. -49- �,_ Il=f , I ...J' COMPREHENSIVE PLAN I I I 1 __ . 11, 7 r· - I ·r cir CITY OF FREMONT l ~f --- . I II I I ,J~ EWAYGO COUNTY, MICHIGA "'✓1 SERVICE AR!A W SY THE YEAR 2000 ~ L ~j FIGURE 9 FUTURE UTILITY SERVICE AREA l'r,ncon I lo1;, l\ ffl ·~ ""IN 10 - - - · ·I I NIWMO, .........."······· �'. CENTRAL BUSINESS DISTRICT STUDY �CENTRAL BUSINESS DISTRICT STUDY The Central Business District (CBD) is the core of the Fremont Urban Area. It is generally identified as having the highest land values placed on the parcels within this area. It is the social, economic, financial, business and governmental center of most communities. The ref ore, speci a1 cons i de ration shou 1d be given to this area to maintain its rightful role in the many activities of the City of Fremont. There are many challenges placed before the CBD at the present time. Certainly continued pressure. from the growth of outlying co111T1erci a1 activities threatens the economic viability of the area. Traffic congestion, urban aesthetics and off-street parking are all important considerations in seeking ways to maintain, restore and enhance the core area so that it can compete effectively with outlying influences. The purpose of this study, therefore, is to analyze the CBD in detail, to assess the problems, the prospects and finally to chart a course of improvements which are essential for its continued economic strength. Physical Resources Existing Land Use - The area generally regarded as making up the Fremont Central Business District (CBD) contains 50 acres of land lying between Elm and Maple Street, and between Sullivan and Darling Avenue. City's land uses. This area contains a cross-section of the . These uses are shown in Figure 10. The configuation of the CBD is typical of those located in many smaller cities. The majority of merchants are located in a highly concentrated core along Main Street. Intermingled among the retail stores are various professional, public and -50- �-~ ~ COMPREHENSIVE PLAN CITY OF FREMONT EWAYGO COUNTY, MICHIGA LEGEND ~ - ·- r--r--- ~ ~ Fl I I I I H+l+i-1 1+1-1+1 Fl 11 111 ~ ······· a· 1·1·1 1rrE ~ 1- 1+a 1·1·1·1·1·1·1 llllllMfflllllll__J I~~ ,., , , , , , , , , ELM DAYTON ~ EG___HI 1-111111 1~1~1 1 -~ l+I fl·H L_ =11mw=,imi=~~ii=mm~~11m~ ·.,:,::=:it}'i :_::< . r.' &&ILi :}):~/'.:='._::;!=;.::;;=:~l:'.'.1: :. r,z,t Vi((C/a l!t•l·sl• ■ 'i"(,:.','.y'j/',((,Ulllllllll[[IIIH ~ ~-1·1·1·1·1 mmm Fii11-=H · fil II ail 111 11 e·i 11·1· C MAIN ..I W : = • f • • I• 1.1:1:1.1 ~~~ ~~ ~~ ~1·1·1·1:1·1·1 ~~IHl·l-!-l·l·l·ll!~·l·l·I l·lllh5EB3 S g ~11111111 ...111 H~Ed I Fl Fl I I ltlllli L_ r--- 4 11 11 I L.:.:J TWO-FAMILY RESIDENTIAL II RESIDENTIAL ■ COMMERCIAL ■ PROFESSIONAL OFFICES Ill filII MULTIPLE FAMILY INDUSTRIAL PUBLIC m [I RECREATION ~ PARKING FIGURE z ~ " ' ~•> • z l r::, SINGLE FAMILY RESIDENTIAL SEMI-PUBLIC MAPLE • 10 rn L.:J f I 10 CBD EXISTING LAND USE ~ ~ 100 100 ~--- •OO ,m �semi-public offices. ing lots. These establishments are easily accessible to the City park- . Also within convenient distance is the Fremont City Park. offers visual relief from the more intensive business activities. This park Residential homes make up the perimeter of the CBD, some of which are in a transitional stage (i.e. higher density residential uses, or use changes). Physical Appearance - The general physical appearance of the CBD is critically important to its vitality. The location and appearance of buildings and the street landscape are elements which create an inviting shopping environment. · In addition, the strucutral condition of buildings is an important facet in assessing overall conditions. sound. In the City of Fremont, the physical condition of buildings is basically Only one area of substandard structures has been identified within the CBD, on the south side of Sheridan between Sullivan and Darling Avenue. The overall image of the existing business area could improve its aesthetic appeal. The architectural design of buildings lacks continuity since building form and design do not relate with the different use of materials, colors, and storefront signs. Landscape planting in areas is almost non-existent as are other important elements of streetscape such as seating, trash cans and street furniture. Consideration should be given to upgrading the CBD so that it might become more pedestrianoriented, offering curb cuts and ramps for wheel chairs and baby strollers. Design improvement through renovation could overcome these shortcomings and generate a more positive shopping environment in the CBD. for the CBD. A general design motif was selected However, coordination on a block by block basis has not been accomplished. 