203 24 26018 https://digitalcollections.library.gvsu.edu/files/original/91fcb6cdef948fed53054e970e3ddf2b.jpg baad7de06f9e5f9a96617d530a9f8b65 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 Decorated Publishers' Bindings Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Description An account of the resource From the early 1870s to roughly 1930, many publishers issued their commercial book covers with a remarkable variety of graphic designs and illustrations. This sixty-year period saw many artists and designers contributing to this art form. While some can be identified from their style or initials, others remain unknown. Source A related resource from which the described resource is derived Seidman Rare Books Collection Michigan Novels Collection Regional Historical Collection Lincoln and the Civil War Collection Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Date A point or period of time associated with an event in the lifecycle of the resource 2017-08-30 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a>, <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource Image Identifier An unambiguous reference to the resource within a given context DC-01 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Source Seidman Rare Books. HV9468 .T72 1908 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-01_Bindings0204 Title A name given to the resource The Prisoner at the Bar Creator An entity primarily responsible for making the resource Decorative Designers (Designers) Description An account of the resource Binding of The Prisoner at the Bar: Sidelights on the Administration of Criminal Justice, by Arthur Train, published by C. Scribner's Sons, 1908. Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Date A point or period of time associated with an event in the lifecycle of the resource 1908 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/a23d1c3aef3e97aef90a77f964e2fd3a.pdf 9d8dd30dcef3e5cf65f9e1919d0be3f2 PDF Text Text ----------~------------~~__;;."•'e, I ~......, IELD " ' , DEERF TOWNSHII?: ·.' ·t - -:_;_, ,. r(.: ,,l, ·,. J . - 'f!rf, r· \,,_ ~. '1 t i . ., .,,, , '.~ tt ' ' . . ·.-,....... '"'"'; ' t,.. ·• ' . ~~·i,-:)r, -~ II ,, III 12 -~=---1----~ ' ' ··• . ,I i • ,. ___ ;..,. ' ' 21 I II -30 ~ '2e'1 • 27 II I • I ' I ~, I ',, ' ~I 1994 .,,,,. ('. .f �DEERFIELD TOWNSHIP COMPREHENSIVE PLAN Prepared By: Deerfield Township Planning Commission and Township Board of Trustees Planning & Zoning Center, Inc. 302 S. Waverly Road Lansing, Ml 48917 (517)886-0555 and Landplan, Inc. 4211 Okemos Rd. Suite# 15 Okemos, Ml 48864 (517)347-2120 Adopted July 21, 1994 �DEERFIELD TOWNSHIP BOARD OF TRUSTEES Robert Miller, Supervisor Harold Williams, Treasurer Nancy Laier, Clerk Read Dunn, Trustee Don Tinson, Trustee DEERFIELD TOWNSHIP PLANNING COMMISSION Read Dunn, Chairperson Scot Runyan Karen Clute Robert Birney Phyllis Grannan Carolyn Kelley Garry Johnston With the Assistance of: Planning & Zoning Center, Inc. 302 S. Waverly Road Lansing, Ml 48917 (517)886-0555 Carolyn Freebury Kelly Gettle Linda Beck Mark A. Wyckoff, AICP Brenda M. Moore, AICP Timothy McCauley Mark A. Eidelson, AICP Landplan, Inc. 4211 Okemos Rd. Suite 15 Okemos, Ml 48864 (517)347-2120 �,- . TABLE OF CONTENTS Chapter 1 - Introduction Plan Purpose ............................................................................................................................1-1 Plan Contents and How to Use the Plan ................................................................................... 1-1 P.lan Preparation .......................................................................................................................1-2 Chapter 2 - Community Character Introduction .....................................................................................:........................................ 2-1 Demographic Summary ............................................................................................................ 2-1 Open Space .............................................................................................................................2-2 Natural Resources Summary ....................................................................................................2-2 Existing Land Use Patterns .......................................................................................................2-3 Visual Landscape Areas ...........................................................................................................2-4 Critical Trends ..........................................................................................................................2-7 Chapter 3 - A Common Vision: Goals & Objectives Vision Statement ......................................................................................................................3-1 Definition of Goals, Objectives, and Policies .............................................................................3-2 How the Goals & Objectives Evolved ........................................................................................3-2 Goals & Objectives ...................................................................................................................3-2 Chapter 4- Future Land Use Strategy Introduction and Purpose ..........................................................................................................4-1 Overview of the Future Land Use Strategy ...............................................................................4-1 Individual Components of the Future Land Use Strategy ...........................................................4-2 Commercial and Industrial Development ...........•..........................................•..........................4-11 Public Lands ...........................................................................................................................4-12 Recreation Lands ...................................................................................................................4-13 Special Land Uses ..................................................................................................................4-13 Principal Road Corridors .........................................................................................................4-14 Chapter 5 - Public Services Strategy Introduction and Purpose ..........................................................................................................5-1 Overview of Public Services Strategy .......................................................................................5-1 Individual Public Service Components ......................................................................................5-2 Intergovernmental Coordination .................... ;: ..........................................................................5-9 Appendix A Location and Geography.......................................................................................................... A-1 ~ ' Appendix B Historic Perspective ................................................................................................................. B-1 Appendix C · Physical Profile - Natural Features ........................................................................................... C-1 Appendix D Physical Profile - Land Use/Cover, Public Services and Facilities ............................................. D-1 Appendix E Demographic Profile ................................................................................................................ E-1 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �I LIST OF MAPS .., Map 2-1 Visual Character Inventory .......................•........................................................................2-6 Map 4-1 Future Land Use ...............................................................................................................4-5 APPENDICES Map C-1 Steep Slopes Map C-2 Drains Map C-3 Watersheds Map C-4a Soil Types-South - Half Map C-4b Soil Types-North - Half Map C-5 Limitations for Septic Systems Map C-6 Limitations for Basements Map C-7 Most Suitable Soils Map C-8 Hydric Soils Map C-9 Prime Farmland Soils Map C-1 0 Woodlands Map C-11 Wetlands Map C-12 Groundwater Vulnerability Map D-1a Land Cover/Use - South Half Map D-1b Land Cover/Use - North Half Map D-2 Land Cover/Use Map D-3 PA 116 Farmlands Map D-4 Land Use by Parcel - Tax Class Map D-5 Roadway Classification (Act 51) Map D-6 School Districts Map D-7 Public Facilities Map 0-8 WaterWells DEERFIELD TOWNSHIP COMPREHENSIVE PLAN I' �LIST OF FIGURES Figure 1-1 Planning Process ...........................................................................................................1-2 Figure 4-1 Development Flexibility Through •Average Development Density• and Resulting Open Space Benefits .................................................................................................................4-3 Figure A-1 ..................................................................................................................................... A-1 Figure A-2 ...................................................................................................................................... A-1 Figure A-3 ...................................................................................................................................... A-1 Figure D-1 Example of Lot Split Evolution ...................................................................................... D-3 Figure D-2 State Equalized Value 1982 - 1991 ............................................................................... D-7 Figure D-3 Allocations of Local Property Taxes - 1991 ................................................................... D-8 Figure E-1 Population Growth Trend-Deerfield Township and Area Communities ........................... E-4 Figure E-2 Population Growth Trend-Livingston County: 1900 - 1990 ............................................. E-5 Figure E-3 Population Growth Trend-Livingston County and Deerfield Township ............................ E-6 Figure E-4 Persons Per Square Mile-Deerfield Township and Livingston County ............................ E-7 Figure E-5 Median Age Distribution 1970 - 1990 ............................................................................ E-8 Figure E-6 Age/Sex Distribution by Percent-Deerfield Township: 1980 ........................................... E-9 Figure E-7 Age/Sex Distribution for Deerfield Township: 1990 ...................................................... E-1 0 Figure E-8 School Enrollment by District 1971 - 1990................................................................... E-11 Figure E-9 Number of Households-Deerfield Township 1960 - 1990 ............................................. E-12 Figure E-10 Person Per Household 1970- 1990 .......................................................................... E-13 Figure E-11 Percent of Workers by Industry, Employment by Sector Livingston County: 1980 & 1990 ........................................................... E-14 Figure E-12 Percent of Workers by Industry, Deerfield Township: 1980 & 1990 ........................... E-15 Figure E-13 Unemployment Rates, Deerfield Township & Livingston County: 1982 -1991 ........... E-16 ~ - • / M DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �I LIST OFTABLES Table 4-1 Development Densities by Use Area ...............................................................................4-2 Table 5-1 Perceived Road Condition by Number of Daily Car Trips .................................................5-3 Table C-1 Climatic Information ....................................................................................................... C-1 Table C-2 Lakes 10 Acres or Larger .............................................................................................. C-2 Table C-3 Soils Map Units Table C-4 Woodland Use/Cover Codes in Deerfield Township ................ , ...................................... C-6 Table C-5 Wetland Use/Cover Codes .•.....................................................•.................................... C-7 Table D-1 24 Hour Traffic Volumes ................................................................................................ D-4 Table D-2 State Equalized Value 1982 - 1991 ................................................................................ D-7 Table E-1 Historic Population ....................................................-..................................................... E-4 Table E-2 Historic Population, Livingston County, 1900 - 1990 ....................................................... E-5 Table E-3 Percent Increase in Population ...................................................................................... E-6 Table E-4 Persons Per Square Mile ............................................................................................... E-7 Table E-5 Median Age ................................................................................................................... E-8 Table E-6 Age/Sex Distribution by Percent-Deerfield Township: 1980 ..........•................................. E-9 Table E-7 Age/Sex Distnbution by Percent-Deerfield Township: 1990 .......................................... E-10 Table E-8 School Enrollment by District 1971 -1990 .................................................................... E-11 Table E-9 Number of Households 1960 -1990 ............................................................................. E-12 Table E-1 0 Persons Per Household 1970 -1990 ......................•....................••............................. E-13 Table E-11 Percent of Workers by Industry, Employment by Sector Livingston County: 1980 & 1990 ....................•...................................... E-14 Table E-12 Percent of Workers by Industry, Deerfield Township 1980 & 1990 ............................. E-15 Table E-13 Unemployment Rates, Deerfield Township & Livingston County 1982-1991 ............. E-16 , ~ Ill DEERFIELD TOWNSHIP COMPREHENSIVE PLAN \ �Chapter 1 INTRODUCTION PLAN PURPOSE • to promote an orderly development process which is paced in coordination with the Township's ability to provide services and which permits public officials and citizens an opportunity to monitor change and review proposed development in a reasonable manner; and The purpose of this Plan is to guide policy and decision making for all future land and infrastructure development decisions within Deerfield Township. Within the Plan, key planning issues are identified; goats, objectives and policies are outlined; future land uses are described and mapped; public facility standards are established; and implementation measures are recommended. • to provide information from which to gain a better understanding of the Township and its interdependencies and interrelationships, and upon which to base future land use and public investment decisions. This Plan is adopted pursuant to the authority of the Township Planning Act, PA 168 of 1959. This Act provides for the preparation of a "basic plan" to promote community health, safety, and welfare through provisions for the use of land and resources and the assurance of adequate public facilities and services. The Deerfield Township Comprehensive Plan is a "basic plan." It is prepared as a foundation for, and depends primarily on, the Township's zoning ordinance, and the subsequent adoption of subdivision regulations and a capital improvement program for effective . . implementation. Although this Plan states land use development policy -and proposes land use arrangements, it has no regulatory power. PLAN CONTENTS and HOW TO USE THE PLAN There are three critical components to using this plan as a decision making guide. First, are the goals and objectives in Chapter 3. Second, are the policies, future land use map, public facilities plan and associated descriptive information presented in Chapter 4 and Chapter 5. Third, is the supporting documentation found in Appendices A-E which draws directly from previous planning and engineering studies. All proposed future land uses and policies presented in this Plan were developed based on a blending of the natural capability of the land to sustain certain types of development; the important natural tune. tions played by unique land and water resources in the area; the relative future need for residential, commercial, and industrial land uses; the existing land use distribution; the relationship of undeveloped lands to existing community character. and the desires of local residents and public officials as expressed through interviews, town meetings, and public hearings. This Plan is presented to help all elected and appointed officials to make difficult choices between competing interests and to serve as a guide for decision making. It is anticipated that this Plan will be used and consulted in the following situations: • Preparation of Updated Zoning Regulations: This Plan is intended as support for the achievement of the following public objectives, among others: This Plan charts a new purposeful future for Deerfield Township. Its success will be largely dependent upon effective zoning provisions to implement the policies of the Plan. The Plan serves as the guide or foundation upon which new zoning provisions should be based and drafted. • to protect public health, safety and general welfare; • Review of rezonlngs, variances, and special use permits: Applications for rezonings, vari- ances, or special use permits should be eval~ated not only in terms of specific zoning ordinance standards, but also in terms of how well the proposed action would help attain the goals and objectives of this Plan (Chapter Three) and fulfill its policies (Chapters 4 and 5). • to conserve and protect property values by preventing incompatible uses from locating adjacent to each other; • to protect and preserve the natural resources, unique character, and environmental quality of the area; 1-1 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �I • Public Improvement projects: All future public improvement projects, including the construction of new facilities, utilities or buildings, should first be reviewed by the Planning Commission for consistency with this Plan, pursuant to PA 168 of 1959. In particular, such projects should be reviewed to determine consistency with the goals, objectives and policies in the Plan (Chapter 3), and whether they support the planned future land use pattern anct public services in the Township as set forth in this Plan (Chapter 4 & 5). Township's rural character, open spaces, farmland, and natural resources; maintain the gravel road n~ work, limit future growth and development, and mi ~ mize future taxes. The combined results of the Murin~ session, an analysis of economic and demographic trends, and mapping analysis, were used to determine the issues to be addressed by the Comprehensive Plan. Fl ure 1-1 Plannin • Review of land subdivision and lot splits: The subdivision of land and associated lot split activities has a profound impact upon the character of a community and future public service needs and tax burdens. This Plan provides policies to assist the Planning Commission and Township Board regarding decisions about the appropriateness of proposed subdivisions and lot splits, and the adequacy of public services to address the increased demands associated with th_ese subdivisions and lot splits. Process Data Collection and Mapping • Township stability: This Plan is a strong and visible statement by the Township and its residents regarding the intended future character of the community and strategies to assure that character. As a formal and tangible document, this Plan instms a sense of stability and direction for Township officials, Township residents, and Township activities. Draft Goals and Objectives Goals and Objectives Refined at Town Meeting r. , Draft Alternative Development Patterns Town Meeting PLAN PREPARATION Draft Comprehensive Plan The Planning Process The planning process used in developing the Deerfield Township Comprehensive Plan included a combination of Planning Commission meetings with attendance by members of the Township Board, computerized mapping, data analysis, development of alternative development schemes, four town meetings, and a public hearing. The planning process is represented graphically in Figure 1-1. Public Hearing on Plan At the first •town meeting• in January of 1993, an overview of current economic and demographic trends and Issues was presented, and a •tuturing• session was conducted in which citizens of Deerfield Township were asked to visualize Deerfield Township 10-20 years in the future as they wanted it to be. This resulted in citizens articulating their vision and desires for their community. Key issues which surfaced during this town meeting included the preservation of the Draft goals and objectives were developed from the public vision statements generated at the first town meeting and were presented at the second town meeting in April of the same year. Following refinement of the goals and objectives with input from t~ 1-2 OEERFI ELD TOWNSHIP COMPREHENSIVE PLAN - �Chapter 2 COMMUNITY CHARACTER INTRODUCTION in size today throughout the Township, approximately half of the Township land area is characterized by lots of 40 acres or less in size, the majority of which are ten acres or smaller in size. Deerfield Township is a rural community situated on the fringe of the Greater Detroit Metropolitan Area. The expanding growth and sprawl of the suburbs from the Detroit area has already been witnessed by many residents in the Township . The Township's farming and open space atmosphere, in conjunction with easy access to these employment and retail centers in the Detroit Metro Area as well as the urban centers of Flint and Ann Arbor, make the Township attractive for development. The northern areas of Bennett Lake and the periphery of Lake Shannon have evolved as the most densely developed areas in the Township, consisting largely of platted subdivisions and similar neighborhood type development patterns. DEMOGRAPHIC SUMMARY Between 1980 and 1990, the Township's population increased by nearly 15% and reached a total population of 3,000 persons. This growth has occurred within and among the Township's extensive natural amenities including rolling terrain, inland lakes, streams, woodlots, wetlands, expansive farmlands and open spaces. (See Appendix A for more information on location and geography). Though Deerfield Township is generally characterized by relatively dispersed development, it has nonethe-less increased in population by nearly 75% between 1970 and 1990, and 15% between 1980 and 1990. While the population increase of the 1980's (15%) seems relatively small, it is much greater than the state's growth rate during the same period (less than 1%). By the year 2010 the Township's population is anticipated to reach 3,921; an additional 31% increase over the 1990 population figure (according to the Livingston County Planning Department). A substantial amount of residential development has occurred in Deerfield since 1970, with the addition of 242 dwelling units between 1970 and 1980 and an additional 131 units added between 1980 and 1990, resulting in a total count of 1,053 dwelling units in 1990. The years 1991 through 1993 (thru October) witnessed the issuance of 107 new residential building permits. State equalized value (SEV) attributed to residential development increased by 62% between 1982 and 1991, increasing from $26.2 million to $42.5 million. Commercial land values showed little change in the same time period. The SEV for agricultural lands in the Township rose by 15% from $7.1 million to 8.3 million. Overall, the Township's SEV increased by 49% between 1982 and 1991 . With the increase in population has come an increase in population density (persons per square mile). In 1900, Deerfield Township had 23.9 persons per square mile. By 1960, it had increased to 30.6, and it increased to nearly 80 by 1990. The greatest increases in population densities have focused in the Bennett Lake and Lake Shannon areas. Although minority populations have increased slightly since 1980, the Township's population is relatively homogeneous; with 99.3% of the population being white. Additionally, most of the households in Deerfield are comprised of married-couple families (74.5% of all households) and 95.6% of the housing units are single family. A growing market for residential development has spurred a large number of parcel splits in ·the Township . Average parcel size in the Township in 1930 was in excess of 80 acres. Between 1971 and 1980, there was a marked increase in the number of lot splits than in the previous four decades as ten acres lot splits began to predominate in many areas of the Township, particularly in the southern half of the Township. The ten acre lot splits have continued over the years as now nearly all areas of the Township reflect such a pattern to one degree or another. While there are still a substantial number of parcels of 80 acres or greater The age structure of Deerfield Township suggests maturing families with children and relatively low numbers of persons 65 years and over. Median age in the Township is slightly lower than that of the County and State averages, which suggests the presence of aging "baby boomers"who are now rearing families. 