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 . . Because the Fremont Trade Area covers a large market, two basic levels of shopping districts have -52- �been established. The primary zone consists of the City of Fremont and households generally within the ori gi na 1 annexation area. The secondary zone comprises the surrounding Dayton and Sheridan Townships and portions of Sherman and Garfield Townships. Within this market, total retail sales for 1980 have been estimated at $38.8 million. Fremont's total retail sales have been calculated based on statistical information from Newaygo County for the year 1978. In projecting retail sales, yearly increases of 1.81 percent are expected based on United States standards and market compostion. Applying this factor and holding constant the effects of inflation, Table 20 shows projected retail sales for the Fremont Trade Area. TABLE 20 PROJECTED TOTAL RETAIL SALES FOR THE FREMONT TRADE AREA, NEWAYGO COUNTY, MICHIGAN 1980 $38.8 Source: 1985 1990 1995 (Dollars In Millions) 2000 S46.4 $55.5 $42.4 $50.8 Prein & Newhof Estimates The total effective buying income is calculated based on population projections and an established per capita effective buying income. population estimates. Table 21 presents the forcasted In projecting the total effective buying income, it is assumed the per capita EBI is $5606 for the primary zone and $5265 for the secondary zone, in 1980 dollars holding constant the effects of inflation. Effective buying income is determined from "Sales Management" statistical data for 1979 for Newaygo County. Table 22 conveys these tabulations. -53- �POPULATION PROJECTIONS FOR THE FREMONT TRADE ZONE, NEWAYGO COUNTY, MICHIGAN TABLE 21 Zone 1980 1985 1990 1995 2000 Primary 5,348 5,798 6,249 6,698 7,148 Secondary 5,442 6,315 7,187 8,061 8,934 10,790 12,113 13,436 Total Source: 14,759 16,082 Prein &Newhof Estimates TABLE 22 PROJECTED TOTAL EFFECTIVE BUYI NG INCOME FOR THE FREMONT TRADE ZONES, NEWAYGO COUNTY, MICHIGAN . 1980 Dollars in Millions* 1985 1990 1995 2000 Primary Zone 30.0 32.5 35.0 37 .6 40.1 Secondary Zone 28.7 33.3 37.8 42.4 47.0 Total Trade Area 58.7 65.8 72.8 80.0 87.1 Source: Prein & Newhof Estimates Sales Management Magazine *Assuming an Effective Buying Income of $5,606 per person for the primary zone and $5,265 per person for the secondary zone-holding constant the effects of infl~tion in 1980 dollars. In summary, the 1980 total retail sales in the Fremont Market Area were calculated at $38.8 million. The total effective buying income, or actual potential sales in the market area were estimated at $58.7 million. This translates to $19.8 million dollars worth of sales that Fremont merchants did not capture. It should also be noted that approximately 10 to 20 percent of the sales were to tourists who were not included in the ability to buy. exists. Therefore, an even greater growth potential Table 23 presents the projected retail market conditions. -54- �· TABLE 23 PROJECTED TOTAL SALES, EFFECTIVE BUYING INCOME AND SALES NOT CAPTURED FOR THE FREMONT TRADE AREA, NEWAYGO COUNTY, MICHIGAN Total Retail Sal es Dollars In Millions Total Effective Bu,Zi ng Income Sales Not Ca~tured 1980 38.8 58.7 19.9 1985 42.4 65.8 23.4 1990 46 . 