2-1 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �While the number of persons per household in the Township (3.11) is higher than the State (2.66) and County (2.94), household size has decreased since 1980. This parallels state and national trends toward smaller families, childless couple families, and more single-parent households. in only a few areas have pastoral vistas have been replaced with strip residential development pattern~ The extent to which open spaces have been pr( served is due more to the limited population, the type of growth and development in the Township, expansive agricultural lands, and individual property owner commitment to protection of these open spaces, rather than a purposeful regulatory program aimed at effective conservation of these areas. Deerfield Towns hip is also a relatively wealthy community in that the per capita income has increased at a faster rate than the state's. Between 1979 and 1989 Deerfield's per capita income increased approximately 108% while the state's increased approximately 84% in that same time period. Since per capita income figures are derived by taking total income and dividing it by every adult and child, it is especially significant that Deerfield's per capita income remains high despite a larger household size. Another measure of wealth in a community is the median value of housing stock and the rate of home ownership. Deerfield Township has a higher owner-occupied median housing value than the state ($83,100 vs. $60,600). Of all the housing units in the Township, 89% are owner-occupied. The state rate of homeownership is approximately 74%. · However, if past trends and development pressures continue, the future of these open spaces will become more in doubt. The provisions of the Township's current zoning ordinance do little to aggressively protect farmlands or the Township's rural character and open spaces. Without intervention, the random land use pattern which has evolved in the Township will worsen and, along with the unregulated lot splits permitted under the Subdivision Control Act (creation of four lots under 1O acres in size every ten years) will lead more and more to the insidious conversion of these open spaces. NATURAL RESOURCES SUMMARY Deerfield Township's population is a commuting population; the average travel time to work for Deerfield residents was 31.3 minutes in 1990. Workers commute primarily to the Detroit metro-area, and Genesee and Washtenaw counties. As in 1980, the majority of Deerfield Township's labor force in 1990 was employed in manufacturing and service sectors of the economy. Topography and Watercourses Most of Deerfield Township is characterized b~ rolling topography. Few areas in the Township are fl[" 1 and many areas of the Township exhibit grades approaching 10% or greater. Many of the steepest slopes, some exceeding 18%, are found along the Township's drainage corridors. The highest elevations in the Township are in the southeast quadrant of the Township and the Township falls in elevation to the north and west. For a more detailed overview of Deerfield Township's demographics, see Appendix E. There are four principal watercourses in the Township, each flowing in a south to north direction. North Ore Creek and the south branch of the Shiawassee River are situated in the Township's northeast and northwest quadrants, respectively. Cranberry Creek flows through the central regions of the Township while the Yellow River Drain flows though the western half of the Township. OPEN SPACE Open spaces are as much a fundamental part of Deerfield Township's character as are the residents of the Township. Extensive open spaces exist throughout all areas of the Township, including wetlands, woodlands, agricultural fields, shrub and herbaceous fields, and rolling hillsides. It is the extensive open spaces. which so dramatically shape the character of the Township, provide endless panoramic vistas and natural resource systems, and document the strong ties between the Township's early settlement days and the Township today. Lakes Deerfield Township has numerous lakes ranging in size from less than 1 acre to approximately 180 acres, and total over 880 acres in area (see Map C-2). The majority of the Township's larger lakes are situated in the northern two-thirds of the Township. Most significant of the Township's lakes include Bennett Lake, Lake Shannon, Ryan Lake, Indian Lake, and Lou~ Lake. There are several lake chains in the Townshi~- - The integrity of the Township's open spaces has largely been preserved over the years. Natural resource systems have been generally undisturbed and 2-2 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �- comprised of lakes in close proximity to one another and connected through rivers, creeks, or drains. These include the Louis/Lamb/Root Lakes chain in the central region of the Township and the BennetVLobdell Lakes chain in the Township's northeast corner. The BennetVLobdell Lakes chain is part of an extensive chain of lakes and wetlands areas which stretches east across Tyrone Township. Wetlands Deerfield Township has a significant amount of wetlands. Most of the wetland areas of the Township consist of shrub swamps and low-lying woodlands (see Map C-11 ). Wetlands are concentrated primarily along the Township's water courses and lakes. There are several extensive wetland areas in the Township, each approaching 300 acres in size or greater, including wetlands associated with Bennett Lake/North Ore Creek and Indian Lake. Many of the wetlands may not be covered with water year-round. The Township's wetlands contribute to the natural beauty of its watercourses and lakes, as well as serve important flood control, water purification, and wildlife habitat roles. The larger Township lakes reflect varying degrees of development. Lake Shannon, along the southeast edge of the Township, has been fully developed with residential subdivisions and is the most developed of the lakes. While the north side of Bennett Lake in the Township's northeast corner reflects the greatest lake development intensities in the Township, the south includes extensive areas of wetlands and only limited developable areas. Similarly, while the east side of Ryan Lake has been developed residentially, approximately half of the lake's remaining shoreline is characterized by wetlands, with woodlands and open fields accounting for the balance of the lake's shoreline areas. The remaining lakes of the Township have experienced only limited development if any at all. A seasonal recreational vehicle campground has been developed on both Indian Lake and Louis Lake. As might be expected, the visual character of the lake areas in the Township has been significantly altered with the onset and expansion of development. Most of the land surrounding smaller"lakes (20 acres or less) in Deerfield Township remains undeveloped. Agricultural Land Deerfield Township has extensive agricultural lands approaching 10,000 acres. These lands are largely characterized by extensive areas of prime farmland soils. More than two thirds of the Township's farmlands are situated in the eastern half of the Township, and the majority of these farmlands are along Argentine Road or within one mile of this primary transportation corridor. The acreages of these farmlands typically vary from 40 acres to 200 acres and more. The majority of the land being farmed today is owned by the family operating the farm, although approximately 2,000 acres of additional farmland is being leased for farm use by farm families. Farming has always been the foundation of the Township and continues to be the dominant land use aside from natural open spaces. The farmlands lend significantly to the diverse rural character of the area and provide open spaces to compliment the area's rolling hills. Woodlands The wooded areas of Deerfield Township substantially contribute to the picturesque rural character · of the area and are evident throughout all areas of the Township (see Map C-10). Most of these wooded areas are considerable in size, typically exceeding 80 contiguous acres. The most significant of these larger wooded areas are associated with Indian Lake and along the Township's western boundary, north of Hidden lake. Each woodland stand extends more than two miles in length, include wetland environments, and cover more than 600 acres. Though lowland hardwoods predominate throughout the Township's wetland areas, upland hardwoods are the predominant type of forest cover with only limited areas of conifers. These large tracts of woodlands are an essential element of wildlife habitats and the rural character of the Township. There are over 2,400 acres of land in Deerfield Township enrolled in the state's Farmland and Open Space Preservation Program. EXISTING LAND USE PATTERNS The general land use character of Deerfield Township is one of open spaces. Just over 95% of the Township area is characterized by some form of open space. Agricultural alone comprises more ~ha~ 40% of the Township area and woodlands compn~e JU~t ov~r 23%. Agriculture in Deerfield Township Is pnm~nly crop farming but includes a significant amount of hv~ stock farming as well. The principal farming are~s in the Township follow the Argentine Road comdor. Open fields, including shrub and herbaceou_s lands account for approximately 21% of the Township area. Urban development comprises less than 5% of the Township area with residential development account2-3 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �• ing for the vast majority of the urban development in the Township. The Bennett Lake and Lake Shannon areas are the most intensively developed residential areas in the Township, consisting of residential developments where lot sizes typically range between 1/4 to 3/4 acres in size. The Bennett lake and Lake Shannon Lake areas account for more than 400 of the approximately 1;100 dwelling units in the Township in 1993. Thus, approximately 36% of the Township's dwelling units cover less than 2% of the Township area. The balance and vast majority of the Township's residential development is comprised primarily of large lot residences of 5 and 1O acre parcels. There are no apartment buildings or other multiple family structures in the Township. Commercial and industrial development is very limited in the Township. There are approximately a dozen small scale commercial facilities including a restaurant, bar, bakery, dog kennels, auto repair shops, and convenience stores. The commercial facilities are scattered throughout the Township though many are situated along Argentine Road and Bennett Lake Road. Though land near Argentine and Cohoctah Roads is zoned for industrial use and there are several small buildings of an industrial character, the buildings and site improvements reflect comparatively limited investment and the current use of the land is not certain though limited car sales and repair appear to take place. Argentine Road Farmland Corridor Possibly the most dominant of the landscapes µ-Deerfield Township is the Argentine Road Farmlar.,_ Corridor. Argentine Road is the most heavily traveled road in the Township, running the full length of the Township and cutting through the primary farming belt in the Township. Nearly all of the lands abutting this roadway corridor are in agricultural use, and those few which are not are either vacant or developed at very low densities (parcels of 5 to 20 acres in size). The resulting visual image is one of continuous open spaces dominated by crop and livestock farmland. The Argentine Road Farmland Corridor extends approximately one half to one mile east and west of Argentine Road. Nowhere else in the Township can one travel and be continuously exposed to the farming character of the Township. Satellite Farmland Area ~SUALLANDSCAPEAREAS The Satellite Farmland Area includes predominantly farming areas which, though not part of the Argentine Road Farmland Corridor Area, include areas of extensive and contiguous farmland. The expansiveness of these areas contribute to their uniqueness as a landscape type within the Township. This Area also includes a limited degree of low density residential development (generally 5 and 1O acre lots). Though farming is the predominant visual element in this Area wetlands and woodlands are visible throughout i' well. There are four Satellite Farmland Areas, all or which are in close proximity to the Argentine Road Farmland Corridor except for that Area in the far northwest comer of the Township. Overview Mixed Open Space Area The visual character of Deerfielc:I Township is one which reflects strong rural elements interlaced with limited features of suburbanization. Within this context however, there are a number of clearly identifiable landscapes arid Township regions which come together to create the unique community of Deerfielc:I Township. While there is probably little difference in local opinion about the description of Deerfielcl's visual character, .there may be cf1verse opinions about lines and boundaries which separate the variable landscapes in the Township. Below is one description of the landscapes of Deerfield Township. It is presented because of its utility in documenting the existing character of the Township, and because of the insight it provk::fes for land use planning purposes. The visual character assessment below k::fentifies six principal landscape areas in the Township and elaborates upon each. The landscape areas are illustrated in Map 2-1. The Mixed Open Space Areas are generally found adjacent to both sides of the Argentine Road Farmland Corridor. This Area is principally characterized by a mosaic of open space areas including farmlands, large lot residences, and vacant parcels. Woodlands and wetlands are the predominant visual element throughout this Area and account for the dominant character of parcels as large as 40 acres or more. These woodland and wetland areas are interspersed with farmlands approaching 80 acres or more in size and large lot residences generally comprising 5 and 1O acres. A significant portion of the Mixed Open Space Area includes the Oak Grove State Game Area in the western portion of the Township. 2-4 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �North Bennett Lake Area and the chain of lakes and wetlands of which it is an intrinsic part, is void of any significant development and acts as both a strong visual and environmental component of the Township as well as a natural barrier to the encroachment of development. It's presence is somewhat obscured by the fact that none of the Township's principal roads afford views or access to this Area. In fact, the best visual access to this expansive and beautiful area is in Tyrone Township from Linden Road. The North Bennett Lake Area ls dominated by the strongest suburban-like landscape in the Township. The North Bennett Lake Area is generally characterized by those lands north of Bennett Lake Road, extending to the north and east Township boundaries. There are numerous platted subdivisions in this Area as well as a mobile home park and several commercial developments, including vrs Grocery and Bakery, Twin Gardens Restaurant, and the Old Hickory Bar. The North Bennett lake Area accounts for more than 250 of the Township's approximately 1,100 dwelling units. Lake Shannon Area The Lake Shannon Area is the smallest of the landscape types by area and includes the shoreline areas of Lake Shannon. The Lake Shannon Area reflects a suburban character only slightly less intensive than the Bennett Lake Area. The entire lake area in Deerfield Township Is surrounded by residential development and this development pattern extends into the Township of Tyrone. There are approximately 150 residential lots in the Lake Shannon Area, the majority of which are between approximately 1/2 and 3/4 acres in size. Bennett Lake Wetlands Area The Bennett Lake Wetland Area deserves identification as a unique Township landscape area for two reasons. First, it is the most extensive area of wetlands in the Township covering nearly 300 acres in area and includes the primary lake area as well as the east end of Bennett lake which consist of numerous interconnected channels. Second, the Bennett Lake Wetland Area is the final stretch of a lake and wetland chain which extends east across the western portion of Tyrone Township. The Bennett Lake Wetland Area, • 2-5 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �• Map 2-1 VISUAL CHARACTER INVENTORY ~ I I D. . ·...---· l 31 • 1. 2. 3. 4. 5. 6. 32 ~ (: -- 3 J_j_ __ " Argentine Road Farmland Corridor Satelffte Farmf arid Area Mixed Open Space Area North Bennett Lake Area Bennett Lake Wetlands Area Lake Shannon Area 2-6 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �CRITICAL TRENDS permits lot splits of a minimum of 20 acres in its primary agricultural district. This type of zoning scheme though intended to protect farmlands, can in fact hav~ the reverse effect and result in the loss of thousands of acres of farmland for very low density residential d~velopment. As farming becomes less economically viable as a result of residential encroachment, there will be increasing pressure to rezone land to a residential zoning district and higher density residential development will follow. While all communities are going through a constant evolution in response to changes in economic, physical, social, and political patterns, Deerfield Township finds itself at a critical crossroads today. Though the Township has changed considerably since its early settlement days, the Township has largely maintained its expansive open spaces and agricultural lands. Similarly, its population has remained comparatively low. However, the ability of the Township to retain its current character over the next several decades is of far greater question than it was during its previous 100 year history. There are a number of critical trends and conditions which face the Township today and, depending upon how the Township chooses to address them, will dramatically shape the future character of the Township. - Development that does not accommodate unique natural characteristics (e.g., retention of native vegetation, slopes and wetlands) will alter the character of the Township over time. Groomed yards will replace native vegetation and wildlife habitat. Water quarrty in area lakes and streams will decrease as pesticides, lawn chemicals and other artificially introduced nutrients and/or contaminants reach the water. Those open spaces that may be preserved are apt to be fragmented and be far less functional and visual in the environment. Eventually, the Township will take on the appearance of a more urbanized suburb than a rural area. Deerfield Township has, up until recent times, escaped much of the development which has encroached upon its neighbors as the urban sprawl of the suburban Metropolitan Detroit Area continues to expand. However, this trend may well be changing as few townships in Livingston County significantly surpassed the growth rate experienced by Deerfield Township (14.9%) between 1980 and 1990. Continued growth and resulting land development has the tremendous potential to take away Deerfield Township's current rural and fafllling character and replace it with a suburban residential character, much like what has evolved in neighboring Tyrone Township and in response to which Tyrone Township has recently prepared a new Comprehensive Plan to address this same issue. This uncontrolled land development can be equally devastating to the Towns hip roadway network. The strip residential development pattern which could begin to dominate, and which existing but vacant lots have already paved the way for, will increase the number of residences accessing the primary roadways · directly and thereby continually shortening the distance between driveways. The result will be increased congestion, traffic hazards, and travel times and a complete transformation of the visual landscape. The visual character of the Township will be typified by a County roadway network lined with residences. The visual experience from the roadway will not provide any real sense of present and past rural character. The extensive gravel road network throughout the Township will require far more in maintenance costs than current conditions. The lack of a Plan and an effective zoning ordi. nance to address growth and community character issues in Deerfield Township, and its already somewhat random land use pattern, makes the Township that much more vulnerable to the negative impacts of future growth and development. The increase in density, and general lack of public sewer in the Township, will place greater pressure upon ground water resources as their vulnerability to contamination through on-site sewage disposal will increase. The Township is apt to experience increasing pressure upon the development of its lakes. This pressure is apt to focus on both those lakeside developable lands currently vacant as well as those lakeside parcels which have already been developed but which may provide opportunities for redevelopment at higher densities. • The introduction of new and expanded services provided by the Township will become a larger issue in the future as the population grows, households increase, and land is further developed. Public protection problems (police and fire protection, emergency medical service and transportation management) will become more acute. The result will be the loss of rural character and increases in local public services and in- At present, the future of farming in Deerfield Township is not clear. This lack of clarity is a result of how the Township's current zoning ordinance treats farmland, and the resulting implications are tremendous. Specifically, the Township's zoning ordinance 2-7 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �These trends and conditions will continue as long as B11COUraged by public po/Icy and permitted by exis$;lng regulations. This Plan sets forth a new public fX ,. Icy Intended to encourage new development in a way which protects public values associated with a clean environment and scenic open spaces. frastructure needs and local taxes to support such needed improvements. The Township Is characterized by very limited publlc services and Infrastructure and new and expanded programs and infrastructure would be required to accommodate the potential growth. And yet, the residents of Deerfield Township have clearly expressed their Insistence on protecting the Township's rural character and natural resources and their dissatisfaction with the levels of current taxes! 2-8 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �Chapter 3 A COMMON VISION: GOALS & OBJECTIVES VISION STATEMENT appropriate locations for such land uses exist within the Township. The planning process followed in the preparation of this Plan identified community attitudes regarding the future character of Deerfield Township and developed a consensus of public opinion regarding future land use and community development. This consensus was arrived at through town meetings where the public was given opportunities to identify the preferred future character of the Township and comment on and shape the evolution of the Plan. Citizens consistently portrayed a common vision for the Township's future which was founded upon the preservation of the Township's natural resources and current "rural-like" character. The following vision statement portrays the prevailing aspirations of Township residents : ~ • The appropriate location for, and intensity of, future residential, commercial, and industrial development will be largely based upon the existing or planned availability of public services to support new land uses and assure the public's health, safety, and welfare. The extent to which public services will be expanded within the Township will be based upon available financial resources and the planned long range land use pattern for the Township, the necessity to accommodate new urban land uses (high density residential. commercial, and industrial), and the need to address anticipated or existing emergency public health, safety, or welfare threats. It public services are expanded, it will occur in a planned incremental manner so as not to over-accelerate Township growth and development. The Township will continue to rely largely upon private on-site septic systems tor waste disposal and private wells for potable water, and has no intention at this time of introducing Township-operated public sewer and water infrastructure. The reliance on private septic systems and wells will play a major role in the intensity of future development where public sewer or water is unavailable. The early years of the 21st Century will see Deerfield Township much in the same way it looks today. The Township's landscape will be dominated by active tannland within a mosaic of other open spaces including woodlands and wetlands. The wild/ife which abound today will continue to be plentiful. The natural resources of the Township, including its air and water resources, will be pristine and there will exist an overall atmosphere of health and vigor among the residents and families of the Township. Deerfield Township will not be the future home of a landfill. It will, however, be the home of citizens with a strong environmental awareness. This awareness will bring about the development of a Township-wide Growth and development within the Township will • be slow and deliberate. While the population of the Township will increase through the years, residential development will be of an intensity and form that the· · Township's rural character and natural resources will not be sacrificed. Residential development practices will recognize the sensitive nature of the Township's resources and their intrinsic values. Active steps will be taken through site plan review and construction to assure their continued integrity. The preservation of open spaces will be a key basis for future r.esidential development. Single family homes will continue to predominate in the Township. , recycling program to reduce the waste stream, and other waste management initiatives. This strong environmental awareness will further strengthen the already existing strong community spirit. This wholesome spirit will continually encourage communitywide cooperation and understanding among residents. A sense of horniness, friendship, and warmth will permeate the Township. The community-wide cooperation and understanding will extend to regional planning efforts and activities aimed at assuring a quality of life desired by the Township residents. The future of Deerfield Township will rest vastly upon its agricultural and residential land uses. While there will be expanded opportunities for commercial and industrial development. these opportunities will be limited. Commercial and industrial development will be established only where it has been found that This Township-wide vision strongly molded the goals, objectives and policies of the Comprehensive Plan. 3-1 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �• DEFINITIONS OF GOALS, OBJECTIVES, AND POLICIES the impetus for the second town meeting where the public scrutinized the first draft version for languag~ and omissions. Based upon the results of the secor:' ;. town meeting, a refined set of goals and objectives' was prepared. Goals, objectives, and policies play a fundamental role in the Deerfield Township Comprehensive Plan. The goals and objectives chart the Plan's direction and form, and the policies present key implementation strategies to assure the Plan's direction is followed. The relationship between goals, objectives, and policies is as follows: GOALS & OBJECTIVES Following are goals and objectives to accomplish the common vision for the future of Deerfield Township. Policies to implement the goals and objectives are presented in the next two chapters (Chapters 4 and 5). THE GOALS are destinations. or final conditions which Deerfield Township seeks to attain. A goal is a general statement of intent and, by itself, is not very helpful to the decision makers of the Township. It needs further refinement to assist Deerfield Township officials and decision makers to reach a decision or preferred destination. It is like saying, "/ want to take a vacation." Although goals and objectives are grouped under several categories, there are numerous interrelationships among them. Some goals and objectives are concurrent, while others must be accomplished in sequence. THE OBJECTIVES are the routes which specify in general terms the ways (routes) by which the goals (destination) can be reached. An objective indicates the kinds of actions that may be used to achieve the goal. It is a "means" to the "end". It is like setting aside "$X" by "Y date" to travel to "Z location" for a vacation. Land Use Planning & Growth Management GOAL: Guide future development in a manner which is consistent with the natural limitations of the land, the preservation of important open spaces and natural resources, the preservation of the rural character, and the planned provision or expansion ~ necessary public facilities and services. T THE POLICIES-are the means of achieving the objectives and hence the goals. It is a specific course of action which, if followed, will achieve an objective. A policy is more detailed than an objective and can be readily translated into specific action recommendations or design proposals. A policy would be synonymous with having the bank regularly deduct $50 from your paycheck and your family cutting back on eating out as a way of generating the money necessary for the vacation. Policies will be presented in . more depth in Chapter 4 and Chapter 5. Objective: Continually provide regular opportunities for substantive public input on growth and development issues facing the Township and the future character of the Township. Objective: Provide for the preservation of open spaces through a coordinated land use plan and related regulations which permit reasonable use of land. Objective: Discourage forms of growth and development which will encourage the premature consumption of, or otherwise loss of, the Township's farmlands, natural resources, and open spaces. HOW THE GOALS & OBJECTIVES EVOLVED The evolution of the goals and objectiv!3s for the Deerfield Township Comprehensive Plan involved several steps to identify pertinent issues and address those issues. The initial citizen input component included a "futuring session" (Town Meeting #1 ), where participants were asked to visualize Deerfield Township twenty years in the future. Before the first draft of goals and objectives was written. the results of the futuring session were tabulated, and key issues were extracted. Draft goals and objectives were formulated to address all of the issues identified and provided Objective: Discourage the expansion of infrastructure-based public facilities and services (sewer, water, paved roads, for example) into the Township except where the intensity of development requires such services or where the public health, safety, or welfare is at risk. Objective: Prohibit new growth and development that requires levels of public facilities and service~ 3-2 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �unavailable in the Township until the time such levels of service become available. Objective: Protection of the Township's open spaces should equally apply to environmentally sensitive areas, such as steep slopes, wetlands and stream corridors, and land not suitable for development because of soil and/or topographic limitations on structures or septic systems. Objective: Wherever legally permissible, and other public interests are not of greater significance, local regulations should require new development pay for both the direct and indirect costs associated therewith; rather than having those costs imposed on existing residents. Objective: Enact standards for residential, commercial, and industrial development which require site design measures be incorporated to protect environmentally sensitive areas, avoid unnecessary disturbance and destruction of open spaces, and preserve the landscape's natural assets and important open spaces. Objective: Recognize that Deerfield Township Is a critical link within a regional chain of communities and that since its planning and growth management efforts and those of other communities in the chain will impact the greater regional area, intergovernmental coordination is essential. Objective: Ensure that new development protects the natural or aesthetic character of environmentally sensitive areas through responsible and innovative development, including site planning techniques, building materials and designs, and environmental buff er areas. Objective: Develop and maintain a meaningful communication program whereby Deerfield Township and all adjoining municipalities and area school districts regularly convene to discuss local and areawide public facilities and services needs, land use conditions and trends, contemporary planning issues, and strategies to address short and long term needs and issues in a mutually beneficial manner. Objective: Maximize the amount of open spaces and natural areas preserved where multiple lots or dwelling units are created by encouraging development on only a small portion of the original parcel, thereby preserving the remaining balance in open space. Objective: Develop and maintain a meaningful communication program with the Livingston County Road Commission, Livingston County Public Health Department, Livingston County Planning Department, and other County agencies to discuss existing, proposed, and future land use, public services, and associated issues, and strategies to coordinate local efforts with beneficial regional planning strategies. Objective: Encourage the use of programs and tools designed to preserve open spaces including the use of conservation easements and land trusts. Objective: Educate the public about waste management and encourage the establishment of a township-wide recycling program, in coordination with County and regional efforts, to reduce the amount of solid waste, and discourage the establishment of a landfill in the Township based upon factual technical data. Community Character & The Environment GOAL: Preserve the rural character and envi- . ronmental integrity of Deerfield Township. · Objective: Document and establish the existing character of the Township to serve as the basis for programs to protect and enhance the positive aspects of that character and rectify those conditions which threaten the public health, safety, and welfare, and other elements contributing to the quality of life in the Township. Objective: Ensure that the quantity and quality of new development does not substantially increase air, noise, land, and water pollution, or the degradation of land and water resource environments, and that all development and land uses be in compliance with the Michigan Environmental Protection Act and all other applicable County, state, and federal regulations. Objective: Recognize that the Township's open spaces, including woodlands and farmland, are a fundamental component of the Township's rural character and should be protected while still providing a land owner with reasonable use of his or her land. Objective: Identify vulnerable and sensitive areas of aquifers and watersheds in Deerfield Township and enact regulations to protect against alterations of the natural hydrology which would reduce the 3-3 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �• water quality, and/or increase the intensity and quantity of runoff. Public Facilities & Services GOAL: Expand the Township's public facilitl~ and services as necessary for maintenance of tt, f public health, safety, and welfare, provided such' changes are consistent with the Comprehensive Plan's proposed future land use pattern, and are incremental in nature and do not encourage excessive growth over vast areas of the Township. Objective: Adopt regulations aimed at assuring that existing and new development will not destroy or otherwise lower the quality of on-site and off-site environmental resources. Objective: Educate the public regarding the Township's fundamental reliance upon ground water resources for potable water supplies and the potential detrimental effects of land development upon ground water resources. Objective: Identify those areas of the Township which, due to existing conditions and the planned future land use pattern of the Township, may be in need or will be in need of improved police and fire protection services and other non-infrastructure based community services. Transportation/Roads GOAL: Develop and maintain a transportation network throughout the Township which moves vehicular traffic in an efficient and safe fashion, channels residential and nonresidential traffic onto road segments specifically designed to accommodate higher traffic flows, and provides safe and functional opportunities for alternative modes of transportation including walking and bicycling. Objective: Identify those areas of the Township which, due to existing conditions and the planned future land use pattern of the Township, may be in need, or will be in need, of improved public infrastructure and related services including sanitary sewer, potable water, and stormwater management. Objective: Encourage the continuance of the Township's gravel dominated transportation network by limiting development densities except in those areas of the Township planned as growth areas. Objective: Develop a capital improvements program which identifies planned improvements to public facilities and services, in response to existing Township conditions and the planned future land use pattern of the Township, by year, cost, and anticipat~ . source of revenues. .,.. Objective: Identify priority road segments for maintenance and improvement, based upon the planned future land use pattern for the Township and existing traffic patterns, and include them in the Township's capital improvements plan. Objective: The Township should establish -a committee to work with local and state emergency response offices for the purposes of establishing a Township -specific emergency disaster plan. Objective: The Township should periodically · meet with the Livingston County Road Commission to discuss existing and new techniques for the de- . sign, construction, and maintenance of gravel roads in an effort to continually improve the Township's gravel road network in a cost effective manner. Objective: Require any private sanitary or water system serving more than a single family home be designed to easily connect with any future public system in the area. Objective: Establish a regionally coordinated Township-wide recycling program which facilitates ease and convenience of use. Objective: Adopt land use and/or other regulations which minimize the potential for traffic congestion and safety hazards along adjacent roadways, including limitations on the number, size, and shape of new land divisions along County roads and the prevention of ·strip• development, through land division and access policies and regulations. Objective: Encourage the development of a Township-wide recycling program which relies upon a single recycling company, provided a single company can provide practical and cost-effective recycling services. Objective: Develop plans and regulations to expand alternative transportation facilities, including walkways and bicycle trails, in coordination with neighboring municipalities and regional efforts. Objective: Encourage the development of a Township-wide trash collection program which relies upon a single collection company, provided a single company can provide practical and cost-effectiv~ collection services. 3-4 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �Objective: Identify needed recreation opportunities in the Township and establish a strategy for addressing these needs which includes both public and private sector involvement. Commercial & Industrial Development GOAL: To the extent opportunities exist for commercial and industrial land uses, provide practical, functional, and limited locations and patterns for such uses, and provide regulations which support the needs and operations of these land uses, minimize their impact upon adjacent land uses, and maintain high levels of aesthetic and qualitative character. Objective: Develop and maintain a regular meaningful communications program with adjoining municipalities and regional agencies to discuss and investigate both infrastructure-based and non-infrastructure-based public facilities and services needs, opportunities for shared facilities and services, and alternative strategies for contracted services versus Township-operated services. Objective: Evaluate the opportunities and constraints for new commercial and industrial development presented by the Township's natural features and available public facilities and services to identify the appropriate locations of future commercial and industrial development and the conditions necessary to accommodate such development. Objective: Develop and maintain a meaningful communication program with local school districts to discuss land use and public services trends and conditions, their impacts upon the cost and quality of school services, and strategies to minimize future school costs while ensuring the continued quality of education currently provided. Objective: Ensure that commercial and industrial land uses have adequate provisions for sewage disposal, stormwater management, potable water, and other critical public health and welfare concerns. Housing Objective: Limit land division and access along major roads to prevent commercial or industrial strip development. GOAL: Provide for a broad range of housing opportunities which respond to the varying economic, family stage, and lifestyle needs of the community while maintaining high levels of aesthetic and qualitative character. Objective: Ensure that elements for preservation of the Township's rural character are incorporated into new commercial and industrial developments by establishing appropriate site design and building standards, including screening and protection of natural resources, and with a special emphasis on building height and size. Objective: Encourage the continued dominance of single family low density housing as the principal housing option in the Township. Objective: Identify land areas, through land use planning and zoning, more capable of and appropriate for single family housing. Objective: Prevent the premature conversion of land to uses other than their planned use for future commercial or industrial development to ensure their long term availability for commercial and industrial development. Objective: While maintaining single family low density housing as the primary housing option in the ·· Township, explore and implement measures to assure additional housing alternatives (such as special zoning or other programs in suitable areas of the Township) to meet the housing needs of the Township's aging persons and families wishing to continue living in the Township, and the future generations of existing Township families. · Objective: Ensure that new commercial and industrial development does not adversely impact the normal use and enjoyment of adjoining land uses through appropriate buffering and other techniques. Objective: Permit opportunities for home-based occupations within residential dwelling units in appropriate areas of the Township and under conditions which will not negatively impact the residential character, appearance, and quality of life experienced by surrounding residential properties and neighborhoods. Objective: Identify limited areas, through land use planning and zoning, more capable of and appropriate for accommodating limited amounts of multiple family housing. • Objective: Integrate open space protection with new housing development through the use of clustering and related techniques. 3-5 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �... Objective: Provide opportunities for limited areas of farmland to be converted to residential devetop-\ ment in order to increase income to the farmers ar ... thus avoid abandonment of farming activities all together. Farmland GOAL: Protect the economic and food and fiber value of agricultural land in the Township by providing local farmers with the opportunity to continue to farm until the time at which farming is no longer economically feasible. Objective: Where residential development is permitted in agricultural areas, encourage such development to be compact in character, with new residential units sited in close proximity to one another, so that the balance of the parcel may still be successfully farmed. Objective: Through good planning and appropriate development regulation, the Township will take all prudent and feasible measures to encourage the long term protection of economically viable farms and farmland in Deerfield Township. Objective: Assist local farmers in their efforts to organize and support new programs and legislation which will more permanently protect farmland by both ensuring the economic feasibility of farming operations and the opportunity for the farmer to capture the development value of his/her land. Objective: Identify those lands in the Township most suitable for future farmland protection programs, taking into consideration those whose soils are best suited for agricultural production as established by the Soil Conservation Service and/or a history of economically successful farm management, those lands whose size and contiguous (not necessarily under same ownership) acreage are supportive of economical management, those lands which are enrolled in PA 116, and those which are not surrounded by incompatible land uses. Objective: Establish a disclosure program which requires builders/owners of new homes in designated agricultural areas to acknowledge their awareness of the fact that the primary and preferred use of land in designated agricultural areas is for agricultural use, and that they should expect the normal smells, odors, noises, dust, and associated characteristics of farming operations including the responsible use of pesticides, herbicides, fertilizers and fungicides as a part of daily farm life in the area. Objective: Adopt zoning regulations designed to protect farming activities in designated agricultural. areas from the nuisances (destruction of crops, complaints about legitimate day-to-day farming operations, etc.) associated with incompatible adjacent uses, including but not limited to residences occupied by non-farmers. Objective: To the extent that residential development is permitted to occur in agricultural areas, encourage such development to be sited on nonprime farmland. Objective: Ensure through responsible and innovative development and site planning regulations that new development minimizes disturbances to, and destruction of, designated farmland areas. 3-6 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �Chapter 4 FUTURE LAND USE STRATEGY INTRODUCTION and PURPOSE housing market, while at the same time assuring such roads are built to minimum public health, safety, and welfare standards and so maintained. Other related ordinances and a capital improvement program, may, from time to time, be adopted or amended to further carry out this Plan. The planning and zoning program for Deerfield Township consists of coordinated planning and regulatory components. The principal planning components are embodied within the Comprehensive Plan's Future Land Use Strategy, as discussed in this chapter, and the Public Services Strategy described in the following chapter. The Future Land Use Strategy is a plan which identifies the desired pattern of land development throughout the Township through the establishment of land uses and densities for areas with common characteristics. The Future Land Use Strategy presents the intended character of each land use area and specific policy guidelines for site development projects. """"- • • OVERVIEW of the FUTURE LAND USE STRATEGY Basis The Future Land Use Strategy establishes the planned future land use pattern throughout the Township for approximately 20 years. The goals and objectives presented in Chapter 3 are the foundation on which the Future Land Use Plan is based, including: The Public Services Strategy in Chapter 5 specifies policies regarding future infrastructure improvements and decisions to assure future public services are coordinated with the planned future land use pattern in the Township, and that the goals and objectives of this Plan can be achieved. • Protection of public health and safety • Conservation of natural resources, including preservation of woodlands, wetlands, and lakes and streams IMPLEMENTATION OF THE FUTURE LAND USE STRATEGY: The regulatory elements of Deerfield Township's growth management program-those elements intended to implement the Comprehensive Plan, including the Future Land Use Strategy-will consist primarily of the regulatory ordinances of the Township including its Zoning Ordinance. The Township's Zoning Ordinance generally regulates the type, location, bulk, and intensity of land development throughout the Township. • Environmental protection • Rural character preservation • Protection of agricultural lands and uses • Minimizing public service costs • Insuring compatibility between land uses The future land use pattern was established based upon an analysis of the Township's natural and culThe Township also intends to adopt other support- · tural characteristics, community attitudes, the existing roadway network, soil conditions, existing and nearby ing regulatory tools to further the implementation of the public infrastructure, environmentally sensitive areas, policies of the Comprehensive Plan. Lot split and prineighboring municipaJ land use conditions, and other vate road regulations are very important as a means to associated characteristics. The opportunities anci further implement the Comprehensive Plan and the constraints presented by these characteristics were Future Land Use Strategy presented within. Lot split evaluated within the context of the goals and objecregulations are intended to assure efficient land divitives of Chapter 3 to arrive at a future land use patsion patterns, the avoidance of nonbuildable lots, and adequate public access to public roads. Lot split regutern. lations are particularly valuable when lots are being created outside of the regulatory authority, and adminTownship-Wide Land Use Pattern istrative review procedures, of the Subdivision Control The text in this Chapter establishes the policies to Act. Private road regulations are intended to provide guide future land use change so as to accomplish the opportunities for road circulation networks restricted desired geographic land use pattern illustrated in Map from general public use, in response to the local 4-1, the Future Land Use Map. The Future Land Use 4-1 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �Strategy calls for a land use pattern in the Township characterized predominantly by low density residential development and a variety of open spaces Including farmland, woodlands, and wetlands. Opportunities for new commercial and industrial development are largely limited until the time comes when there Is a demonstrated need for such uses in the Township and appropriate locations (with adequate roads and public services) can be established for such uses. INDIVIDUAL COMPONENTS OF THE FUTURE LAND USE STRATEGY LA .vv ' Following is a review of the principal components of the Future Land Use Strategy. These components, collectively, formulate the planned future land use pattern in the Township and generally identify the future land use pattern by land use type and include policies regarding each land use type. A summary of the development densities recommended for the Towns hip is provided below in Table 4-1. Relationship to Existing Land Use Pattern and Land Uses The Future Land Use Strategy calls for a future land use pattern which is generally similar to that which currently exists throughout the Township. The primary differences between the planned and current land use pattern are: Table 4-1 DEVELOPMENT DENSITIES BY USE AREA USE AVERAGE DEVELOPAREA MENT DENSITY* Conservation 1 unit/20 acres Agricultural and Rural varies from 1 unit per 20 Residential acres to 1 unit per 2 acres, depending upon development option selected Suburban Residential 2 units/1 acre Lakes Residential 2 units per acre with sewer, otherwise 1 unit per 3/4 acres. • the planned land use pattern provides a strong and purposeful program to protect the rural character, open spaces and environmental resources of the Township; • the planned future land use pattern recognizes the limited long term commitment to farming in the Township and provides a practical means of converting some of the farmland to residential use while still preserving the overall rural character of the Township. • Minimum lot size will be established in the Zoning Ordinance. A major emphasis of the Future Land Use Strategy is to limit the unplanned strip residential development along the County roads. This lot split pattern has negatively impacted the rural quality of the Township and the efficiency and safety of the roadway network (see "Trends and Conditions" discussion in Chapter 2). Relationship to Neighboring Munici panties The Future Land Use Strategy is based, in part, upon insuring compatibifity with existing and proposed land use patterns in those municipanties sharing borders with Deerfield Township. Such considerations are fundamental in the interest of intergovernmental coordination, continuity, and compatible land uses. The Futur~ Land Use Strategy in this Plan proposes comparatively low to very low density residential and/or conservation {open space) uses along the periphery of the Township. This pattern of land use is generally compatible with those existing and proposed patterns in neighboring communities. DEVELOPMENT DENSITY: Deerfield Township wants to provide its current and future residents with the basis for a zoning program that provides more development flexibility than what is typically provided for. "Development density" is used in this Plan to descnbe recommended development intensities. Within the text of this Plan, references to a particular ·development density", such as one dwelling unit per 2 acres, means the density that results by dividing the total acreage of the project area by the number of dwelling units planned for that area-it does not mean a unifonn minimum zoning lot size of 2 acres. "Development density" refers to the number of lots per acre rather than a minimum lot size. A landowner of 40 acres who is provided the opportunity to develop their property at a development density of 1 dwelling unit per two acres may have a number of development options available to them if their local zoning ordinance permits such options. For example, the landowner may chose to develop a 20-lot subdivision consisting of lots of approximately 2 acres in size. T~e dev_elo~ ment density in this case would be 1 dwelling unit PE. 2 acres. On the other hand, the same landowner of 40 4-2 DEERFIELD TOWNSHIP COMPREHENSIVE PL.AN �acres may have the opportunity to create a 20-lot ( \ subdivision consisting of 1 acre lots and an open ' space area of approximately 20 acres on the same 40 acres. This development option also results in a development density of 1 dwelling unit per 2 acres (yet the development does not contain any 2-acres lots). Finally, the same landowner of 40 acres may have the opportunity to create a multi-family development con- sisting of 5 dwelling units in four buildings covering 6 acres, and leaving the remaining 34 acres as open space. All three development scenarios result in a development density of 1 dwelling unit per 2 acres and varying degrees of open space and rural character protection. (See Figure 4-1.) Figure 4-1 Development Flexibility Through "Average Development Density" and Resulting Open Space Benefits The development scenarios below illustrate the development flexibility available by focusing on ·average development density· rather than •minimum lot size.· All of the development scenarios below result in an average development density of 1 dwelling unit per 2 acres. A. Traditional platted subdivision consisting of a 40 acre parcel divided into 20 2-acre lots. B. Open space subdivision consisting of a 40 acre parcel divided into 20 1-acre lots and a permanent open space area of 20 acres. C. A multi-family development on a 40 acre parcel, consisting of 4 five-unit buildings on 6 acres and 34 acres of permanent open space. These natural resources are scattered throughout the Township and provide important environmental benefits including habitats for wildlife, flood control, groundwater recharge and discharge, and surface water and air purification. In addition, they provide special opportunities for passive recreation and play a critical role as elements of the Township's rural character so strongly desired to be retained by residents. Conservation of Special Natural Resources Overview This Plan calls for the preservation of the Township's natural resources. The Township's natural resources includes its groundwater, surface water, air, wetlands, soils, woodlands, and hillsides. These natural resources should not be so exploited as to reduce their long term integrity and availability, or contaminated so as to present health hazards to Township residents. Some of these resources are particularly ""-. sensitive to degradation from unsound land use and • development activities and present constraints to land development. The Future Land Use Strategy calls for .the conservation of all of these natural resources through both designated conservation areas in the Township, as discussed below under "Conservation Area·, and through conservation policies linked to other land use areas, presented throughout the Chapter. 4-3 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �• Conservation Area Conservation Area whenever the option exists. The number of dwelling units permitted on a parcel which f""'\ partly included within the Conservation Area should be based upon the parcel's entire acreage and the development density permitted by the surrounding land outsid? of the Conservation Area. Whenever possible, alteration of the natural landscape and development of new roads and structures in the Conservation Area should be avoided. A Conservation Area is depicted on the Future Land Use Map (Map 4-1). It includes those areas of the Township characterized by wetlands. hydric soils, all lands, both public and private, within the boundaries of the Oak Grove State Game Area, and all lands bordering the Township's principal water courses (not shown ori Map 4-1 ). The Oak Grove State Game Area has been graphically illustrated in Map 4-1 as a conservation area separate from other conservation areas in order to provide greater clarity. .. Future land use decisions must recognize the significance of these resources to the Township. Any loss in the quantity or quality of these resources must be considered permanent and, as such, sound and practical land use and site development practices aimed at preservation of these resources must prevail. In the alternative, and only when no other practical alternative exists, mitigation measures may be authorized where other public benefits of the new land use are great enough. Privately owned lands within the Oak Grove State Game Area are classified within the Conservation Area in order to preserve the wildlife and environmental integrity of this resource, and preserve the Game Area's long term viability. The Oak Grove State Game Area is managed by the Michigan Department of Natural Resources for the purpose of ensuring the long time productivity of its natural resources and to provide public hunting recreation opportunities. Increasing residential development within the boundaries of the Game Area will decrease land for wildlife habitats, increase public safety conflicts between hunting and residential land uses, and limit the area available for hunting due to expanding buffer zones required between designated hunting areas and residences and boundary lines. If because of new land development hunting no longer remains feasible in the Oak Grove State Game Area, fhe area could be closed and the public lands sold. The Township would then lose a tremendous open space and wildlife habitat jewer. POLICIES: The following policies shall guide the use and development of parcels and portions of parcels in the Conservation Area: 1) Average development densities for development within the limits of the Conservation Area should not exceed one dwelling unit per 20 acres. 2) Alteration of the natural landscape and develo("'ment of new roads should be avoided. 3) Land development in Conservation Areas should proceed only after receipt of appropriate Township and/or state or federal permits, and where applicable, according to mitigation measures required through the administration of federal, state, county or Township ordinances. 