4 72.8 26.4 1995 50.8 80.0 29.2 2000 55.5 87 .1 31.6 Source: Prein & Newhof Estimates Sales Management Magazine With estimated projections of potential retail sales, in the CBD, the next step is capturing those sales. Therefore, projected expenditure levels are converted into retail floor area requirements to detennine additional space for development over the next 20 years. Currently, 213,900 square feet of retail floor space exist in the City of Fremont's Central Business District. With total retail sales estimated at $38,788,881 in 1980, the annual retail sales per square foot of floor area calculates to $181. The amount of retail floor space in the Central Business District proposed in future years can be determined based on projected retail sales and the average ~etail sales per square foot. Table 24 relates these findings. -55- �TABLE 24 EXISTING RETAIL FLOOR AND PROJECTED TO THE YEAR 2000 FOR THE FREMONT TRADE AREA, NEWAYGO COUNTY, MICHIGAN Proposed* Existing Additional Floor Space (sq.ft.) Floor Space (sq.ft.) Floor Space (sq.ft.) 1980 213,900 1985 234,414 20,514 1990 256,409 42,509 1995 280,470 66,570 2000 306,790 92,890 Source: 213,900 Prein & Newhof Estimates * Assuming retail sales of $181 per square foot of retail floor area, holding constant inflation in 1980 dollars. Parking 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. A parking inventory was undertaken and Figure 11 reveals the findings. In the City of Fremont, parking is generated by a core area within the CBD. This shopping core is made up of a six (61 block area divided into six (6) sectors. Within this area, parking demand was determined to help assess the retail market and its vitality. Parking requirements are largely determined by assessing the needs of the various land uses in the CBD. Based on the amount of floor space allocated to each use within each sector, supply and demand figures were determined. By comparing the supply and demand, it becomes clear that a parking deficiency exists within the Fremont CBD core. To clarify whether the total park- ing supply offsets the core deficiency, parking in the total CBD was inventoried. Figure 12 graphically presents these findings, while Table 25 gives a summation. -56- �COMPREHENSIVE PLAN CITY OF FREMONT EWAYGO COUNTY, MICHIGA _LEGEND . . : . . METERED PARKING ~ ~ Fl I I I I ~ ~--~~--p--r 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 Fl I I I I I L_ I "" ► ► " ,■r■-■r .. ~■--■1'-■,.....DIE . I I I I i I I ~ ~~ [ITilJ~~II 11 1i 11 L_ ~ UJ I IIITTTTR ~ I '"'I I I I I I l _llf'lrnlll l[I ll!)·[=■ i~ITIIIJ~ L....IOJTI 111 I ~ ...,1111 J.I 11111111[11 ., Ell□ i ill[[J 1111..l Ea[j' ,~) D]ll. 1111 Ii ~ ~ _ (~) -------',;,V / / ~--·· . ···~ ELM novTnw SIJffl/EY TAKEN: OEC,, 1979 ~~~JA~~EDP~~~:GOR CENTRAL BUSINESS DISTRICT BOUNDARY I 11 I ;[IIBi[IIBi □ ~I l[ OFF • STREET PARKING (20). MAPl.£ l[ I ■■■ NON- METERED PARKING '------'--..................-l,,;r 1~ttHBtDB-am1~ - ~BIIE~LllJ::=jg - m I I_II I I I I I I I I I I I l~R 111111 l~CJEi~ r1 1111111 111 R~Ed I Fl Fl 11 ltillo~L_ l[ OAK FIGURE 11 PARKING INVENTORY ~ �COMPREHENSIVE PLAN CITY OF FREMONT EWAYGO COUNTY, ~~ ~ · I I I Fl Fl I I I I ~ I _II ~lL~~-1I _I_, I I I II II I II II I H II I I I L_ ~. Jttmtff(1_::}j_~~bt-~h Iiii 111111 C 1 ,ff' < ,z ~~ □!I l1rur'111p1r l#li~ C 11 ~1111 ~I III l£l!l__1~:!r~~--l_l~llrn+a . . 1 r' ffiE 1·-· -1• t!rrfi e-HHH~1M~00 11 ~ ® CHERRY MICHIGA SECTOR NUMBER ■■■ I C. 8. D. __ SECTOR BOUNDARY 20 BOUNDARY DEMAND SUPPLY SUB- SECTOR 76 __ I 1 I ~ - ' ~----J ~ITIBiITIB!Dil 111111111111111 l~R 111111 1!CIE3 ~ l:=illli~[I[B~ ;11111111 111 H~Ed I Fl Fl 11 lallJj__o L_ MAPLE ~~ OAK I 11 II 11 I FIGURE 12 PARKING SUPPLY & DEMAND ~ Pf\EJN a NEWHOF ENGINEERS · PlANNEftS �TABLE 25 CBD PARKING SUPPLY AND DEM.~N D £ITY OF FREMONT, MICHIGAN 1980 CBD Areas · Core Adjacent Areas Total CBD Source: Note: Demand SU'.]D lt Difference 1,138 707 - 431 339 381 + 1,477 1,088 42 - 389 Prein & Newhof Estimates The CBD core is defined as t he highly concentrated commercial center which ge nerates major business activity and is that area within the boundaries of Elm, Sullivan, Maple and St ewart. Vehicular Circulation Traffic patterns have been analyzed in terms of existing volumes and capacities. This data was then used to project volumes and to assess t he capabilities of the system to handle future traffic loads. The proposed vehicu l ar circulation plan as presented in the Thoroughfare Plan section evolved from t his analysis. Concentrating on the aspects of the Thoroughfare Plan which directly affect the CBD, the proposal is designed to facilitate greater carrying capacity and easier flow for vehicules by rerouting through traffic off of Main Street. be made possible by developing a one-way traffic loop. This will : he system will consist of a three lane, one direction circulation loop with approp r iate cut throughs, widenings and alignments.· This type of circulation network will discourage any through traffic other than shoppers. This approach will eliminate the existing conflict on Main Street between through vehicles and those who wish to par k and shop. It will allow for innovative development on Main Street to replace the co ngested character of the core. -59- �, Development Plan The Development Plan which is illustrated in this section reflects the fundamental decisions formulated as a result of the investigation and analysis. The plan as presented indicates very definite avenues of potential growth in terms of the direction and location of future expansion and also recommends certain types of physical development to assure a valid growth pattern. However, realiz i ng that all forecasts made for the next 20 years may not hold true as time and circumstances change, the plan allows for degrees of flexibility. Land Use area. The Land Use Plan proposes for more corrmercial intense land in the downtown The area between Mechanic and Merchant Avenues and extending as far north as Elm Street and half a block south. of Sheridan Street, has been designated solely for commercial use. The only strip commercial in the CBD has been isolated along Main Street from Weaver west to Kreps Avenue. The plan proposes professional offices adjacent to commercial establishments. Generally this will provide a buffer between commercial and residential areas and will also generate more economic vitality to the area. Professional office uses are proposed on Maple between Division and Merchant between Main Street and Sheridan, Sullivan and Mechanic and on the north side of Deyton between Weaver and Mechanic. The plan shows little change in public and semi-public land uses. These uses will continue where municipal facilities, schools, churches and public lands presently exist. The only land designated for industrial use in the CB0 is that area north of State Street and east of Darling Creek. This land is presently owned by Gerber Products and will be needed for expansion purposes. -60- �I• High and medium density residential lands make up the remainder of -the CBD. These areas are found in close proximity to the commercial core and generally in older areas of the community where many of the homes are in a transitional stage. Figure 13 graphically depicts the proposed land use for the City of Fremont's Central Business District. In addition to future land use concepts and traffic circulation improvements, the plan proposed some additional, more precise suggestions for downtown revitalization. These suggestions are as follows: • Establishment of a design motif or theme which will assure the coordination of all building improvements in the CBD such as architecture, color, texture, street furniture, landscaping, signs. • Initially, development of a pedestrian and parking mall on Main Street including diagonal parking, wider pedestrian walkways and effective landscaping. Ultimate development might include a pedestrian mall, void of all vehicular traffic. • Improvement of store backs, providing rear entrance to retail establishments directly from off-street parking areas. • Additional promotions to generate more business including special showings of new products such as cars, boats, fall clothes, etc. on Main Street. • Consideration of longer store hours and larger inventories to provide greater selection of merchandise to reach and service a wider segment of the potential market. Figure 14 pictorially represents the site plan for the City of Fremont's Central Business District. -61- �~ COMPREHENSIVE PLAN CITY OF FREMONT EWAYGO COUNTY, MICHIGA ~ □ MEDIUM DENSITY RESIDENTIAL !5·7 UNITS / ACRE r7 [_JJ -· • [HE •• '--.L......L~'-- ~EDIE~DIBg II 11 ~l1111111111111 ~11111111 111 OAK 11 I 11 l~H a ~w ~ PROFESSIONAL OFFICES I Fl 8 SEMl·PUBLIC INDUSTRIAL CBD FUTURE LAND USE F l I 111111111 111 11 I PUBLIC FIGURE 13 MAPLE ~[IJ:Ei[IJE~o COMMERCIAL 1 1 1 1 1 11 11111111111111111111111111111111 ••,.,..... ..,.,.,.,,,.,. 