4) Land uses requiring state and/or federal permits (especially for wetland or floodplain alterations) should not receive final Township approval until satisfactory evidence has been submitted verifying the acquisition of all other necessary permits. 5) If the land can be reasonably used without alteration of sensitive natural resources (at densities otherwise permitted by local, state, and federal regulations) then it should be used in this manner without disrupting the sensitive areas. It is expected that any flood-prone areas subsequently identified and mapped in the Township would most likely fall within the Conservation Area. Lands within the Conservation Area should only be used for residential and passive recreation land uses. Development densities within the conservation areas should not exceed one dwelling unit per 20 acres on average. This very low development density is applicable to only those instances where a parcel occurs entirely within the limits of the Conservation Area. In many cases there are significant portions of a parcel which are upland, or otherwise outside of the Conservation Area boundaries. Future development should occur on those portions of the property outside the 4-4 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �Map 4-1 FUTURE LAND USE . ,, .. •:. ~-- ~--- !•.: ::- .. -.:::-· .. ....:•.·. 16<, ..•. ····!.• .•• ..:.._,. ~ . -; -· 1❖ :•::~ ......... t'···••:-~ •.;.·,· ~: I I ~ " ConservatJon Area; conslatlng of all publicly and privately owned land within the Oak Grove State Game Area boundaries, Including extensive areas of wetlands and hydric soils. Conservation Area; consisting of wetlands and hydrlc soils situated outside of the Oak Grove State Game Area boundaries. Agricultural and Rural Residential Area Suburban Residential Area Lakes Residential Area; consisting of all rands immediately surrounding existing lakes that are not Within the conservation area. 4-5 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �Agricultural and Residential Development dential Area's intended land use and development p~ tern is that an increase in the measures taken by . h 1 landowner (in regard to a proposed development pr~ · ject) to preserve the Township's rural character and minimize negative public impacts should be accompanied by a comparatively higher permitted development density. In this fashion, a strong incentive would then exist to develop land in the Township in a manner that preserves the Township's current rural character. Also, nearly all landowners of undeveloped land within the Township would have available to them similar development options. Overview Agricultural land use is expected to be a dominant land use for many years to come and this Plan calls for its continuation as long as it is economically feasible to do so. However, residential development will continue to be the predominant developed land use throughout the Township. The permitted ~ensity_of future residential development, as established in the Zoning Ordinance, will be based upon the natural limitations and suitability of the soils in the area proposed for residential development (as represented by an applicant obtaining the necessary permits from the County Health Department), preservation of special natural resources, preservation of important open spaces, compatibility with adjacent land uses, and the availability of adequate support services including, but not limited to: safe and convenient access, healthy water supply and septic waste disposal, and sufficie~t police and fire protection. The general lack of pub~IC sewer in the Township dictates an overall low density residential development pattern. In addition, extensive areas of the Township have severe limitations for septic disposal if development were to occur on sma~I lots, according to the published soil analysis of the Soll Conservation Service. Principal measures to be used in arriving at the higher development densities include: • the use of clustering and permanently designated open space of at least 50% or more of a parcel's area; • direct access to, or close proximity to, paved roads but screening to prevent change to the rural character of the land abutting the road; • provisions for fire protection infrastructure; • public or community water and sanitary sewers, and other measures to minimize excess demand on the Township's limited public services system and to protect the health, safety, and welfare ~ present and future Township residents. l/or A consideration guiding residential development within the Township is the intention to allow for a variety of single family residential housing options, consistent with the character of the Township, in order to better address varying lifestyle preferences, economic considerations, and family orientation options (including the elderly and young). These or comparable measures would become standards in the zoning ordinance. They would be designed to regulate residential development and protect the public from potential negative impacts associated with the denser development. A special emphasis on site design shouk:I be placed on development that is proposed along all of the County road network within the Township to better preserve the rural attributes of these heavily traveled corridors and to prevent road hazards from too many access points. More cf1SCUssion of this emphasis is presented under ·Principal Road Corridors,. later in this Chapter. Agricultural and Rural Residential Area . . : The Rural Residential Area covers the vast ma.10rity of the Township and provides opportunities for continued agricultural use as well as residential development within an open space, rural character setting. An overall low, open space-based development density of one dwelling unit per 2 to 20 acres will be encouraged for dwellings within the Rural Residential Area due to the lack of public sewer and water, the ger:ierallr poor soils for septic systems in much of the Township, the limited capacity of the predominantly unpaved roadway network, and the public's interest in protecting the rural character of the Township. OPEN SPACE ZONING: Guiding future residential development in a manner which maintains the rural character of the Township is the primary challenge of successful implementation of the Plan. A key element of the strategy proposed, and an integral element of the Agricultural and Rural Residential A~e.a, is ~he addition of a new option to the Townships Zoning Ordinance, often referred to as ,.open space zoning• or •rural clustering ... This option permits and encourages carefully designed small ,.open spac~,. d~velopmen~ to be established in the planned residential areas 1.. the Township according to standards established in The specific permitted residential development density associated with a particular parcel would depend upon the particular conditions present and the development option a landowner wishes to pursul:. The premise behind the Agricultural and Rural Res1- 4-6 DEERFIELD TOWNSHIP COMPREHENSIVE PI.J\N �the Zoning Ordinance. This will allow the creation of small lots (or alternatively, if done under the Condominium Act, "building envelopesj to site new residential structures in a cluster, or series of small clusters, leaving the bulk of the property in permanent open space (achieved through a permanent deed restriction or conservation easements). Careful design will ensure thar the open spaces and rural character of the Township are retained. 7) Destroying existing tree stands or hedgerows especially along rights-of-way and betwee~ housing and active agricultural areas. 8) Fences on clustered lots within the development. Reguire 1) Substantial buffering and screening for development near all public right-of-way on County roads. This option would permit, for example, a landowner to create 40 lots from an 80 acre parcel (if the permitted development density is one lot per 2 acres) and to make each lot 1/2 to 1 acre in size, clustered into three to five groups to take advantage of the natural characteristics of the site. This will result in conversion of approximately 40 acres (including roads), thereby leaving the remaining 40 acres for agricultural or other nondevelopmental open space use. Scenarios A and B in Figure 4-1 illustrate another example of a traditional versus open space zoning development approach. In some situations, it may be desirable to require development via open space or cluster zoning (such as property exclusively in sensitive environmental areas), but in most cases this would be a voluntary option. For example, the incentive could be established by permitting higher development densities where the open space zoning development option is selected by the landowner. 2) Preservation or enhancement hedgerows and wooded areas. 4) Safe location and design of common sanitary systems and storm water management structures that do not create nuisances. 5) Homeowner-managed recreation areas and common spaces within larger clusters. 6) Covenants or easements to permanently protect the undeveloped open space areas that remain after clustering is accomplished. AGRICULTURAL LANDS: The Agricultural and Rural Residential Area includes nearly all lands in the Township currently being farmed. This Plan recognizes that farming plays an important role in the history and character of Deerfield Township. It also recognizes that farming, as an industry, is becoming a more difficult challenge in Deerfield Township due to a number of factors including residential encroachment, economic viability, and an increasing lack of younger family members interested in continuing the family farm operation. 1) Disturbing areas adjacent to floodplains, stream buffer areas or wetlands. This P~ encourages the continuation of all current farming activities, irrespective of their location, as long as it is economically viable to do so, adequate public services for higher density development are not available, and especially where the land is characterized by prime agricultural soils. All typical farming activities, including the raising of crops, the use of stables, silos, and barns, and the operation of intensive livestock activities, should be recognized as legitimate land uses provided that they met Department of Agriculture requirements as •generally accepted agricuhural land management practices,· and, when located within the Suburban Residential Area, special measures are taken to minimize conflicts with adjoining nonfarm land use. 2) Developing on steep slopes. 3) Building on hilltops and ridges when development will be highly visible. 4) Siting houses on prime agricultural soils when these can be part of a significant block of farm- . 5) Placing numerous houses with access drives along local and primary county roads or local collector roads. . \ existing 3) Appropriate setbacks and/or buffering between housing and existing or proposed active agricultural areas. The following guidelines are a framework for a new set of site development (zoning) regulations for rural clustering for all of the land in the Agricultural and Rural Residential Area. ~~- of 6) Backing houses directly or visibly onto local and primary county roads or local collector roads. Potential new residents considering living in the Rural Residential Area of the Township should recognize that the traditional smells, noises, pesticide appli4-7 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �cations, and generally recognized agricultural activities associated with farming may well continue on a long term basis in this area of the Township and that the Township does not consider such activities and operations as nuisances, but rather supports the Jong term continuation of farming in the Township. Similarly, local developers and real estate agents should be made aware of, and realize this intention of the Township and disclose this intent to prospective buyers of land in the Rural Residential Area. Suburban Residential Area The Suburban Residential Area covers the northeast region of the Township excluding buildable shoreline areas (see Lake Residential Area) and lands otherwise included in the conservation area. Similarly, this area also covers lands in the area of Shannon Lake excluding buildable shoreline areas. The Suburban Residential Area provides opportunities for extensive residential development of a more urban character than suggested elsewhere in the Township. An average density of up to 2 dwelling units per acre is provided for in the Suburban Residential Area. Principal measures to be used in arriving at the higher development densities include: • the use of clustering and permanently designated open space of at least 25% or more of a parcel's area; • direct access to paved roads; • provisions for fire protection infrastructure; • public or community water and sanitary sewers, and other measures to minimize excess demand on the Township's limited public services system and to protect the heaJth, safety, and weHare of present and Mure Township residents. Like the Agricultural and Rural Residential Area, the Suburban Residential Area encourages the utilization of the open space zoning concept to arrive at the maximum development densities suggested for this Area. The Suburban Residential Area is currently characterized by some of the most urbanized areas of the Township and it is the intent of the Suburban Residential Area to provide for the continuation of these existing uses and provide for their expansion in a reasonably compact manner. The general limits of the Suburban Residential Area around Lake Shannon were established so as not to encroach upon Argentine Road, but rather maintain a buffer between this planned growth area and farm operations to the west. Though it Is not the intent of the Suburban Resldentl~ Area to encourage the conversion of farmlands ef rently existing within this Area, particularly in light ol the fact that this Area is not characterized by extensive public services and infrastructure, it is the intent of this Area to limit the introduction of new or expanded intensive livestock operations in this area, except under special conditions, in order to better accommodate the anticipated and intended residential development densities planned for this Area. POLICIES: The following policies, at a minimum, shall guide the use and development of parcels and portions of parcels in the Agricultural and Rural Residential Areas as well as in the Suburban Residential Areas: 1) Residential development should be limited by appropriate zoning to a development density of not more than one dwelling unit per 2 to 20 acres on average, in the Agricultural and Rural Residential Area, and not more than two dwelling units per acre in the Suburban Residential Area. 2) Site specific development densities should be based upon the extent that special conditions may prevail, the quality of the open space and rural character of the project and associated site plan, available public services and infrastructure, and the degree ~ · which the project will impact the Township's roadwo system and other public infrastructure and services. 3) Actual permitted lot size should be established in the Zoning Ordinance based on the presence or lack of sewers, type of road access, number of lots, amount of open space, and related factors. 4) Minimum lot sizes should be, at a minimum, adequate to accommodate septic systems (where sewer is not available) as required by the Livingston County Public Health Department. . 5) Opportunities and incentives should be provided within Township ordinances to encourage residential development according to the open space/cluster zoning principles discussed in this Plan and as specified in the Zoning Ordinance. 6) Residential development should not occur on a strip basis and should be appropriately sited, landscaped, and setback from all roadways, including special provisions to maintain a rural character along all segments of the County road network. 7) Residential development within the Agricultural and Rural Residential Area, should be based upon ordinance provisions which limit the fragmentation of open spaces and Township-wide natural resource systems. 8) Community sewer systems (also known as cluster systems) shall be permitted provided reco~ mended maximum development densities are note.~_ ceeded by each development project and all neces4-8 DEERFIELD TOWNSHIP COMPREHENSIVE PL.AN \ �cations, and generally recognized agricultural activities associated with farming may well continue on a long term basis in this area of the Township and that the Township does not consider such activities and operations as nuisances, but rather supports the long term continuation of farming in the Township. Similarly, local developers and real estate agents should be made aware of, and realize this intention of the Township and disclose this intent to prospective buyers of land in the Rural Residential Area. Though it is not the intent of the Suburban Residential Area to encourage the conversion of farmlands currently existing within this Area, particularly in light of the fact that this Area is not characterized by extensive public services and infrastructure, it is the intent of this Area to limit the introduction of new or expanded intensive livestock operations in this area, except under special conditions, in order to better accommodate the anticipated and intended residential development densities planned for this Area. POLICIES: The following policies, at a minimum, shall guide the use and development of parcels and portions of parcels in the Agricultural and Rural Residential Areas as well as in the Suburban Residential Areas: 1) Residential development should be limited by appropriate zoning to a development density of not more than one dwelling unit per 2 to 20 acres on average, in the Agricultural and Rural Residential Area, and not more than two dwelling units per acre in the Suburban Residential Area. 2) Site specific development densities should be based upon the extent that special conditions may prevail, the quality of the open space and rural character of the project and associated site plan, available public services and infrastructure, and the degree to which the project will impact the Township's roadway system and other public infrastructure and services. 3) Actual permitted lot size should be established in the Zoning Ordinance based on the presence or lack of sewers, type of road access, number of lots, amount of open space, and related factors. 4) Minimum lot sizes should be, at a minimum, adequate to accommodate septic systems (where sewer is not available) as required by the Livingston County Public Health Department. 5) Opportunities and incentives should be provided within Township ordinances to encourage residential development according to the open space/cluster zoning principles discussed in this Plan and as specified in the Zoning Ordinance. 6) Residential development should not occur on a strip basis and should be appropriately sited, landscaped, and setback from all roadways, including special provisions to maintain a rural character along all segments of the County road network. 7) Residential development within the Agricultural and Rural Residential Area, should be based upon ordinance provisions which limit the fragmentation of open spaces and Township-wide natural resource systems. 8) Community sewer systems (also known as cluster systems) shall be permitted provided recommended maximum development densities are not exceeded by each development project and all neces- Suburban Residential Area The Suburban Residential Area covers the northeast region of the Township excluding buildable shoreline areas (see Lake Residential Area) and lands otherwise included in the conservation area. Similarly, this area also covers lands in the area of Shannon Lake excluding buildable shoreline areas. The Suburban Residential Area provides opportunities for extensive residential development of a more urban character than suggested elsewhere in the Township. An average density of up to 2 dwelling units per acre is provided for in the Suburban Residential Area. Principal measures to be used in arriving at the higher development densities include: • • the use of clustering and permanently designated open space of at least 25% or more of a parcel's area; • direct access to paved roads; • provisions for fire protection infrastructure; • public or community water and sanitary sewers, and other measures to minimize excess demand on the Township's limited public services system and to protect the health, safety, and welfare of present and future Township residents. Like the Agricultural and Rural Residential Area, the Suburban Residential Area encourages the utilization of the open space zoning concept to arrive at the maximum development densities suggested for this Area. • The Suburban Residential Area is currently characterized by some of the most urbanized areas of the Township and it is the intent of the Suburban Residential Area to provide for the continuation of these existing uses and provide for their expansion in a reasonably compact manner. The general limits of the Suburban Residential Area around Lake Shannon were established so as not to encroach upon Green Road, but rather maintain a buffer be!}Y~t?ri\ this planned growth area and farm o rcftlons to the west. 4-8 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN -from k9ertti ne 1-/13 pu P_ (:;rannavi �sary state, county, and local permits are acquired, the system is accepted by a public body and maintained as a public system, and the system is constructed according to adopted standards by the Township to facilitate ease of tie-ins to potential future public systems and measures are taken to ensure adequate financial resources exist to maintain the system. Lakes Residential Area The Lakes Residential Area covers those shoreline areas of the Township's lakes which are already developed or generally considered buildable and, conversely, not included in the Conservation Area. The Lakes Residential Area is established in recognition of the extremely fragile environments of the Township's sman lakes, the role these water resources play in contributing to the desired character of the Township, and the particular challenges these resources present in regard to adjacent land use management. The issue is fundamental: while the Township's water resources are, and have been, magnets for development, this development places tremendous pressure upon the aesthetic, environmental, and recreational values of the lakes. The threat to these resource values is at risk due to degradation through shoreline erosion, septic field leaching (where public sewer is not available), sediment discharge, alteration of the natural landscape, and excess use of surface waters by water craft. buildable portions of the Township's lakes at average development densities of approximately one dwelling unit per 3/4 acres, provided adequate on-site sewage disposal could be assured where sanitary sewers are not available. Development densities as high as one dwelling unit per 1/2 acre could be permitted where a public or community sewer system exists or is proposed. However, the Lakes Residential Area places far more emphasis upon the preservation and creation of shoreline open spaces than is reflected by existing development patterns. The presence of a sewerage system should not be viewed as the only answer to concerns over sensitive environments, water quality, and open spaces, as a sewer system does not assure adequate open spaces, the avoidance of pesticides and fertilizer laden runoff entering the lakes, or a visually pleasing development character. It is the intent of the Plan to encourage lower density (density not to exceed one dwelling unit per 3/4 acres) lakefront development where: 1) currently buildable vacant land is developed for residential purposes; or 2) existing developed land undergoes redevelopment, such as where several contiguous, developed, lots are purchased and razed, and a new structure(s) constructed. REDEVELOPMENT: The Plan encourages the renovation and/or redevelopment of those lakefront residential areas which are or may become characterized by deteriorating conditions of both a visual and/or structural nature. These concfitions do not support the intended character of the Township, threaten the public health, safety, and welfare, and negatively impact the use, enjoyment and value of surrounding development. Similar development densities as those recommended for new development are recommended for redevelopment projects where several contiguous, developed, lots are purchased and razed, and a new structure(s) constructed. Redevelopment of these areas should be particularly sensitive to the preservation of open spaces, provision of a ·naturalized" shoreline, and compatible architectural styles. Wetlands and sensitive natural areas adjacent to the inland lakes should be maintained as part of the natural lake ecosystem. Except for limited portions of Lobdell Lake and Bennett Lake, and the majority of the shoreline of the unnamed lake in Section 23, nearly all other buildable shoreline areas in the Township have been developed. Given this fact, the emphasis of the Lakes Residential Area goes far beyond the establishment of guidelines to shape future development of these undeveloped lake areas but also to provide the necessary guidelines to shape future redevelopment of the existing developed areas. This may be particularly applicable to portions of Lobdell, Ryan, and Bennett Lakes where, though lots may be very narrow and/or irregularly shaped, they may be of sufficient size to provide adequate land area for additional dwelling units (either through lot splits or redevelopment of several lots in an integrated manner). Increased lot widths and water setbacks are partlcu larly important in the redevelopment process. Many of the older lots along Ryan, Lobdell, and Bennett Lakes are 50 feet wide or less, and many dwelling units are situated within 40 feet of the shoreline. This development pattern is far more damaging to environmental ecosystems and resources. NEW DEVELOPMENT: The present character of the buildable land surrounding Deerfield Township's lakes is nearly wholly residential. The Plan encourages the continuation of these uses but in a manner which more effectively recognizes the sensitive environmental qualities embodied in these resources and their aesthetic and recreational aspects. The Plan provides for future residential development along the remaining undeveloped yet 4-9 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �Protection and Use of Open Space Created by Clustering Adapllld fra11 Iha Ho.wrd Co..nty, Matyland Plan. enllll8d The 1 IIQO Gen«al Plan: A Six Point Plan for the Future, adopted JUl'f 2, 19ll0. Use of open space zoning or cluster zoning in Deerfield Township offers a very good opportunity for accommodating residential development while simultaneously preserving the quality of the environment, the natural features of the rural landscape and working agricultural land. However, when an open space zoning development is completed and its permitted density has been exhausted, there remains the question of how best to ensure that the remaining open land is permanently and viably preserved. When clustered lots are recorded, the remaining parcel would be identified on the plat or recorded with the County Register of Deeds as limited to agricultural, recreational or related use. Covenants detailing restrictions on the clustered lots and the remainder could also be recorded at the same time. However, these remainders, permanently stripped of any future development rights, have the following characteristics to be defined more fully in the Zoning Ordinance: 1) The open space created by rural clustering will, in almost all cases, remain private property, whereas •open space• created by subdivision of a parcel is usually dedicated to the public or a homeowner's association and becomes a public responsibility. 2) The size of the open space created by rural clustering will result from application of performance standards to be included in the Zoning Ordinance. 3) The permanent stripping of development rights on the remainders created by rural clustering means they can never be used for additional housing. Such land can be actively farmed, used for woodlots, nurser- ""ies, pasture, Q.r other uses related to farmland, or it may be used for certain recreation uses descnbed in the Zoning Ordinance. These remainders must be recorded as lots or common lands whose uses do not include future homes, stores, offices, or other buildings unrelated to the principal use of the designated open space. 