8 · 12 UNITS / ACRE ■ lffl Iii 11111111111111111111111111111111111 1 1 .••• HIGH DENSITY RESIDENTIAL l~CIE F l 11 l t l l l l i I ~ L_ If ~ --- D IOO , oo tll'O ... , �f ' �- MAJOR THOROUGHFARE PLAN �MAJOR THOROUGHFARE PLAN Streets and highways make up a very important part of the framework which links community activities to one another. Because of their importance to a community it is imperative that they be part of the Comprehensive Development Plan. This sec ti on of the Comprehensive Pl an examines vehicle networks in the City of Fremont in general and the proposed thoroughfare system in particular. While transportation is a separate section in this study, it is very much an integral part of the Land Use Plan and general overall pattern for development. Existing Thoroughfare System For purposes of analysis, streets have been classified according to their function. Primary arterial streets provide high volume movement of vehicles through the community connecting traffic generations. Secondary arterial streets are similar to primary streets except they carry a lower volume of traffic. Collector streets serve the internal traffic within an area; such as a neighborhood, and connect with the arterial sys tern. • Principle or Primary Arterial - The highest traffic volume corridors carrying the major portion of trips entering and leaving an urban area. • Minor or Secondary Arterial - Streets and highways interconnecting with and augmenting th.e urban principle arterial system providing service to trips of moderate length at a somewhat lower level of travel mobility. This system places more emphasis on land access. It includes all arterials not classified as principal or primary. • Urban Collector - Streets penetrating the neighborhoods, collecting traffic from the local streets in the neighborhood and channeling it into the arterial system. A minor amount of through traffic is carried on a collector street. It's primary function is to provide land access service and carries local traffic movements within residential neighborhoods as well as commercial a~d industrial uses. Urban Local Street Systems: - Streets which are not classified in a higher system, primarily providing direct access to adjacent land uses as well as access to the higher road systems. Volumes are low while through traffic is discouraged. -64- �The road classification map indicates the fare system has evolved. frame1>✓ 0rk from which the proposed thorough- The objective has been to define appropriate related purposes of highways and streets in providing traffic services that influence urban development, and to establish the most economic yet beneficial system to meet both present and future transportation needs. The followin g list defines the street classification system: Concerning the classification of these streets, the following is a breakdown of the primary, secondary, and collector road system within the City of Fremont: • Primar) Roads - M-82 (West Main Street and Stewart south of Main Street _, East Main Street. • Secondary Roads - Luce, 56th Street, Sheridan, Dayton, 44th, Osborne (Weaver), Stone, Green, Darling, Rarnshorn, Lake Drive, Lakevie~ Drive. • Collector Roads - Hillcrest, Division, Connie, Lake Drive (north of Lakeview Drive), Oak Street, Pine (east of Stewart), and Woods; Apache Drive, Iorquois Drive and State Street. The remainder of the City Streets are considered minor or local streets. Figure 15 graphically depicts these classifications. · Future Traffic Volumes and Capacities Estimated 1980 traffic volumes on designated streets are shown in Table 26 while Figure 16 graphically presents these findings. These figures are based on actual counts in 1977-78 and projected to 1980 based on the standard increase of 2.7%, as used by the Michigan Department of Transportation. -65- �• - --- . - 1.7 -. -•- .....,. - --- ~ COMPREHENSIVE PLAN ·--; CITY OF FREMONT I \ / I ~EWAYGO COUNTY, MICHIGA f ,1 I ·,I •· ' 1111 PRIMARY ARTERIAL I ,]l ! 't· -, ':Lt ..--:::--·~ )---1l '1,JJ.. ~ ;,_::' ·,,·,: l: ., . .?'-. . L.:-<~ :Ji ~-r:- .:;1_~ =:~~~\~ ., 'ii •... ~\ ,--· :....._i; &h 4 ~ ---~-----,/ VA I, ':51 j~ , •• SECONDARY ARTERIAL 3l I ••• COLLECTOR L I .. ;-;..... .. . . ' 11 ;- -, :.j i L__rJ t J 6 ••• FIGURE •✓- 15 ROAD CLASSIFICATIONS & ~ ':, Fr t-,,,o,,_, ~ ' Lafe ~v . t , I ·1 r.,1, ~ ~ &] _.,.,,,- I -~d·- - ~ ..UL /I···.~~-- LEGEND =c,--,_, I iJI I, 10 ~➔ te· i ii '-.;; ~,- ~ ~- ,, w ,,~ l ........."°, o'~ aoo· 1200· .. .J ...J ••w F'EET ......... ......... I �zl- < c:s:Zc, ..JQ:c fl) a.:E~ UJ >W. cna:~ zu.z ..J ::c LI. 0 wou w :::, (.) a: 0 CJ a. OI-,: o-w (J ct w ,: :E ::::> g :i ii: IL ::E>~ IX I- ~ , C I l:}--- - i r -- ~ - .L - r--.. . .,_-- / ~ "' ~l( I .,_ - ~ �TABLE 26 EXISTING AND PROJECTED TRAFFIC VOLUMES FREMONT CENTRAL BUSINESS DISTRICT 1980-2000 1980 Main St. east of State Main St. west of State Main St. east of Stewart Main St. west of Stewart Darling north of Main Division north of Main Division south of Main State St. west of Main Stewart south of Main Weaver north of Main Dayton west of Mechanic Source: 15,065 13,527 9,402 12,555 1,503 2,964 5,901 1,801 6,822 1,985 1,133 1985 1990 1995 2000 17,212 15,454 10,742 13,970 1,717 3,386 6,742 2,058 7,794 2,268 1,294 19,664 17,656 12,272 15,961 1,962 3,869 7,702 2,351 8,905 2,591 1,479 22,467 20,171 14,021 18,235 2,185 4,420 8,800 2,686 10,173 2,960 1,690 25,667 23,046 16,018 20,833 2,497 5,050 10,054 3,068 11,630 3,381 1,930 Actual traffic counts (1977-78) projected by Prein & Newhof Existing traffic information points out that some streets, particularly Main Street, are heavily traveled. Traffic capacities for Ihe above streets have been computed. The following table shows projected traffic volumes as related to traffic volume capacities. TABLE 27 PROJECTED TRAFFIC VOLUMES AND ROAD CAPACITIES FOR SELECTED STREETS, F~EMONT, MICHIGAN 200.'J Road Volu me s Capacities* Main St. east of State Main St. west of State Main St. east of Stewart Main St. west of Stewart Darling north of Main St. Darling south of Main St. Division north of Main Division south of Main Stewart south of Main Weaver north of Main St . . . Dayton St. between Weaver & Stewart Sheridan between Sullivan & Darling 11,620 · 3,381 22,400 22,400 22,400 22,400 20,400 15,450 6,700 6,700 26,200 20,400 neg. 17,400 neg. 17,400 25,667 23,846 16,018 20,833 2, 497 5,05 0 10,05 4 * Average Daily Traffic Volumes Source: Prein & Newhof -68- ~eg. = Negligible Deficiency 3,267 646 3,354 �Projections show that volumes on Main Street will increase to about 25,000 vehicles/ day by the year 2000 with capacities at slightly over 22,000 east and west of the Central Business District core and just under 18,000 between Mechanic and Merchants Streets. There is no other place for traffic to go unless improvements are made in side and parallel streets with eventual cut t hrough access to tie these roads to the major circulation system of the City. Major Thoroughfare Plan Primary Roads - The plan continues to propose those roads already designated in the primary system with the addition of Sheridan and Dayton Streets. ·M-82 which is a segment of Stewart, provides access to the City. This road will continue to be a part of the primary system bJt rerouted into the downtown one-way loop. The proposed downtown one-way traffic systs.~ consists of a three-lane circulation loop with with appropriate cut throughs, .widenings and alignments carrying traffic around the Central Business District. This network al lo,,;s for greater carrying capacity and easier f1ow with a more desirable volume distribution resulting from increased lane movement. As pointed out through the anlaysis of traffic volumes and capacities of streets to the year 2000, there will be deficiencies in the traffic carrying capability for Main Street, with vo1umes reaching 25,000 vehicles per day. As a result, we have proposed the one-way traffic loop for Sheridan and Dayton Streets which wi 11 accommodate 