4) Remainders which meet the qualifications for such programs could be donated to an Agricultural Land Preservation Program, a local Environmental Trust, Historic Trust, or other custodians of environmental and landscape resources. The remainders would then be subject to the restrictions of these programs, giving them an even stronger degree of protection than exists merely by the absence of development rights. 5) In some cases the Township might wish to acquire the remainder as part of a public park, greenway or greenbelt. However, the Township is under no obligation to accept as decficated open space any of the remainders created by rural clustering. Indeed, it is the Township's preference to see these remainders stay privately owned and managed in ways consistent with agricultural preservation and environmental purposes that are the prime reasons for encouraging clustering. 6) Remainders to be designated for local recreation or common green space can be entrusted to the responsibility of a homeowner's association. 7) Unlike public open space which becomes a permanent responsibility of government agencies, the remainders created by rural clustering can be rented, leased or transferred to new owners, but such leases, rentals or sales cannot restore any development rights. 4-10 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �KEYHOLE DEVELOPMENT: Keyhole, or funnel development, should not be permitted. Keyhole development is the use of a waterfront lot as common open space for waterfront access for dwelling units located away from the waterfront. This results in potentially greater lake use than would •normally" occur if the lot were used for its intended use, such as a single family residence. As surface water use increases, so does the potential for shore erosion from speedboats and water-skiers, loss in property values, oil and gas spillage from powerboats, increased noise, conflicts between lake users (sailboats, fisherman, swimmers, etc.), and increased lake maintenance costs. Such threats become that much greater when keyholing occurs with the digging of canals to increase lake frontage access to back lot residences. This form of development should be prohibited in the interest of preserving the water quality of the Township's lakes, protecting the public health, safety, and welfare, and preserving the lake and shoreline character of the Lakes Residential Area. POLICIES: The following policies, st a minimum, shall guide the development of, and redevelopment of, land within the Lakes Resident/al Area: 1) Opportunities for new development and redevelopment shall be conditioned upon development standards which address, at a minimum, consideration of a potable water supply, safe disposal of septage, water and land carrying capacities, water quality protection, preseNation of open space, minimal additional intrusion upon the natural environment, and the provision of adequate public access where applicable. 2) Development and redevelopment densities should not exceed a development density of 2 dwelling · units per acre where sewer is available, and 1 dwelling unit per 3/4 acres where on-site sewage disposal is practiced, unless the Public Health Department requires a /ewer development density due to larger required lot areas for permit approvals. 3) Approval of all development shall be contingent upon, in part, the acquisition of all necessary permits by the applicant tor the proposed project, including permits administered through the Inland Lakes and Streams Act, as may be applicable. 4) Establish deeper minimum shoreline setbacks for all new structures to better preseNe the natural shoreline landscape. 5) Adopt regulations to limit the grading and clearing of shoreline areas. High Density Residential Development Up to this point in time, there has been no demonstrated need for the designation of lands to accommodate residential densities of greater than 2 dwelling units per acre. A recently developed mobile home park and the limited public services available in the Township, even in the area of Bennett Lake, limits the appropriateness of specifically designating any additional area of the Township to accommodate higher density residential development. This Plan proposes that if it becomes apparent that there is a demonstrated demand for additional lands to be identified for higher density residential development opportunities, the Township will review trends and conditions in the Township at that time and determine if there exists suitable locations for such uses. If appropriate locations can be identified, based upon considerations including, but not necessarily limited to: 1) available public services; 2) adequacy of the transportation network; 3) planned capital improvements and the time frame for such improvements; and 4) existing and planned future land use patterns, then this Plan would be amended to reflect these new policies and the Township's Zoning Ordinance amended accordingly. COMMERCIAL and INDUSTRIAL DEVELOPMENT The residents of Deerfield Township have voiced their general satisfaction with the limited extent of commercial and industrial facilities within the community and do not care to see these land uses indiscriminately encouraged, both in location and amount. At the same time, there is and has been no demonstrated need to identify additional commercial and industrial use areas to address a local or regional demand nor are there any locations in the Township that are particularly well suited for commercial or i~ustrial development. In addition, ample lands are available for such uses in nearby communities. These land uses typically require a high level of public services inc!uding public sewer and water, police an~ fire protectI0~, and roadway infrastructure. Nowhere in the Tow~sh1p does such a combination of service levels and_ suitab!e vacant land exist. While service levels are highest in the northern portion of the Township, particularly those areas directly north of Bennett Lake, a predo~inantly residential land use pattern has evolved and this P_l~n supports the continuation of the character and stability of these residential areas. While this Plan supports ~he continuation of those commercial uses currently exist- 4-11 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �ing in the Bennett Lake area, this Plan does not support the conversion of new lands for commercial or industrial uses in this area which would have the effect of, either incrementally or cumulatively, placing excessive demands on local public services and infrastructure, negatively impacting the surrounding residential character, or otherwise endangering the public health, safety, and general welfare. Rather, the Plan proposes that if it becomes apparent that there is a demonstrated demand for additional lands to be identified for subsequent commercial and/or industrial development, the Township will review trends and conditions in the Township at that time and determine if there exists suitable locations for such uses. If appropriate locations can be identified, based upon considerations including, but not necessarily limited to: 1) available public services; 2) adequacy of the transportation network; 3) planned capital improvements and the time frame for such improvements; and 4) existing and planned future land use patterns, this Plan would then be amended to reflect these new policies and the Township's Zoning Ordinance amended accordingly. POLICIES: The following policies, at a minimum, shall guide future commercial and industrial development within Deerfield Township: 1) Existing cof!}mercially zoned land within the Township shall be assured the opportunity to continue to be used for commercial use. 2) Existing industrially zoned land within the Township shall be assured the opportunity to continue to be used for industrial purposes, provided the extent to which such zoned lands are used for industrial purposes does not increase in intensity or character. 3) No new lands shall be designated for future commercial and/or industrial use until the time when this Plan is amended due to a demonstrated need for such land uses in the Township and the identification of appropriate locations for such uses in the Township has been made. 4) The identification of an appropriate /ocation(s) for potential future commercial and/or industrial land uses shall be based on the following minimum considerations: a) a comprehensive review of trends and conditions in the Township at the time the need is identified; b) the policies of this Plan; c) the adequacy of existing or planned services and infrastructure to the area under consideration, at the time the proposed uses will become operational, including sewage disposal, potable water, emergency services, stonn water management, and access to paved roads: and d) existing land use patterns and anticipated conflicts. 5) No new lands will be zoned for commercial and/( \'"\ industrial use until this Plan is amended to support the ,. tended rezoning, prior to the actual rezoning. 6) No commercial or industrial development or uses should occur except in commercially or industrially zoned districts, respectively, except a bonafide agricuhural use or a use which qualifies as a home occupation and meets the standards of the Township Zoning Ordinance. 7) Private utility systems may be const,ucted ff they meet all Township, county, state, and federal requirements; and can be linked to future public utility systems, including public sewer and water systems. 8) Potential future commercial and industrial development within the Township must recognize the cu"ent ,ural-like character of the Township and complement this character through building scale, materials, and style, and the provision of strategically located open spaces, and minimize int,usion upon the natural landscape. PUBLIC LANDS With the provision of public services must come public ownership of land resources from which the services originate, are maintained, and administered. The absence of extensive public services provided by Deerfield Township including public sewer and water, and ttJ.,.~._ Township's intention to continue to provide only limitC public services (see Chapter 5), minimizes the need for Township-owned land. current public lands administered by the Township are limited to two cemeteries and the land supporting the Township Hall. Except for recreational needs which wm be cftSCUssed below, this current and limited Township-owned land appears reasonable and adequate at this time. However, this need may change as the Townsh~ grows. The Township recognizes that purchase of public lands can involve high acquisition costs, impacts upon adjacent land uses, and public welfare issues associated with providing for selected services and infrastructure on a site. POLICIES: The Township should only acquire and develop future public lands where the proposed acquisition or development meets the following circumstances: 1) responds to a demonstrated need for one or more public facilities and/or services intended to co"ect an immediate or projected critical public heahh, safety, and welfare condition or improve the overall quality of life in the Township. 2) the site characteristics accommodate the proposed public use; 3) the use will not unreasonably impact adjacent la~ uses and waters; and 4-12 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �4) measures are taken to minimize negative impacts upon adjacent land uses and waters. minimum the most basic recreation needs of the inten_ded residents, as may be applicable, including trails, playground equipment, picnic tables and benches. 4) Site development of new residential and nonresidential land uses shall include provisions for trail linkages with. and between. adjoining developments, and public recreation facilities (including public trails) where such facilities abut the proposed land use. 5) Future acquisition and development of recreation lands by the Township shall be based upon a coordinated Township-wide recreation plan approved by the Michigan Department of Natural Resources. 6) Prior to acquisition and development of public recreation lands, the means to perpetually maintain and operate any facilities on the property shall be established. RECREATION LANDS Recr~ational lands in Deerfield Towns hip are presently limited to the state maintained Oak Grove State Game Area. The small and scattered population of the Township creates difficulties for most private recreation facilities from a marketing standpoint. The Township residents do not have the benefit of enjoying the recreational opportunities typically associated with public school facilities given the total lack of such facilities in the Township. At the present time the Towns hip does not operate any park or recreation facilities. As the Township continues to grow, the demand for recreation opportunities can be expected to grow as well. Though the Township is rich in passive recreational resources, due to the presence of the Oak Grove State Game Area, there is a complete lack of more active recreational opportunities (playgrounds, balffields, etc.) under local pubfic ownership and public acquisition of Mure recreational sites may become necessary and desirable. While Deerfield Township fully supports the value of recreation opportunities within the community and the importance of individual. and family quality leisure time and community image, the Township also recognizes land used for recreational purposes can impact acf.13cent and area-wide land uses as significantly (and in some cases more so) as other land uses. As a result, new public or private recreational land uses must be designed and operated so as to minimize negative impacts. A key link in the planned recreation lands strategy of the Township is the provision of open spaces in associa:. tion with new development and the use of these open spaces to address the recreational needs of the future residents of these developments. These recreational open spaces should be linked to Mure pubfic recreation areas administered through the Township or other body through recreational corridor systems and trails. POLICIES: The following policies shall guide the development of recreation lands In Deerfield Township: 1) Proposed facilities shall be compatible with area land uses. 2) Proposed facilities shall be compatible with the natural site characteristics. 3) Site development of new residential land uses of comparatively higher densities shall include provisions for recreation opportunities which address at a SPECIAL LAND USES There are a growing number of land uses which, though they may be largely residential, commercial, or industrial in character, present unique or special circumstances in regard to land use management. These are typically regulated as special land uses in the Zoning Ordinance. A special land use is a use which is permitted only after a special review has determined that the land use and associated site development proposal meets special standards to assure its compatibility with both surrounding land uses and the other permitted uses in the district. These unique or special circumstances may be a result of traffic, noise, or visual or operational characteristics, which if unmitigated could result in significant public or private nuisance. Special land uses often include (but are not limited to) day care facilities, airports, gravel pits, mobile home parks, and multiple family projects. Special land uses should be permitted in appropriate locations pursuant to specific standards and review procedures established in the Zoning Ordinance. Approval should not be indiscriminate and conditions should be imposed to minimize impacts on surrounding lands. These standards shall accomplish the following: 1) Assure that the design, construction, operation and maintenance of land uses are in a manner harmonious with the character of adjacent property and the surrounding area. 2) Avoid inappropriate changes to the essential character of the surrounding area. 4-13 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �3) Avoid interference with the general enjoyment of adjacent property. 4) Improve the use or character of the property under consideration and the surrounding area in general, yet also be in keeping with the natural environment of the site. 5) Avoid negative impacts upon adjacent property or conditions which will be · detrimental to the health, safety, or welfare of persons or property through the excessive production of traffic, noise, smoke, odor, fumes or glare. 6) Assure availability of adequate essential public facilities and services, or evidence that the person responsible for the proposed special land use shall be able to continually provide adequately for the services and facilities deemed essential to the special land use under consideration. 7) Avoid demands on public services and facilities in excess of current capacity. 8) Assure consistency with the intent and purpose of the Comprehensive Plan and Zoning Ordinance. Contrary to the past practices of the Township, this Plan strongly discourages the issuance of special use permits as a means of permitting what have subsequently resulted in disruptive commercial or industrial uses in residential areas, under the guise of "home occupations". The County road network is a fundamental er \. ment of the Deerfield Township fabric. The vast majc. ity of residents of the Township use the network daily. These corridors, and the landscapes through which they pass, formulate the principal visual image and character of the Township among Township residents, visitors and nonresident travelers. Because of both the critical functional and visual role these corridors play within the Township, the preservation of their rural and scenic qualities is paramount to successful implementation of one of the key elements of the Future Land Use Strategy. Achievement of this goal will also protect public safety through regulated access and controlled turning movements. Future growth and development within the Township must be guided by measures which will assure the efficient movement of traffic in a safe manner. An increase in the number of access points along these corridors, both for individual property access and for intersecting roads, will result in a corresponding increase in the potential for congestion and traffic hazards and interfere with the intended function of these corridors-the safe and efficient movement of traffic between population centers. It would also undermine the significant existing public investment in these roads. Limiting direct access upon these corridors spacing access points at appropriate distances, providing acceleration and deceleration lanes will b'G . necessary to insure the functional integrity of these corridors as new land uses are established along these corridors. ae' POLICIES: Special land uses In Deerfield Township should be permitted only as provided for: 1) in the appropriate provisions of the Zoning Ordinance 2) pursuant to both general standards (like those above) and specific standards unique to the special land use. PRINCIPAL ROAD CORRIDORS The Future Land Use Strategy described up to this point establishes policies regarding the planned location of land uses throughout the Township within the planning period of this Plan, and policies regarcfing conditions upon which site development should occur in support of the proposed Mure land use pattern. There is, however, a critical consideration, as part of the Future Land Use Strategy, which is not specific to particular land uses but rather to the principal roadway corridors, as characterized by Argentine and Faussett Roads and the balance of the County road network. Similarty, Mure growth and development within the Township must be guided by measures which will preserve, if not enhance, the landscape's visual quality along these corridors. The future sense of rural character throughout the Township will be, in large part, derived from the visual landscape experienced when traveling along these principal corridors-ft is from these corridors which present and future residents see the vast majority of the Township. The lack of effective measures to preserve these corridors in their current "rural" state will lead to an urban-oriented corridor landscape and a dramatic reversal of the Township's overall character. Assuring that development along these corridors, to the extent that it may occur, is appropriately set back from the roadway, screened from view, and meets minimum driveway spacing standards, is essential if the present character of these corridors is to be preserved. POLICIES: New development and redevelopment along the County's road network should only be permitted according to deve/opmer-'\ standards which address, at a minimum: 4-14 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �1) Controlled and limited direct access onto thess road. 2) Appropriate spacing between access points Is assured. 3) Adequate acceleration and deceleration lanes. 4) Screening of structures and parking facilities, and the uss of appropriate setbacks, to preserve and enhance ths current character of these corridors. 5) The preservation of existing natural landscapes along these corridors. 4-15 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �Chapter 5 PUBLIC SERVICES STRATEGY INTRODUCTION AND PURPOSE stantially far in advance of when such improvements might best be targeted and implemented. Similarly, while it is clear that the Suburban Residential Area is planned to absorb some of the highest development densities, it is quite unclear as to the rate of development which will occur in this Area and its implications upon public service improvements. The Future Land Use Strategy discussed in Chapter 4 describes the desired pattern of land development throughout the Township through the establishment of land uses and densities for areas with common characteristics. The Public Services Strategy described in this Chapter identifies the manner and degree to which public infrastructure and services are to be provided within the Township to support the planned future land use pattern. Public services and related infrastructure include sewage disposal and potable water, roads and highways, police and fire protection, recreation, and general government services. Accordingly then, the thrust of the Public Services Strategy does not place as great an emphasis upon targeting improvements to facilitate, or prepare for, the planned development. Rather, it provides the parameters for making these future decisions in the form of guiding policies. The Public Services Strategy is based on the principal of no new development occurring unless concurrent with or after the public services necessary to serve it are in place. This emphasis will, in effect, place more burden upon the developer to finance (in part or in whole) the necessary improvements if the proposed densities dictate the need for improvements and if the developer is unwilling to wait for the time when the Township is able to schedule and fund the necessary improvements. As the character and feasibility of land development is directly impacted by the extent to which urban or public services are available, the Public Services Strategy works hand-in-hand with the Future Land Use Strategy and is a critical element of the Township's efforts to control and guide future growth and development. OVERVIEW OF PUBLIC SERVICES STRATEGY The Public Services Strategy consists of policies which address future decisions regarding improvements to the Township's delivery of individual public services in response to existing conditions and anticipated needs. These policies formulate the manner by which, and conditions upon which, future improvements should be made regarding public services. Basis The Future Land Use Strategy presented in the previous chapter provides the Township residents with considerable flexibility in the development of property in regard to development densities. The Agricultural and Rural Residential Area, which covers the vast majority of the Township area, provides for average development densities ranging from as low as 1 dwelling per 20 acres or more, to as dense as 1 dwelling unit per 2 acres. While these development options are purposeful and provide the Township with flexibility to effectively preserve the rural character and natural resources of the Township, this same flexibility provides added challenges for the Township to effectively plan for public service improvements in advance. Specifically, the permitted range in development density does not provide the Township with a definitive geographic area that can clearly be anticipated to develop with the greatest intensities, or at the fastest rate. Thus it becomes that much more difficult to target specific areas for public service improvements as actual development densities will not be known sub- Township-Wide Public Services Pattern The Public Services Strategy calls for a future public services pattern not very different than the current pattern in the Township. The vast majority of the Township is proposed to receive limited expansion of those services currently available. It is expected that the gravel roadway network will continue to dominate as will the reliance upon on-site potable water and sewage disposal. 