17,400 vehicles in each direction. This plan allows traffic circulation on Main Street but discourages any through traffic -69- �other than shoppers. trians. This is an attempt to return the area back to shoppers/pedes- In addition, the Plan proposes the landscaping and general beautification of Main Street within the Central Business District with the introduction of walkways and street furniture. This is a sound approach since the best tactic to compete with outlying shopping centers is to provide equal or better amenities. Secondary Roads - The secondary road system is comprised basically of existing through roads i"n the community such as: Green Avenue Luce Avenue Stone Road 44th Street Weaver Avenue Lake Drive Darling Avenue (north of Dayton Street) Lakeview Drive Rams Horn Drive 56th Street Analysis indicates no anticipated capacity problems in the future. I I -I I I I I I In an attempt to redirect cross-town traffic through some of the older neighborhoods, the plan suggests a future secondary arterial to connect Stewart Street with Stone Road, generally adjacent to the school and cemetery properties, ,.and south of the central portion of the City. This proposed secondary road has several advantages. It provides access to school properties thus minimizing excess traffic through the neighborhood north of the school. It allows for additional travel options for residents north of the central business district who are traveling to the school areas and points south of the City. In addition, it provides a link between the eastern and western portions of the City without going through the Central Business District. Furthermore, by extending Locust Street in the industrial area, it will provide direct access to secondary streets, thereby rerouting industrial traffic in and out of the City without traveling through the Central Business District. -70- �There are some disadvantages associated with this secondary road. a rather expensive project. It would be The City must assess the costs versus the benefits to be derived prior to the implementation of such a project. In addition, with the development of the one-way system in the Central Business District, increased road capacity will not be necessary. Therefore, the new secondary road could needlessly cause the traffic to bypass the Central Business District. Certainly the growth and development of the industrial area to the west as well as Central Business District and general commercial growth will have a direct bearing on the need for such a facility. Collector System - The collector system is comprised primarily of existing streets such as: Division Avenue Hemlock Street Hillcrest Avenue State Street Woods Street Locust Street Iroquois Drive Apache Street The plan suggests addtional roads to facilitate the movement of vehicles onto secondary and primary arterials. Therefore, the plan proposes the extention of 44th Street east of Division Street, between Branstrom Park and Daisy Brook Elementary School to Darling Street. Also proposed is the extention of Locust Street in the industrial area west to Green Avenue and east from the Chessie Railroad tracks to Stone Road, extended connecting with the possible future secondary arterial running generally east and west. An alternate solution for the extension of Locust Street to the east is the use of the existing unimproved road bed parallel to the rai_lroad right-of-way between Connie and Sonte which intersects Stone Road at Oak. See Figure 17 for a summary of the Major Thoroughfare Plan. -71- � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Fremont_Comprehensive-Plan_1981 Creator An entity primarily responsible for making the resource Prein & Newhof Date A point or period of time associated with an event in the lifecycle of the resource 1981-02 Title A name given to the resource Comprehensive Plan Description An account of the resource The Comprehensive Plan for the City of Fremont was prepared by Prein & Newhof in February 1981. Subject The topic of the resource Comprehensive plan publications Fremont (Mich.) Newaygo 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