5-1 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �INDIVIDUAL PUBLIC SERVICE COMPONENTS network, which greatly reduces traffic flow capaci~ the Township's roadway infrastructure fulfills its fu ll\ tion fairly well. This is due, in large part, to three con:"'"" ditions: 1) the existing very low development density throughout the vast majority of the Township; 2) the presence of paved roads in that area of the Township where development densities are considerably higher; and 3) the presence of Argentine, Faussett, and portions of Bennett Lake Roads, paved County primary roads which accommodate the vast majority of the local north-south and east-west traffic flow in the Township. This last condition, in combination with the limited opportunities for continuous north-south or eastwest movement across the Township, is of particular significance as the vast majority of the road segments in the Township do not encourage or support crosstownship travel by commuters residing outside of the Township. The existing road network would suggest that, except for the main corridors such as Argentine Road and Faussett Roads, the Township experiences comparatively limited use of its roadway network by non-residents. Roads And Streets Overview As new residential land uses, and possibly new commercial and industrial land uses in the more distant future, are introduced into the Township, the need for a roadway network able to accommodate the increased traffic demand increases. This is particularly true in Deerfield Township where a rural road network predominates and is not currently capable of adequately accommodating significant increases in traffic flow. The additional rural residential development anticipated in this Plan, despite its over~II low densi~, will result in higher traffic levels and will eventually increase the impact on these roads, ultimately requiring some improvement-or risk congestion, vehicular and pedestrian hazards, longer travel time, higher auto "wear and tear," and a general decrease in the quality of road service. CURRENT LEVELS OF SERVICE: The number of daily car trips a gravel roadway can accommodate before users perceive evidence of regular and persistent traffic flow and safety problems, as identified by the Livingston County Road Commission and Livin f \ ston County Planning Department, is about 75 dah) trips on unpaved roads where the roadway base and drainage are inadequate and 450 daily trips on unpaved roads where the roadway base and drainage is adequate. Conversely, it must be recognized that an improved roadway network may well attract new or e~panded intensive land uses which, in tum, place additional demand on the infrastructure network. Such change must be managed so that the rate of land use change does not overtax the ability of the Township and County to make the necessary improvements. The Road and Streets component of the Public Services Strategy seeks to assure that land development does not occur in a manner which will sacrifice the public health, safety, and welfare due to inadequate roadway infrastructure nor prematurely encourage changes in land uses. As the average household produces 1O vehicle trips daily, and most of the unpaved roads in the Township have an inadequate base, a stretch. of gravel road in the Township with more than 7 dwelh~g units is apt to be characterized by regular and persistent maintenance problems. Even though recent traffic counts have not been recorded for most of the Township's gravel roads, residential lot split patterns suggest the high likelihood of traffic counts exceeding 75 trips per day on many of the Township gravel roads. Analysis The present roadway network pattern of Deerfield Township is similar to most Michigan townships, with a fairly extensive mile grid pattern. However, comparatively few roads in the Township run continuously across the Township in a north-south or east-west direction. In addition, while the number of roadway miles is considerable, approximately 80% of the roadway miles are unpaved. Even with this extensive gravel 5-2 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �- u N p A V E ROAD TYPE Inadequate base, surface and drainage Table 5-1 PERCEIVED ROAD CONDITION BY NUMBER OF DAILY CAR TRIPS BEGIN TO SEE GOOD CONDIFLOW AND TION MOST OF MAINTENANCE YEAR PROBLEMS less than 25 25-75 REGULAR AND PERSISTENT PROBLEMS greater than 75 Adequate base, surface and drainage less than 150 150-450 greater than 450 Sealcoat surface, adequate base and drainaoe Plant mix surface, adequate base and drainage less than 250 250-1,000 greater than 1,000 less than 2,500 2,500-5,000 greater than 5,ooo· D p A V E D Source: LMngsl0n County Planning Department, LMngston County Road Commission • This volume can be higher where the shoulder is wide and so/Id, and the right-of-way Is lcept clear of vegetation. This will also enable the Township to pursue effective long range planning to assure the necessary improvements are appropriately programmed into the Township's future capital improvements programs. It is very difficult to definitively identify the existing levels of service provided by the majority of the Township's road segments due to the lack of recorded traffic counts along most of the gravel segments and some of the paved segments, and the, at times, circuitous nature of the roadway network and resulting difficulty in projecting distribution of traffic flows. Based upon the most recent recorded traffic counts for the Township's paved roads and Table 5-1, it is reasonable to conclude that the Township's paved roads are all accommodating considerably less than 5,000 car trips per day and that there generally exists a reasonable level of service along these corridors. FUTURE IMPLICATIONS: As the Township continues to grow and develop according to the land use policies contained in this Plan, traffic volumes will increase and further threaten the current levels of service along all of the roads. Based upon a buildout of the Township at an average of one dwelling unit per 2 acres, which approximates the majority of the planned maximum development density for the Township, an increase of approximately 8,000 dwelling units would be witnessed. This increase in dwelling units over the current number of approximately 1,100 dwelling units would result in approximately 80,000 or more additional trips per day in the Township and would bring the Township's current roadway network to a complete shut-down. It is doubtful that the same can be generally said for the gravel segments in the Township as evidenced by the few cases where traffic counts have been recorded. For example, recorded traffic counts along unpaved Wiggins Road north of Faussett Road are more than six times the maximum recommended flow according to Table 5-1. The same can be said forcertain segments of Center Road as well. Capital improvement programming on the part of the Township and County Road Commission can help mitigate some of these impacts and prevent serious threats to public health and safety. Road improvements should respond to areas of greatest need based upon the criteria established in the first policy (following section). For the successful implementation of the following Roads and Streets policies, it is necessary (to the greatest extent possible) to establish the current level of service associated with each roadway segment. This will facilitate identification of current roadway improvement needs and identify those improvements which are fundamental to the advancement of the land use policies and public service strategy of this Plan. 5-3 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �Policies assist in the identification of priority improv~ ments r ,, The following policies are intended to guide Deerfield Township officials on future decisions regarding improvements to the Township's vehicular circulation network and in response to new traffic demands associated with proposed land uses: . 1) Deerfield Township will strive to improve the Township roadway network, as financial resources become available, based upon the following guidelines: 3) The Township will coordinate with the Livingston County Road Commission to identify needed improvements and the perceived relative priority of such improvements. 4) Proposed land uses and site development projects larger than a single family home on an individual lot will be analyzed in regard to traffic impacts and roadway improvements. 5) The Township should achieve a balanced transportatioNland use system which includes an adequate number of roads and streets of appropriate capacity to accommodate land use traffic patterns. a. Greatest priority for road improvements will be assigned to those road segments whose current conditions present imminent danger to the public health and safety of Township residents. Such dangerous conditions include roadway impasses and flooding. 6) The Township will develop standards to regulate new development along roadway corridors to minimize negative impacts of such development including but not limited to poorly sited and/or designed access, and too many points of access. b. Functional classification of roads shall dictate the priority of improvements when all other conditions are generally equal. The functional importance of the various roads in the Township, from highest to lowest, is as follows: 1} county primaries; 3) county locals; and 4} minor roads (subdivision roads). 8) Subdivisions platted according to PA 288 of 1967 are encouraged because the new roads must be built to County Road Commission standards. ~ c. Where imminent danger is not a factor, county local gravel roads shall only be paved based upon the following considerations: 1) there is general consensus among residents living along the road segment for such paving; 2) the costs to maintain a gravel road become excessive compared to the long term costs of paving a road, thereby threatening the financial stability of the Township, and Township residents are unwilling to pay additional taxes to cover the maintenance costs; 3) a 30 unit or larger development approaching a density of 1 dwelling unit per 2 acres is proposed, in which case approval of such a project will be withheld until such time that arrangements are made for the paving of that portion of the road segment which abuts the project site prior to the time when the use becomes operational. 9) Development of private roads, whether lot by ~. or via the Condominium Act, PA 59 of 1978, must be built to County Road commission cross-sectional standards unless otherwise provided by the Zoning Ordinance. 10) All future residential structures along all County primary and county local road shall be setback at least 100 feet from the road or ramp right-of-way, or if the road right-of-way is not known, 130 feet from the center line of the road. Sewer and Water Overview As is often typical among rural communities, the vast majority of Deerfield Township residents rely upon septic systems and private wells for sewage disposal and potable water. However, improperly operating septic systems can contaminate potable groundwater resources, inland lakes and streams, and pose public health threats to those using the contaminated resources. d. The extension of road improvements near or through the Oak Grove State Game Area and other environmentally sensitive areas shall be strongly discouraged. 2) The Township shall strive to obtain and maintain current traffic counts throughout the entire Township and, upon the development of a Township-wide traffic count profile, establish a level of service rating for each road segment to As land development densities increase, so do~ the need for public sewer and water. Industrial, co~ mercial, and higher density residential land uses gen- 5-4 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �erally have greater sewage disposal and water (potable and otherwise) needs than can often be met by traditional on-site facilities. Failure to provide adequate sewer and water facilities to these land uses can lead to severe health and environmental consequences while the premature provision of these services can _lead to unmanaged growth and land development. minimum design standards of future public sewer and water systems. OPTIONS FOR FUTURE PUBLIC SEWER AND WATER SERVICES: Future public sewer and water opportunities may be generally considered to include newly constructed systems administered by Deerfield Township, the expansion of the Bennett Lake public sewer system, or community sewer systems established as public systems within a sewer service drainage district and operated and maintained by the Livingston County Drain Commission (especially if around an inland lake}. The Sewer and Water component of the Public Services Strategy provides policies and standards, in conformance with the Future Land Use Strategy and in the interest of the community's health, safety, and public welfare, to guide the use and applicability of onsite sewage disposal, potable water sources, and the provision of public sewer and water facilities. Each of these options, and the relative feasibility of each, presents its own set of advantages and disadvantages. While it is not the intent of the Public Services Strategy to encourage either one of these options over the others, it is important to recognize that these potential opportunities exist and they should serve as a basis, in part, for the policies of the Public Services Strategy. Analysis Less than 1% of the Township's surficial soils present only slight limitations to septic systems, and these areas are both scattered and fragmented. The balance of the Township presents moderate/severe to severe limitations to septic systems. These conditions highlight the critical relationship between land use, development densities, and on-site sewage disposal and potable water. Because of the considerable Township-wide limitations toward septic systems and yet the Township-wide use of this type of sewage disposal process and R_rivate wells for potable water, the public health, safety, and welfare is always at risk. Already there exists sites throughout the Township which have documented high nitrate levels in area wells. COMMUNITY SEWER SYSTEMS: Community sewer systems provide an alternative to the traditional large public sewer systems operated by municipalities. Community sewer systems are sewage disposal systems which are typically privately constructed, serve two or more dwelling units, and are constructed to provide sewage disposal to all dwelling units in the development project. These systems can vary in technology, ranging from a community septic field to a packaged treatment facility. Such systems can also be used to service nonresidential uses. These and related threats to the public welfare will only increase as the Township grows and develops unless specific measures are taken. These measures must address the assurance of adequate on-site sewage disposal practices including, in some cases, the provision of public sewer and water. Deerfield Township is not currently serviced by public sewer or water except for a public sewer system near Bennett and Lobdell Lakes. Up to this point in time, the need for such public services has been limited, but the need may well increase. Deerfield Township strongly discourages the use of community sewer systems. Such systems will provide for the highest development densities permitted by the Zoning Ordinance on a Township-wide basis and this development pattern is not consistent with the Future Land Use Strategy, the desired future character of the Township, and the efforts of the Township to manage growth. The single exception where community sewer systems may be considered a reasonable alternative for sewage disposal is when such systems are within the Suburban Residential Area and where ultimate responsibility for the operation and maintenance of the systems fall under the jurisdiction of a public agency. It is not the intent of the Public Services Strategy to suggest expanded public sewer and/or water is a necessity within the Township within the 20 year planning period of this Plan. It is the intent of this Plan, however, to establish: 1) the planning principles upon which the expansion or introduction of new systems should be based; 2) conditions delineating to what extent future land uses should be required to have access to a public sewer and/or water system; and 3) Policies Deerfield Township will be guided by the following policies in striving to assure adequate sewage disposal and potable water in the Township: 5-5 DEERFIELD TOWNSHIP COMPREHENSIVE PL.AN �1) All on-site sewage disposal and potable water facilities shall be constructed and maintained in accordance with the requirements and standards of the Livingston County Public Health Department and Michigan Public Health Department as well as those of other applicable local, county, state or federal agencies. 2) No land uses or land development projects will be permitted if any applicable regulations regarding on-site sewage disposal and potable water facilities can not be met and public sewer and water services are not available. 3) Any future decision by the Township to provide public sewer and water services beyond those which currently exist in the Township shall be based upon an in-depth analysis of all available options, including services provided through cooperative agreements with neighboring municipalities. 4) Any public sewer and water services, aside from community systems, shall be provided in the Township only where the public welfare is threatened due to discovered environmental hazards or after this Comprehensive Plan has been thoroughly reviewed and updated to identify; 1) a planned future land use pattern which necessitates re/lance upon such a system; and 2) a logical phasing of infrastructure and service areas to limit rapid development and growth. 9) The Township will develop a wellhead protection zone around any future municipal wells a~ establish zoning regulations to prevent leakw and spills, or discharges of hazardous substances that might contaminate groundwater. Stormwater Management Overview As the land surface is covered by buildings, parking lots and other impermeable surfaces, the quantity of stormwater runoff increases. The soils and vegetated landscape which previously absorbed and slowed much of the water associated with storms are gone. Unless specific preventive measures are taken, these conditions encourage increases in runoff flow, soil erosion, sedimentation and pollution of area water resources, and flood potential. Though these conditions originate from site-specific circumstances, their impact can extend to the entire community and communities beyond if within the same watershed. Inadequate management of stormwater produced due to land development and urbanization threatens the public health, safety, and welfare through life threatening flood conditions, contamination of groundwater resources, deterioration of water-based recreation facili- ties, and damage and loss of property values. In co~ trast, stormwater management aims to minimize flcx.i:.__ conditions, and ensure the quality of runoff which is collected and ultimately discharged into the watershed system (streams, rivers, wetlands, lakes, etc.) is adequate. 5) Any future expansion of a sewer and/or water service area, and associated infrastructure, shall be established in a phased manner so as not to open up too great a land area to new and higher density development at one time. Analysis Though stormwater management should be a concern of all communities (and increasingly is because of federal and state regulations), the natural topography of Deerfield Township presents particular challenges in this regard. Though the rolling, and at times steep, topography of the Township minimizes the propensity for area-wide flooding, it also greatly facilitates soil erosion and sedimentation when soils are exposed. Unnecessary sedimentation threatens wetlands and streams, plus the lakes in the Township. The anticipated residential growth and development to occur in the Township in future years will increase the amount of impervious land cover and disturbance of sloped areas. This development has the potential to alter existing hydrological systems to the point where the public health, safety, and welfare may be at risk if concentrated in certain areas. This is particularly true in the planned Suburban Residential Area where a more intensive land use pattern is provided for. ~ 6) All land uses and land development projects must be serviced by public sewer and water infrastructure if the infrastructure abuts the property in question. 7) The provision of public sewer and water shall be based upon conformance with level of service standards where adopted by those municipalities individually or jointly providing the service to Deerfield Township. 8) Community or package sewer systems will be permitted by the Township provided the treatment capabilities of the package system provides a tertiary level of treatment, the system is built to, operates, and is maintained accc,rding to a/I local, county, state, and federal standards, and the project site is located within the Suburban Residential Area. 5-6 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �Policies The following policies will guide the Township in adequately controlling the quality and quantity of stormwater runoff associated with the introduction of new land uses. fire and police protection services, and associated land and buildings, are available to provide for both the exis!in~ and !Uture welfare of residents and property within Deerfield Township. Analysis 1) Pr9posed land uses will not be permitted if and where the level of service currently provided by existing stormwater management infrastructure and/or existing drainage patterns would be decreased, unless necessary improvements to such infrastructure or natural drainage are first made. Deerfield Township currently relies on the Livingston County Sheriff's Department in Howell and the State Police in Brighton for police protection. Fire protection is provided by the City of Howell and the Townships of Hartland and Argentine. Specific standards upon which to evaluate the level of police protection in Deerfield Township do not exist due to the high number of variables that impact police protection needs. The limited commercial, industrial, and high density residential development in the Township greatly reduces the need for a level of police protection typically associated with a geographically smaller and more urbanized community of similar population size. As a whole, Township residents are generally satisfied with the current level of police protection services. These services are limited to a single patrol car cruising the Township for four hours per weekday. 24-hour protection and weekend protection is not contracted for, and the State Police must be contacted should the need arise. 2) The current level of service may vary from one site to another but will be generally defined as the rate, total volume, and quality of stormwater runoff prior to new site development activities. 3) All new and existing land uses must comply with all county, state, and federal regulations regarding stormwater management and soil erosion, including those regulations of and administered by the Livingston County Drain Commissioner. 4) All proposed and existing land uses situated on sites which reflect slopes of 12°/4 or greater shall take and maintain aggressive measures to prohibit the erosion of soils and sedimentation. Though a significant portion of the Township does not fall within the American Insurance Association's recommended four mile optimum service radius for buildings having an average separation of 100 feet or more, the vast portion of the Township does fall within the National Board of Fire Underwriters' recommended 1a-minute response time for "closely built" and ·scattered residential· areas. However, the lack of public water infrastructure in the Township is a significant obstacle to comprehensive fire protection. -- Support Services and Buildings Overview Support services, as referred to within this Plan, includes all the public services a community may provide to its residents above and beyond sewer, water, roads and streets. In particular, these services include police and fire protection and general government services such as tax assessment, cemetery care, and governance services. The reference to these services as support services ls not intended to suggest that they are of secondary importance but simply that they are of a different type than sewer, water, and roadway services. As the Township relies on other agencies for fire and police protection, the Township itself does not maintain any land or capital facilities for these purposes. However, though the Township's current agreements for police and fire protection services do not suggest the need for the purchase of land by the Township during the next 20 years, the need for increased service levels may well rise. Future growth in the Township may jeopardize current levels of service as emergency conditions will arise more frequently, placing additional demand on the agencies providing these services. As community growth and land development increases, so does the demand for these services. For example, police and fire protection must be extended to more individuals, families, and properties. Similarly, as the demand for these services increase, so does the need for support services administration and the need for property and buildings from which these services are administered. Policies The following policies will guide the Township in its pursuit of maintaining, and as necessary, improving The Support Services and Buildings component of the Public Services Strategy is intended to assure that 5-7 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �The Recreation component of the Public Services Strategy is a plan for identifying and addressing the recreation needs of the Township. This strategy be- "· comes the tool for identifying future recreation lands and the recreation services associated with these lands. However, it is recogn ized a more detailed analysis and plan is necessary to qualify for state or federal assistance with future recreational facility development. the level of service for general government, police, fire and emergency services: 'l" 1) The Township will maintain agreements with adjoining municipalities for fire service equal to the quality of service in place at adoption of this Plan with the aim to improve this rating. 2) The Township will continue to monitor police protection needs and service provided by the County Sheriffs Department, and State Police and if necessary, explore the development of a service agreement with one or more area police protection agencies for a higher level of service. Analysis Deerfield Township is extremely limited in the area of programmed recreational resources within its municipal limits. There are no public recreation lands administered by the Township or other agency except the Oak Grove State Game Area. The most fundamental of public recreational facilities , school playgrounds, are nonexistent due to the absence of school facilities in the Township. 3) The Township will continue to monitor other emergency services needs, such as ambulance assistance, and explore the development of a service agreement with one or more area police protection agencies for a higher level of service. 4) The Township will continue to meet the basic governance needs of its citizens in existing facilities, until a demonstrated need for more service and adequate financial resources are available to meet that need. Expansions and/or the construction of new facilities will be on the site of existing Township owned lands, except possibly for new recreational facilities which may require purchase of new lands. While the extent of recreational facilities in the Township is minimal, the degree to which the lack of these facilities reflects a condition of inadequacy is unclear at this time. The reason for this lack of clarity is that adequacy is, in part, determined by the attitudes of the Township residents in regard to their particular recreation needs and likes. Up to this time, a survey of ~ resident attitudes on the amount of recreation •'. opportunities in the Township has not been pursued. ,. - 5) The Township will explore the feasibility and practicality of public and/or private development of dry hydrant systems in connection with development around the Township's lakes and, where shown to be feasible and practical, establish standards and requirements for the construction of such systems. However, a definite state of inadequacy is apparent according to recreation standards adopted by the Michigan Department of Natural Resources. The standards identify the minimum number of suggested recreation facilities, by facility type, based upon a community's population. The standards are presented as guidelines and not as absolute "hard and fast rules. n Standards applicable to a community the size of Deerfield Township suggest inadequacies relative to facilities for ball fields, court games, picnic areas, playgrounds, hiking trails, snowmobile trails, and more. Most evident is the total lack of local park land in the Township, irrespective how it may be programmed. MDNR standards suggest approximately 30 acres of park land for a community the size of Deerfield Township, or 10 acres for every 1,000 people. Recreation Strategy Overview Deerfield Township recognizes that the health of its residents is, in part, impacted by the quality of opportunities available for spending leisure time. The Township further recognizes that a critical consideration in this regard is the type of recreational facilities nearby and available to the residents of the Township. Demands for recreational opportunities increase with population growth and available land resources for recreation decrease as residential and other land uses consume greater amounts of what was previously open space and potential outdoor recreation land. Recreational lands must be purposefully pursued and planned for, as with any other principal land use, if these uses are to be appropriately located within the community and provide the services in demand. While the standards suggest inadequacies ranging from slight to severe, the public's perception of inadequacy is not clear. The rural character of the Township may provide for recreational needs at individual homes or through nearby recreational programs and facilities in other communities. However, not all ~ 5-8 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN \ �Township residents live on, or have access to, large land parcels, woodlots, and similar potential outdoor recreational opportunities. On the whole, the Township may not be meeting a significant degree of its citizens recreational needs and actions should be initiated to find out, and, if so, to correct the situation. Policies The following policies will guide the Township in its pursuit of an improved recreational environment: 1) The Township may determine, approximately every five years, the extent to which area residents are unsatisfied with recreation opportunities in the Township through the use of suNeys, public meetings, and/or inteNiews with residents. 2) The Township will strive to provide recreation facilities in a manner which recognizes the particular recreation needs expressed by its residents. INTERGOVERNMENTAL COORDINATION Overview Contrary to decades past when access between communities was several days travel by stagecoach and the activities of one community had little impact upon the quality of life of other communities, we now live in an environment of microcomputers, vehicular and mass transit, telecommunications, and urban sprawl. We often live in one community, work in a second, shop in a third, and our children attend school in still a fourth. Roadway corridors, employment centers, and retail trade centers link the activities of one community to the next and beyond. Similarly, the growth and development patterns of an individual community can easily and directly impact growth and development in adjoining and nearby communities . As a result of this regionalism, a community does not exist unto itself but is intrinsically linked with the activities of communities beyond. This dictates the need for communities to cooperate and coordinate community planning and public service endeavors if maximum benefits are to be realized. The Intergovernmental Coordination component of the Public Services strategy establishes the framework within which Deerfield Township will realize the benefits of coordination with area municipalities and agencies. 3) Should sufficient public sentiment warrant, the Township will pursue the development of a MDNR-approved five year action plan which will provide a specific action plan aimed at providing recreation facilities desired by Township residents and enable the Township to compete for state and federal recreation development monies. Analysis 4) The Township will adopt incentives to encourage the provision of open space and recreation areas within future development projects. Deerfield Township exists within a web of regional forces which must be recognized and addressed through coordinated planning with area municipalities and agencies. Deerfield Township is centrally situated within the Detroit, Flint, Lansing, and Ann Arbor metropolitan areas, is afforded excellent a?cess to and from these major urban centers, and relies on these and other urban centers for employment and retail services. The Township's regional link is bolstered by its position near the path of expanding urban sprawl from the greater Detroit region. Still, th_e nume:ous day-today activities of the Towns~ip which impacted b~ non-township offices, including the_ L1~ingston Coun!} Road Commission, Drain CommIss1on , and Public Health Department. further exemplifies the critical need for intergovernmental coordination. 5) The Township will encourage ease of access to future recreation facilities though the pursuit of a linked open space system, siting recreation lands with recognition of existing and future primary population centers, and facilitating movement to and within future recreation facilities for motorists, bicyclists, pedestrians, and the physically disabled. _a:e 6) The Township will improve and coordinate efforts with all levels of government, with the quasi-public sector, and the privat(J sector to provide expanded and coordinated recreational opportunities. Policies The following policies will guide the Township in more effectively carrying out its municipal activitie~ and responsibilities within the regional context that ,t operates from: 5-9 DEERFIELD TOWNSHIP COMPREHENSIVE Pl.AN �1) Deerfield Township will encourage a program whereby all adjacent communities and the County are provided the opportunity to comment on amendments to the Township's Comprehensive Plan, Zoning Ordinance. Subdivision Ordinance, capital improvements plan, and relate<j ordinances and programs of the Township which may have impacts on services or land use decisions of adjoining jurisdictions. 2) Deerfield Township will encourage opportunities for comment by adjoining jurisdictions on any development project within 1000 feet of the edge of the Township and will formally request area municipalities to permit Township comment on any development project within 1000 feet of their borders. 3) Deerfield Township will encourage the development of an intergovernmental coordination committee, composed of area municipalities and county agencies. aimed at addressing comprehensive planning issues including the impacts of land development and coordinating planning and zoning programs. 4) Deerfield Township will encourage the coordination of public services to serve the Township and surrounding areas in the most practical and economically feasible fashion and in accord with the policies previously set forth. 5-10 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �Appendix A LOCATION AND GEOGRAPHY Deerfield Township is situated in the northeast central portion of Livingston County, which is located between Oakland and Ingham Counties on the fringe of southeast Michigan and the Greater Detroit Area. (see Rgure A-1). Deerfield Township is surrounded by the Townships of Cohoctah to the west: Oceola to the south; Tyrone to the east, and the Township of Argentine in Genesee County to the north. The US-23 expressway and 1-96 Interstate Highway are within two to seven miles of the Township, respectively, and serve as major regional connectors to employment centers in Detroit, Ann Arbor, Flint, and Lansing (see Rgure A1). TYRONE MARION GENOA Brighton Deerfield Township's location relative to transportation routes and employment centers has made it an increasingly popular place to live. A pastoral setting, highlighted by expansive farm fields and interspersed with woodlots, wetlands, several lakes, and rolling topography fuels the draw this Township presents as urbanization moves steadily closer. The largest of the Township's lakes, Bennett Lake, in the northeast corner of the Township, and Lake Shannon, in the far UNADIUA PUTNAM r HAMBURG Figure A-2 Figure A-3 Figure A-1 A-1 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN GREEN OAK �east central area of the Township, are also the most urbanized. Several other smaller and far less developed lakes exist within the Township Including a chain of lakes located within the state administered Oak Grove State Game Area, situated in the northwest quarter of the Township and extending into Cohoctah Township (see Figure A-3). Both small and expansive areas of woodlands and wetlands are situated throughout nearly all areas of the Township. A-2 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �Appendix B HISTORIC PE~SPECTIVE HISTORIC PERSPECTIVE The first post-office in Deerfield Township was established in 1837-38. It was intended to call the office by the name of the town, but the department having already established an office in Lenawee County under that name, issued a commission to Alfred Holmes as postmaster of "Deer Creek"post-office. The history of Livingston County 1 provides insight into the early history of Deerfield's development. Portions of this text taken directly from these materials are italicized. ,' Deerfield Township provided excellent hunting grounds for area Indian groups but none chose to establish a village within the limits of the Township. The first settler within the Township was John How. He emigrated from England to the United states in 1820 where he settled in New York as a agent for a cotton factory. Looking to invest his surplus earnings and establish a new market for his sons to pursue, he traveled to Michigan in 1833 and arrived in Detroit where the United States land-office was located. Hiring a guide and an Indian pony each for the guide and himself. he left Detroit on the Shiawassee trail to look up a satisfactory location. He wanted to find a locality where the soil should be light enough to cultivate easily, and yet heavy enough to bear successive cropping, and still yield a remunerative return for the labor of cultivation. Mr. How returned to Detroit in 1834 to stake a claim in the southeast quarter of Section 6, east three-fourths of Section 7 and west quarter of Section 8 of Deerfield Township. The following years saw more pioneers arriving in Deerfield Township, including the Hatt, Nottingham, Faussett, and Bennett families. William Bennett settled on the west side of North Ore Creek at the foot of Bennett Lake, which was appropriately named in his honor. Deerfield Centre was initially settled in 1842. It commenced in 1842 when Calvin W. Leonard made the first purchase of land on the school section, and built the first house in the village... In 1879, the village included one church, one school-house, one townhouse, one store and post-office, one blacksmithshop, about a dozen dwellings, and a population of about 50. By 1844, there were approximately 150 resident taxpayers in the Township. 1860 witnessed a Township population of 1,015 and in 1863, the Township's first township hall (town house) was constructed near the identical site of the current Township Hall, for a cost of $790 (including the lot, building, and furnishings). The 1874 census revealed the existence of 184 farms in the Township, with an average farm size of approximately 118 acres and an average yield of approximately 14.5 bushels of wheat per acre. Industry was initially introduced to the Township by John How in 1834 with the construction of a sawmill across the Shiawassee River. Other industrial activities which evolved in the Township during its early years, and subsequently disappeared, included an ashery, a distillery, and a grist mill. When Livingston County was first organized in 1833, Howell Township included the land area now known as Deerfield Township. In the winter of 193637, the inhabitants began to think that they were entitled to become a separate political division; and held a meeting at the house of Charles D. Topping to consider the question. The meeting was held in the evening, and was attended by about a half-dozen persons. A petition was drawn up and signed preparatory to its presentation to the Legislature, and several names were proposed. The petition was duly forwarded, and the Legislature, ignoring all of the names proposed, gave the town the name that it pleased them to select. Hence, Deerfield Township. 1 Source: History of Livingston County, Michigan. With Illustrations and Biographical Sketches. Philadelphia: Everts & Abbott. 1880. B-1 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �Appendix C PHYSICAL PROFILE - NATURAL FEATURES CLIMATE southeast corner. Glacial deposit thickness increases from west to east across the entire Township. There are no outcroppings of bedrock. The proximity of the ~e?ro~k to the surface of the ground does not impose hm1tat1ons for normal excavating or construction. The effect of the Great Lakes on weather in Livingston County is not as noticeable as in other parts of Michigan. As a result, the County receives 5 to 10 percent more sunshine than the western part of the state. Precipitation averages 33.57 inches per year, and 59 percent of the annual total is received during the April-September period. Snowfall averages 42.6 inches per year. Cloudiness is most prevalent in the fall and early winter months, and is least during the late spring and summer. Average daily maximum temperatures range from 30 degrees in January to 82 degrees in July. Below in Table C-1 is temperature and precipitation information for Livingston County. The surface geology of Deerfield . Township resulted from glaciation 13,000 to 14,000 years ago. When glacial retreat was uniform, rocks were deposited in an even fashion across the landscape. Gently rolling till plains, which make up most of the Township, was the general landform produced by that process. Three more distinct landforms resulting from glaciers are moraines, outwash channels, and kettles. Moraines are hills which divide drainage basins, or watershed areas. In addition to defining drainage patterns, moraines are highly porous and provide natural intake points for water to percolate into the groundwater table. Examples of moraines in Deerfield Township are in the southeast one quarter of the Township, in the area bounded by White Road on the west, Hogan Road on the North and continuing into the townships south and east of Deerfield Township. Table C-1 - Climatic Information Temperature Preci :>itation Month Average Average Daily Daily Maximum Minimum c· Fl 16.6 16.0 23.6 34.8 45.6 56.0 60.1 59.1 51.6 41.7 30.0 20.0 ,. F\ Januarv 30.3 Februarv 31.6 March 40.8 54.8 Aoril Mav 67.2 77.3 June Julv 82.1 Aucust 80.5 72.4 Seot. October 60.7 44.4 November December 32.8 • on davs with snow cover Average Monthly Total linches\ 1.96 2.12 2.58 3.44 3.76 3.40 2.75 3.34 2.99 2.72 2.42 1.0 Average Snow Depth• finches\ 3.7 4.5 3.7 1.8 2.0 0 0 0 0 1.0 2.6 3.0 Outwash channels were once watercourses resulting from glacial meltwater and include areas of Deerfield Township such as Cranberry Creek and North Ore. Following glacial retreat, large blocks of ice occasionally broke from the glacier and became embedded in the depositional debris. As those ice blocks melted, depressions called kettles were formed. Kettles which form small lakes are natural reservoirs for the containment of surface water. Because they are usually shallow water bodies, they are easily susceptible to water pollution caused by development adjacent to their shores. There are many unnamed kettle depressions and small lakes in Deerfield Township. Source: Livingston County Soil Survey, Soil Conservation S91Vfce GEOLOGY Deerfield Township is underlaiden by . two major bedrock formations; Marshall Sandstone and Coldwater Shale. These are the first bedrock formations to be encountered beneath glacial deposits. Except for the extreme northeast areas of the Township which are underlain by the Marshall Formation, the balance of the Township is underlain by the Coldwater formation. The thickness of glacial deposits overlaying the sandstone and shale bedrock ranges from approximately 100 feet along portions of the Township's western border to as much as 200 feet in the Township's far TOPOGRAPHY The relative steepness of an area has an impact upon drainage patterns, private costs of development, and public costs. There are numerous areas throughout Deerfield Township which exhibit slopes of 12 to 18 percent or more (see Map C-1 ). Many of these steeper areas follow the water courses in the TownC-1 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �ship. These slopes place limitations on development. Generally, slopes exceeding 7% present special construction problems and require special measures to prevent soil erosion and surface water sedimentation. Careless hillside development can also lead to increased costs for providing various public utilities and services. Roads, sewers, and water lines require special engineering and construction in such areas. The shores of lakes, especially in Livingston County, are very popular for land development. Th~ attract new development more than any other natu 1 ~ feature and often have a very high market value. Con: sequently, lakefront development is often built at a high density. Faulty septic system siting (where sewer is not available) and storm water runoff are major concerns because small and shallow lakes are susceptible to pollution from runoff and migrating groundwater that has been contaminated. Preservation of the existing character of steep sloped areas in Deerfield Township is especially important because of the erodibility of gravely soils in those areas, and because of impacts on nearby watercourses (including Bennett, Shannon, Indian, and Louis Lakes, Cranberry Creek, North Ore Creek, and the Shiawassee River). Excavation and removal of vegetation from steep-sloped areas for development would significantly increase runoff and sedimentation of local lakes and streams and would ultimately undermine the attractive and distinctive character of the Township. The cumulative effects of lakeshore development have intensified state-wide since the 1950's. Lakeshore homes previously were used only for weekends and vacations . After interstate highways were built, the lakes became more accessible and lakeshore homes became desirable as permanent homes. It should be of no surprise then that most of the developable lakefront land in Deerfield Township has already been build upon. Many of the Township's shoreline areas are not desirable or feasible for development because of the presence of wetlands. It should be noted however that the existence of developed lakefront land does not necessarily preclude future new redevelopment projects of these areas and their potential to place excessive recreational and environmental demands upon adjacent water resources. The Township generally falls in elevation to the north and west from the Township's southeast corner. The absolute topographic relief in Deerfield Township varies from a maximum elevation of approximately 1,013 feet above sea level at McGuire and Faussett Roads in the southeast corner of the Township to a minimum of approximately 835 feet along the shoreline of the Shiawassee River in Section 6 of the Township. Section 6 in Deerfield Township is the lowest elevation in Livingston County. Along with new lakefront homes and existing lak front homes being converted to permanent residence~. conveniences such as garbage disposals, clothes washers, and detergents were introduced. In addition, lawns were fertilized and mowed, and more roads and driveways were built near the lakes, exposing bare ground surfaces. Use of detergents, removal of vegetation from the landscape, use of fertilizers, and increased densities near lakes can ultimately result in diminished lake water quality. Most inland lake water quality problems are largely the result of inappropriate land use practices. INLAND LAKES A list of the lakes of 10 acres or more in size in Deerfield Township appears in Table C-2. The combined surface area of these 1o lakes covers approximately 741 acres. The lakes are scattered throughout the Township, though the southern third of the Township is the most void of lakes (see Map C-2). Dense lakefront development often results in contamination of groundwater from septic systems located in high water table areas, which are commonly found on the shores of lakes. This groundwater often migrates into the surface water, resulting in an acceleration of aquatic weed and algae growth. Lakes that have steep slopes adjacent to them usually have problems with erosion and sedimentation on their shores rather than problems associated with high water table. Table C-2 - Lakes 10 Acres or Larqer Lake Location Bennett Lake Indian Lake Lake Shannon Lobdell Lake Ryan Lake Loufa Lake Unnamed Unnamed Hidden Lake Unnamed Sections 1 2 Sections 8 17 Section 24 Section 2 Sections 3 4 Sections 1o 15 Section 33 Section 34 Sections 18 19 Section 8 Approximate Area (acres In Twp.) 181 155 117 70 85 85 34 22 19 13 Dredging and filling activities along most lakeshores are regulated by the Department of Natural Resources through the Inland Lakes and Streams Af"'\"", I PA 346 of 1972, MCL 281 .952 et seq. The Coun., C-2 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �Drain Commissioner, through the provisions of the Soil Erosion and Sedimentation Control Act, PA 347 of 1972, MCL 282.101 et seq, has authority to review land development and land uses regarding soil erosion and sedimentation issues, and prescribe conditions to minimize such conditions. including tributaries, urban areas, and hills. Deerfield Township is at or very near the beginning of the Shiawassee River system, so it contributes floodwaters to downstream communities such as Owosso, while it receives no floodwaters from other areas. SOILS DRAINAGE The resource use or development capacity of a specific parcel of land is largely dependent upon the characteristics of the soils present on the site. This is especially true of an area such as Deerfield Township where public services are limited. The Township relies upon groundwater and on-site wastewater treatment. Sewers operated by Genesee County near Bennett Lake service only a very small portion of the Township. Substantial areas of surface soils in Deerfield Township suggest severe limitations for residential and urban development. The Livingston County Soil Survey identifies more than 80 soil units in the County, the majority of which can be found in Deerfield Township (see Table C-3 listing of soil map units proceeding Map C-4A). Deerfield Township lies entirely within the major drainage basin of the Shiawassee River. The Township itself fall within six smaller sub-watersheds. Watershed boundaries are shown in Map C-3 . The primary watercourses in Deerfield Township are the Yellow River Drain, Cranberry Creek, North Ore Creek, and the south branch of the Shiawassee River. Extensive wetlands are associated with portions of these drainage courses including areas southeast of Bennett Lake and areas surrounding Louis Lake and to the north and south. Natural drainage systems perform important drainage and water storage functions that would otherwise have to be provided by costly public works projects, and thus they should be preserved. Streams and watersheds having flow characteristics that have been adversely altered can also contribute to flooding or flow problems downstream. Additionally, increased runoff and sedimentation from adjacent development can cause irregular flow and choke a watercourse's connection with groundwater formations, adversely affecting groundwater resources. Land Use And Soils Each soil type has unique characteristics which pose opportunities for some uses and limitations for others. The most important characteristics making thesoil suitable or unsuitable for development are limitations on dwellings with basements, limitations on septic tank absorption fields, and suitability for farming. The degree of soil limitations reflects the hardship and expense of developing the land. Soil limitations can be classified into three categories: FLOODPLAINS Slight: Relatively free of limitations or limitations are easily overcome. Areas adjacent to creeks, streams and rivers are susceptible to periodic flooding that can cause extensive damage to buildings and can pose a substantial threat to public health and safety. 100 year flood boundaries have not been mapped by the National Flood Insurance Program for Deerfield Township. The floodprone areas in Deerfield Township, if any do in fact exist, are relatively small because the Township includes some of the higher elevations in the region (and is actually near the top of the watershed), is not traversed by any major watercourses, and has a rolling terrain which facilitates runoff drainage. Communities which have the greatest danger of flooding are those in the downstream areas of major watersheds. As a river travels down its watershed (toward its emptying point on the Great Lakes), it accumulates runoff water from many different sources, Moderate: Limitations need to be considered, but can be overcome with good management and careful design. Severe: Limitations are severe enough to make use questionable. A modern soil survey was completed for Livingston County by the USDA Soil Conservation Service in 1974. The soil types present in Deerfield Township are shown on Maps C-4A and C-4B, and further clarified in Table C-3. Soil types found in Deerfield Township are essentially glacial deposits acted upon by soil formation processes such as wind and water. As a result of glaciation, soil types vary widely from site to site in Deerfield Township. This, coupled with the fact that soil depths on USDA soil survey maps average 3-5 C-3 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �feet, make conclusive and accurate delineation of areas with severe limitations difficult. Site visits and inspections are necessary in nearly all instances to establish actual site conditions . Limitations for Septic Systems Substantial portions of Deerfield Township have surficial soils that impose severe limitations on septic tank absorption fields. These soils are concentrated in large groups, as well as scattered, and comprise approximately one third of the Township's total land area. Soils pose severe limitations for a variety of reasons, including steep slopes, wetness, and slow or excessive permeability. Approximately two thirds of the Township's surficial soils present moderate or moderate/severe limitations. Less than 80 acres of the Township's surficial soils present only slight limitations. Map C-5 shows the septic system limitation areas for the Township. The degree of soil limitations reflects the hardship and expense of developing that land for a particular use. Those soils classified as severe have varying degrees of development potential based on the nature of the limitation. Soils with severe limitations for septic systems can be broken down into the following categories: fore, the limitations maps are meant to serve only as a guide, and on-site inspection will be necessary in mo~ cases to establish site-specific information. r Municipal sewer systems are necessary when residential densities exceed the inherent ability of soils to prevent wastes from reaching water supplies . For most soil types that means densities of more than one and one-half dwellings per acre. With less dense development and soils without extreme limitations for septic systems, sewage can be disposed of safely by individual private systems. Standards for Septic Systems The Livingston County Health Department has established standards for septic systems. These standards apply somewhat different site characteristics when determining the degree of limitations for septic systems, compared to the Soil Conservation Service approach , which focuses on soil types and slope. Applications for a septic permit will be rejected by the Livingston County Health Department if: • The highest zone of groundwater saturation is less than 2.5 feet below the original ground surface. • The stabilized percolation rate is in excess of 45 minutes per inch of fall. • A. Sandy, moderate to rapid permeability. ', • The proposed site is subject to flooding or is within the ten year flood prone area. B. Rapid permeability, wetness and high water table. • Where there exists less than 2.5 feet of naturally occurring permeable soil that is considered as suitable for the disposal of liquid sewage wastes as determined by the Soil Conservation Service. C. Wet, ponding, heavier (clay) soils, slow permeability. D. Very wet soils, organics, wetlands, floodplains, unable to support septic fields. • Variances may be granted for existing structures where sewage disposal system repairs, corrections, and/or alterations are necessary (in the opinion of a Health Officer). Soils in categories B, C and Dare not able to support septic fields because of extreme wetness. Soils in category A are classified as severe by the Soil Conservation Service, but in most cases, sites with these soils can be modified to make septic systems feasible, depending on specific local conditions. Where the upper soil profile is considered unsuitable for the installation of a sewage disposal system, a "deep excavation· or "cutdown system" may be acceptable if: Because of the diversity of soils found within most areas in Deerfield Township, conditions on a particular site may be completely different from what the soil maps indicate. Even though the site may appear to have severe limitations for development, there may be areas where development is suitable because the limiting soils are underlain by suitable soils within 12 feet of the ground surface. Such an occurrence would be an important consideration in determining site suitability for an on-site sewage disposal system. There- • Permeable soils encountered are within 12 feet of the ground surface and are not confined to an area less than 2400 square feet, except when the site is otherwise unsuitable. • Water-bearing formations found within the 12 foot range are not artesian. • There is sufficient information to substantiate that contamination of existing or future watwells will not occur. 'l. , C-4 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN ·' �• No less than 3 feet of permeable soils exist below the unsuitable soils. ment measures such as irrigation and fertilizer. Some soil~ are ..co~sidered prime farmland only if they are drained. Umque farmlands" are based on certain soil •~~es as w~II :3s other factors, such as landscape po~ltlon (prox1m1ty to water supply, orientation to sunlight, slope, etc.), moisture supply, and present management practices. "Prime farmland" soils are shown on Map C-9. Prime farmland soils comprise approximately one. half of t~e area of Deerfield Township. They are fairly consolidated and situated principally in the southern two thirds of the Township , although there are several areas in the Township's northern regions. • The unsuitable soils above the permeable soils are not saturated (muck, peat, marl, etc.). Basement Limitations Limitations for dwellings with basements are shown on Map C-6. Some soils are rated by the Soil Conservation Service as having severe limitations on basements because of excessive wetness, low strength , excessive slope, or shrink-swell potential. Severe limitations are not concentrated in any particular areas, but are scattered throughout the Township. Soils considered unsuitable for construction of dwellings with basements cover less than one quarter of the total land area of the Township. WOODLANDS Table C-4 identifies the type and acreages of woodlands in Deerfield Township. The wooded areas of Deerfield Township are predominantly hardwoods with only very small areas of conifers. There are sev~ eral particularly large (in excess of 600 acres) contiguous tracts of woodlands in the Township, including around the Indian Lake area and along the Shiawassee River corridor. Woodlands, which cover approximately one quarter of the Township's land area, are shown in Map C-10. Most Suitable Soils for Development The most suitable soils for development, with respect to both septic system and basement limitations, are depicted in Map C-7. Those soils considered most suitable for development, based upon the limitations they present for both on-site sewage disposal and building construction, are generally situated in the southeastern half of the Township although do include considerable areas along the northern areas of the Township. There are only a few locations in the Township where the most suitable soils for development extend over large contiguous areas. Table C-4 - Woodland Use/Cover Codes in Deerfield Townshio Hydric Soils Hydric soils present another limitation to development. They are very poorly drained, saturate easily and retain large quantities of water. They are generally unsuitable for structures. The Soil Conservation Service defines hydric soils as : Code Descrlctlon Area lnTwc. 412 414 421 Uoland Hardwood Lowland Hardwood Pine 3 912 acres 1 684 acres 183 acres The importance attached to woodlands is a function of their demonstrated ability to stabilize slopes, retard erosion, conserve water quality and quantity, maintain local micro-climates, filter the atmosphere, decrease noise levels and provide wildlife habitats. Mature trees represent a valuable resource in maintaining the aesthetic character of Deerfield Township. Future development should not occur at the expense of existing tree cover. Wooded areas in Deerfield Township should be managed to insure their long term existence and to help preserve the rural character of the Township. "A soil that is saturated, flooded, or ponded long enough during the growing season to develop anaerobic conditions in the upper part." If artificially drained, hydric soils can be suitable for farmland use. Map C-8 shows where these hydric soils are. Most of the hydric soils in the Township are found near watercourses and correspond to present or former wetlands. Residential, commercial and industrial development in areas containing hydric soils should be strongly discouraged. WETLANDS Wetlands include marshes, swamps, and the areas between dry land and open water. These are areas typified by poor drainage and standing water. They are important community resources for several Prime Farmland "Prime farmland" soil types have been identified by the Soil Conservation Service as those best suited tor food production: they require minimal soil enhanceC-5 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �reasons. Wetlands provide a filter to keep inorganic materials out of the water supply, act as a sponge to retain water during dry periods and hold water during floods. One acre of marsh is capable of absorbing 300,000 gallons of water. Wetlands provide this hold• ing capacity inexpensively. If destroyed they can be replaced only with expensive structural public improvements. Wetlands also function as critical wildlife habitats. A significant portion of Deerfield Township can be characterized as wetland. These wetland areas are primarily associated with the river channels and lakes located within the Township . Some of the wetlands exist in relatively large, contiguous areas, including those associated with Louis Lake and Bennett Lake/North Ore Creek. There is a large wetland area which is not contiguous to water courses or lakes, located north of Center Road between Argentine and Green Roads, covering approximately 300 acres. The majority of the balance of the wetlands are found in smaller areas of 40 acres or less. Some wetlands, such as fens or meadows, do not look very wet and may not be wet a large part of the year. Most of these areas are seasonally flooded-usually in the spring and fall, and in the summer they are often without standing water, although the organic soil usually stays near saturation. Because wetlands are a valuable natural resource, they are protected by the Wetlands Protection Act, PA 203 of 1979, MCL 281.701 et seq. PA 203 requires that permits be acquired from the Michigan Department of Natural Resources (DNR) prior to altering or filling a regulated wetland. The Wetland Protection Act defines wetlands as: "land characterized by the presence of water at a frequency and duration sufficient to support and that under normal circumstances does support wetland vegetation or aquatic life and is commonly referred to as a bog, swamp, or marsh and is contiguous to the Great Lakes, an inland lake or pond, or a river or stream." inches in diameter, and maintenance or operation of electric transmission and distribution power lines. " ' Per~its will not b~ issued if a feasible or prudent alternative to developing a wetland exists. A map of wetlands based on the DNR's land use/cover inventory is illustrated on Map C-11 . Table C-5 shows the land use/cover codes pertaining to regulated wetlands in the area. Some areas of hydric soils not shown as wetlands would likely be classified as wetlands if they were not artificially drained. Table C-5 - Wetland Use/Cover Codes Code 414 423 611 612 621 622 Descrlctlon Lowland Hardwood Lowland Conifer Forested Wetland Shrub Wetland Aauatlc Bed Emeraent Wetlands Area In Two. 1,684 acres O acres 247 acres 760 acres 0 acres 291 acres GROUNDWATER Wells within Deerfield Township supply all of the water for residential, commercial and industrial uses in the Township. Most of these wells draw from the confined glacial drift aquifer, which is separated from thJi.. ground surface by a ·confining" layer of clay or roc111!!!'~"" Some wells draw from the unconfined aquifer, which is more vulnerable to contamination from the ground surface. Generally, drawing water from the Coldwater Shale bedrock provides water of much lower quality than that obtained from the Marshall Sandstone bedrock. Groundwater is an unseen resource and is therefore particularly vulnerable to mismanagement and contamination. Prior to the 1980's, little was known about groundwater contamination in Michigan, and some important facts have recently been revealed. The leading causes of groundwater contamination in Michigan are from small businesses and agriculture. More than 50% of all contamination comes from small businesses that use organic solvents, such as benzene, toluene and xylene, and heavy metals, such as lead, chromium, and zinc. The origin of the problem stems from careless storage and handling of hazardous substances. On paved surfaces where hazardous materials are stored, substances can seep through or flow off the edge of the pavement. Materials can also get into floor drains which may discharge to soils, wetlands or watercourses . Regulated wetlands include all wetland areas greater than 5 acres or those of any size contiguous to waterways. Wetlands which are hydrologically connected (i.e., via groundwater) to waterways are also regulated. Activities exempted from the provisions of the Act include farming, grazing of animals, farm or stock ponds, lumbering, maintenance of existing nonconforming structures, maintenance or improvement of existing roads and streets within existing rights-of-way, maintenance or operation of pipelines less than six C-6 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �problem area. The sources of contamination are not known. Faulty septic systems do not always filter wastes adequately before they reach unprotected groundwater supplies (i.e. there is an inadequate impervious surface between the ground surface and the groundwater}. Leaching fertilizer from farm fields could also be a source. Many common materials used by homeowners are highly toxic and can also contaminate groundwater supplies, even when used in small quantities. Groundwater protection is everyone's responsibility, and prevention of contamination is the most effective way to protect groundwater supplies. Map·c-12 illustrates those areas in the Township that may be more vulnerable to groundwater contamination due to a combination of simultaneous conditions including high permeable soils and the comparatively limited depth to the water table. Act 307 The Michigan Environmental Response Act, PA 307 of 1982, MCL 691. 1201 et seq, provides for the identification, risk assessment, and priority evaluation of environmental contamination sites throughout the State. Following evaluation via a risk assessment model developed by experts from various state agencies, contaminated sites may be placed on one of two lists. The sites are given priority based on such factors as the availability of federal Superfund money, Act 307 funding, voluntary action by responsible parties, the likelihood of successful legal action, and the need to address immediate public health concerns. One list consists of sites where further evaluation and interim response activities are required. The other list contains sites where response activities are ready to be undertaken. There are no sites in Deerfield Township currently suspected of soil or groundwater contamination nor included on the current fiscal year Act 307 lists. ENVIRONMENTALLY IMPACTED SITES Water Supplies with High Nitrate Concentrations Approximately eight sites with elevated nitrate levels (above Sppm) in· groundwater are scattered throughout Deerfield Township, including sites near Wiggins and Faussett Roads, Latson and Center Roads, Argentine and Hogan Roads, and Green and Allen Roads. Though the U.S. Environmental Protection Agency considers nitrate levels of 10ppm as the maximum limit of generally acceptable levels, it Is generally recognized that once levels exceed Sppm, they are apt to continue to increase and indicate a C-7 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �MAP C-1 STEEP SLOPES Explanation and Key Points: Areas in black are very steep hillsides (over 18% slope) which pose substantial limitations to safe development and typically shoukf not be built upon or exposed because of extremely high erosion potential and high public service costs. Steeply sloped areas are found throughout the Township. The checked-pattern areas are hillsides with moderate slope (12-18%). These areas also pose severe limitations to buikfings, septic systems, and public services. To the extent that development is permitted on such slopes, it shoukf occur only when adequate measures are taken to protect the hillsides from erosion and minimize other negative effects of such development. The lightly shaded areas are 6-12% slopes, which pose moderate limitations for development. All areas of 6% or greater in slope comprise less than a fifth of Deerfield Township's total land area. Methodology: The Soil Survey of Livingston County contains a table, listing each soil type in the County and its slope. Using a computerized mapping system and a digital USDA soil survey map of Deerfield Township, soil map units defined by the respective slope ranges were automatically located and filled with the appropriate patterns and printed. Source: UOSA Soil Survey of Livingston County, Michigan Digital UDSA Soil Survey map of Deerfield Township �W~~W[?11]~[1W 1I@W~0C=ODlP Livingston County, Michigan Map C-1 • II 6-12% Slopes 12-18% Slopes STEEP SLOPES • Slopes 18% and Greater N A SCALE 1:56,950 1 nch • 4746 feet I �CBC§~ru[?[J~[Q) lJ~~lJ:ODCP Uvingston County, Michigan ( ~r • • • • - • •• ••••• ······-t••l··············•,·r·· V \ 6 5 11 9 • • ~ + + 14 12 + 13 + I 27 28 Map C-2 I/I LAKES and DRAINS Drainage ditches or natural streams l_......•··1 TIie drains SCA1.E 1:56,950 1 heh • &746 feet �MAP C-3 WATERSHEDS Explanation and Key Points: A watershed is an area which drains into a particular river, lake, or stream. Thus the Cranberry Creek watershed is that area where all rainfalls ultimately flows into the Cranberry Creek. The boundaries between different watersheds are called divides, and typically fall on ridges or high points. Map C-3 shows that most of Deerfield Township drains into the Cranberry Creek and Yellow River Drain. Deerfield Township is basically at the headwaters, or at ihe top. • of its drainage basins, and as a result does not experience the effects of flooding and water pollution that communities located further downstream do. This Is because floodwaters and pollution accumulate as more and more communities contnbute their runoff to the river, stream, or lake in the watershed. Methodology: Planning consultants met with personnel from the Michigan Department of Natural Resources (MDNR}. The Lakes and Streams Unit, Land and Water Management Division, maintains a file of watershed areas in the state. Following a brief discussion of the watersheds in the Township, the information was transferred to a computerized mapping system and a pattern-filled map was generated. Source: Michigan Department of Natural Resources, Land and Water Management Division, Lakes and Streams Unit �[g)~~ffiC?LJ~[10 V@W~~CXJDCP Livingston County, Michigan 5 0. 0 . -~ 1 <) 8 ~"" ~ + ----·-----= ·----·- \ + ---~-· --- - - ~ + +\) \ 28 River Drain G' ~ + . 34 ~J~,,.~ 0 0 Map C-3 WATERSHEDS N I/ J A Watershed boundary SCALE Nov&m~. 1992 , 1 1:56,950 1 r.ct, • 4746 teer 1..0,-,."'"'Q . MICNQOri �Table C-3 SOIL MAP UNITS Ad ApA ApB ApC Ba Be Bp BrA BrB BrC BsA BsB BtA BtB BtC BtD BtE BtF BuA Bv BwA By Cc Cr CvA CvB CxA ~ Ed FoA FoB Foe FrB FrC FrD FrE FrF Gd Gr HdB HdC HIS HIC Alluvial land Arkport fine sandy loam, 0 to 2 percent slopes Arkport fine sandy loam, 2 to 6 percent slopes Arkport fine sandy loam, 6 to 12 percent slopes Barry sandy loam Serville loam Borrow pits · Boyer loamy sand, 0 to 2 percent slopes Boyer loamy sand, 2 to 6 percent slopes Boyer loamy sand, 6 to 12 percent slopes Boyer loamy sand, silty substratum, Oto 2 percent slopes Boyer loamy sand, silty substratum, 2 to 6 percent slopes Boyer-Oshtemo loamy sands, 0 to 2 percent slopes Boyer-Oshtemo loamy sands, 2 to 6 percent slopes Boyer-Oshtemo loamy sands, 6 to 12 percent slopes Boyer-Oshtemo loamy sands, 12 to 18 percent slopes Boyer-Oshtemo loamy sands, 18 to 25 percent slopes _ Boyer-Oshtemo loamy sands, 25 to 35 percent slopes Brady loamy sand, 0 to 2 percent slopes Breckenridge loamy sand Bronson loamy sand, 0 to 2 percent slopes Brookston loam Carlisle muck Colwood fine sandy loam Conover loam, 0 to 2 percent slopes Conover loam, 2 to 6 percent slopes Conover-Miami loams, O to 2 percent slopes Edwards muck Fox sandy loam, o to 2 percent slopes Fox sandy loam, 2 to 6 percent slopes Fox sandy loam, 6 to 12 percent slopes Fox-Boyer complex, 2 to 6 percent slopes Fox-Boyer complex, 6 to 12 percent slopes Fox-Boyer complex. 12 to 18 percent slopes Fox-Boyer complex. 18 to 25 percent slopes Fox-Boyer complex, 25 to 40 percent slopes Gilford sandy loam Gravel pits Hillsdale loamy sand, 2 to 6 percent slopes Hillsdale loamy sand, 6 to 12 percent slopes Hillsdale sandy loam, 2 to 6 percent slopes Hillsdale sandy loam, 6 to 12 percent slopes HID HIE HmB HmC Ho La Le Lm LoB Md MIB MnA MnB MnC MoA MoB Moc MoD MoE MoF MrB MwB OaB OkB OIA 018 OmA OmB Orne OmD Pc Rf Se SvB SvC SvD SvE SvF Tm We WeA Wn Hillsdale sandy loam, 12 to 18 percent slopes Hillsdale sandy loam, 18 to 25 percent slopes Hillsdale-Miami loams, 2 to 6 percent slopes Hillsdale-Miami loams, 6 to 12 percent slopes Houghton muck Lake beaches Lamson fine sandy loam Linwood muck Locke sandy loam, 0 to 4 percent slopes Made land Metamora sandy loam, 0 to 4 percent slopes Metea loamy sand, 0 to 2 percent slopes Metea loamy sand, 2 to 6 percent slopes Metea loamy sand, 6 to 12 percent slopes Miami loam, Oto 2 percent slopes Miami loam, 2 to 6 percent slopes Miami loam, 6 to 12 percent slopes Miami loam, 12 to 18 percent slopes Miami loam, 18 to 25 percent slopes Miami loam, 25 to 35 percent slopes Miami-Conover loams, 2 to 6 percent slopes Minoa-Thetford complex, Oto 4 percent slopes Oakville fine sand, Oto 6 percent slopes Oakville fine sand, loamy substratum, 0 to 6 percent slopes Ottokee loamy sand, 0 to 2 percent slopes Ottokee loamy sand, 2 to 6 percent slopes Owosso-Miami sandy loams, 0 to 2 percent. slopes Owosso-Miami sandy loams, 2 to 6 percent slopes Owosso-Miami sandy loams, 6 to 12 percent slopes Owosso-Miami sandy loams, 12 to 18 percent slopes Pewamo clay loam Rifle muck Sebewa loam Spinks-Oakville loamy sands, 0 to 6 percent slopes Spinks-Oakville loamy sands, 6 to 12 percent slopes Spinks-Oakville loamy sands, 12 to 18 percent slopes Spinks-Oakville loamy sands, 18 to 25 percent slopes SpinksOakville loamy sands, 25 to 35 percent slopes Tawas muck Warners loam Wasepi sandy loam, 0 to 2 percent slopes Washtenaw silt loam �( Map C-48 SOIL TYPES - NORTH HALF �( Map C-4A SOIL TYPES - SOUTH HALF ~ et �MAP C-5 LIMITATIONS FOR SEPTIC SYSTEMS Explanation and Key Points: The map graphically represents surficial soil limitations for residential septic systems. Limitations from slight to severe are shown, with severe limitations having the darkest pattern and slight iimitations having the lightest. Lakes are shown in black. Areas with moderate/severe to severe limitations for septic systems comprise approximately one half of the Township's land area. These areas are considered to have severe limitations because of high water table, excessive slope, wetness, very high permeability, or very slow permeability. As a result, large portions of Deerfield Township are unsuitable for development on parcels substantially smaller than two acres, without public sewer systems. Areas shown as having moderate or slight limitations are suitable for development at somewhat higher densities without public sewer systems. Methodology: The UDSA Soil Survey of Livingston County contains a table, listing each soil type in the County and its limitations for septic tank absorption fields. The soil survey table was not used directly because local health department policies for issuing septic system permits vary considerably within Michigan. Specifically, the Livingston County Health Department considers some soils rated by the Soil Conservation Service (SCS) as having moderate limitations to actually have severe limitations. In other cases, soils rated as severe by SCS can have only moderate limitations. Because of the need for a more detailed analysis of septic system limitations, soils were divided into the following six categories: • • • • • • Sandy, moderate to rapid permeability (moderate) Sandy, rapid permeability, high water table (severe) Wet, ponding, heavier (clay) soils, slow permeability (severe) Very wet soils, organics, floodplains (severe) Moderate -limitations Slight limitations Personnel at the Livingston County Health Department were consulted regarcfang the valicfrty of the soils within the six classifications. Some of the soils were changed from one classification to another because the experience of the Health Department with those types of soil in Deerfield Townsh.,. In some cases, certain loams and sandy loams were considered by Health Department staff to have severe limitations rather than moderate. It was also noted by Health Department staff that the soil survey map units only cover a profile of no more than six feet below the surface, and soil types below that level vary widely in Deerfield Townsh., because of glaciation. Sometimes, sites with severe sol limitations within the upper six feet are under1ain by •good• soils for septic systems. However this is not often the case, since the areas rated as severe on Map C-6 have a high water table, are found in wetlarxJs or swamps, or have steep slopes. WetlarxJs and areas with a high water table are very unlikely to be underlain with suitable soils. Using a computerized mapping system and a digital USDA soil survey map of Deerfield Township, soil map units defined as having slight, moderate, and severe limitations for septic systems, with respect to the above six classifications, were automatically located and filled with the appropriate patterns and printed. Source: UDSA Soil Survey of Livingston County, Michigan Digital UDSA Soil Survey map of Deerfield Township Livingston County Health Department kg/ stallon5:\ wotd\deeflcomplanldsepli,,...doc 12·2•a:J �I Livingston County, Michigan Map C - 5 • Lill.] LIMITATIONS FOR SEPTIC SYSTEMS Moderate/Severe Slight Moderate II Severe • N \Veter A SCALE 1:56,950 1 ncn " 4746 feet �I MAP C-6 LIMITATIONS FOR BASEMENTS Explanation and Key Points: Map C-6 graphically represents surflcial soil limitations for basements. Limitations from slight to severe are shown, with severe limitations having the darkest pattern and slight limitations having the lightest pattern. Lakes are shown in black. Areas with severe limitations for dwellings with basements comprise approximately one fifth of the Township's land area. These areas are considered to have severe limitations because of high water table, excessive slope, wetness, shrink-swell potential, and the tendency of the soils to cave In. Soils with severe limitations for dwellings with basements are found primarily in areas of hydric soils, steep slopes, and wetlands. Thus, these soils could be considered unsuitable for development. Methodology: The Soil Survey of Livingston County contains a table listing each soil type in the County and its limitations for dwellings with basements. Using a computerized mapping system and a digital USDA soil survey map of Deerfield Township, soil map units defined as having slight, moderate, and severe limitations for basements were automatically located and filled with the appropriate patterns and pril")ted. Source: UDSA Soil Survey of Livingston County, Michigan Digital UDSA Soil Survey map of Deerfield Township �r Livingston County, Michigan Map C - 6 • • Slight Moderate LIMITATIONS FOR BASEMENTS ~ Severe • Wa t er · SCALE 1:56,950 I rC"\ " 4746 feet �r MAP C-7 MOST SUITABLE SOILS Explanation and Key Points: Shaded areas on Map C-7 represent surflcial soil areas most suitable for residential development with respect to limitations for basements and limitations for septic systems. The areas represented are places where limitations for both septic systems and dwellings with basements are considered moderate or slight. These •suitable• soils comprise approximately one quarter of the Township's total land area and are found mostly in the southeastern half of the Township. Methodology: Using a computerized mapping system and a digital USDA soil survey map ot Deerfield Township, soil map units defined previously as having moderate or slight limitations for both septic systems and dwellings with basements were automatically located and filled with the appropriate patterns and printed. Source: UDSA Soil Survey of Livingston County, Michigan Digital UDSA Soil Survey map of Deerfield Township Livingston County Health Department '9'alallon6.'\~1111lllnld!Nuil.doo 12-2-83 .~ \ �I DEERFIELD Li Vin g S::. 0 n TOWNSHIP CO Un t y. ,\, ' :!. C h :!. ~ 2 ~ i.~- ~ ~va }111, ~ -'-)- ~ ~ 1,~, ~ 15 I ~---.~;::::.._;: \ ---·-....·-·. .-·- - ....... ..... ..-·- ··-·-··-··· ... ·..,-..... ...·-····-· ··- -•--•••---•...-M•--·-··- ....... -·--•-··•-···· --··· ·--.... ·--··.... o - •- • •• • -- ?IMIIU"I I 10111r,q ".lnter [re ,.., ........ ..... . .... ,., __ . , .. ... • ..... . .... ..... , , MOST SUITABLE • SOILS Map C - 7 N A 11'1 --- ✓ E '5 ot l , "4o5 t Su :1:.ao t ~ • -:r- '.; e ·,~ '..:: 11e" ·. - -· -·· .... --· .. ......... _ . ··- · - s :c . ... :! ~ - ... ·: - :21\•0 ••• , 'J '"I t �MAP C-8 HYDRIC SOILS Explanation and Kay Points: Shaded regions on Map C-8 represent areas covered by hydric soils. Hydric soils are generally very wet, or have been wet for extended periods in the past, organic soils which, in their natural state, are poorly drained, saturate easily, and retain large quantities of water. In Deerfield Township, these soils are found mostly near watercourses and wetlands. Hydric soils always have severe limitations for both basements and septic systems. They are generally unsuitable for any type of structural use. Areas with hydric soils are often a home for wildlife and may have a variety of recreational uses. If properly drained, they can be suitable for farming. Methodology: The USDA Soil Conservation Service publishes a list of all hydric soils in Michigan. Hydric soils in Deerfield Township were identified from that list and input into the digital soil map of the Township. Using a computerized mapping system and the digital USDA soil survey map of Deerfield Township, soil map units designated as hydric soils were automatically located and filled with the appropriate patterns and printed. Source: UDSA Soil Survey of Livingston County, Michigan Digital UDSA Soil Survey map of Deerfield Township USDA Soil Conservation Service Michigan hydric soils list •• �I W8@@[?[]~[1W Lf@W~0[X]DCP Livingston County, Michigan Map C - 8 . HYDRIC SOILS • ~ Hydrlc Soils • Water SCAU: 1:56,950 1 ndl • ,04/J fee t �I MAP C-9 PRIME FARMLAND SOILS Explanation and Key Points: Shaded areas on Map C-9 represent two types of prime farmland soils. The darker of the two patterns is prime farmland soils in their current state, while the lighter pattern represents areas that are considered prime farmland only if drained. Areas not requiring drainage comprise the vast majority of all prime farmland soils. Prime farmland soils cover a significant portion of Deerfield Township; almost one half of the total land area. Methodology: The UDSA Soil Survey of Livingston County contains a table, listing each soil type in the County and its ranking as prime farmland . Using a computerized mapping system and a digital USDA soil survey map of Deerfield Township, soil map units defined as being prime farmland were automatically located and filled with the appropriate patterns and printed. Source: UDSA Soil Survey of Livingston County, Michigan Digital UDSA Soil Survey map of Deerfield Township loigletallon6.'\~arm.doo 12·2-83 • �Livingston County, Michigan Map C-9 PRIME FARMLAND SOILS Ill Prime Farmland II Prime Farmland, If Drained j SCAl.£ 1:56,950 : 1 rd1 "' 4746 fee t I ~ 4l lor,t,,Q C,.,.,tet. ire . �MAP C-10 WOODLANDS Explanation and Key Points: The shaded regions on Map C-1 O represent four different types of wooded areas. The three _general types of woodland cover are hardwoods (broadleaf trees), conifers (needle-leaf trees), and wooded swamps. Most of the woodlands in Deerfield Township are hardwoods, some of which exist in very large contiguous areas. Conifers are found in several small patches scattered throughout the Township, as are small wooded swamps. The largest wooded areas tend to be located on hilltops and near watercourses and wetlands. Methodology: The Michigan Department of Natural Resources maintains the Michigan Resource Inventory Program, which contains land cover/use information for the entire state. The land use/cover information is based on interpretations of color infrared aerial imagery taken in 1978. The land use/cover inventory for Livingston County was revised in 1986 by the MDNR based on updated imagery. Subsequent minor revisions were made by the consultant based on aerial photographs of the Township taken in the spring of 1990 by SEMCOG. Each polygon area on the land uselcover inventory map has a unit label. This label is a three or four digit number which corresponds to the State's land use/cover classification system. To generate the map, a digital map was •downloaded• into a computerized mapping system from the MDNR's computer. All map units with woodland numbers were automatically located, filled with patterns, and printed. · Source: Michigan Department of Natural Resources, Michigan Resource Inventory Program 1990 SEMCOG aerial photographs �CB~~@C?D8l1CB lf@W~C=ODCP Livingston County, Michigan ~ 214 22 (1 MapC-10 WOODLANDS ~ Upland Hardwood II Upland Conifer ~ Lowland Hardwood • Wooded swamp SCALE ~1992 1 ncn • 1:56,950 4746 feet �MAP C-11 WETLANDS Explanation and Key Points: The shaded regions on Map C-11 represent wetlands. There are a variety of wetland types found io Deerfield Township, including surface waters, swamps, and lowland woodlands. All of the areas shown on Map C-11 are wetlands, based on vegetative cover. It is likely that they are protected by the Wetlands Protection Act of 1979, provided they are larger than five acres in size or are contiguous to an inland lake or stream. Most of the wetlands in the Township are greater than five acres in size and are found near watercourses. The largest areas of contiguous wetlands are found near Bennett Lake and Louis Lake, and in Section 14. Methodology: The Michigan Department of Natural Resources maintains the Michigan Resource Inventory Program, which contains land use/cover information for the entire state. The land use/cover information is based on interpretations of color infrared aerial imagery taken in 1978. The land cover/use inventory for Livingston County was revised in 1986 by the MDNR based on updated imagery. Subsequent minor revisions were made by Planning & Zoning Center, Inc. based on aerial photographs of the Township taken in the spring of 1990 by SEMCOG. Each polygon area on the land/use cover inventory map has a unit label. This label is a three or four digit number which corresponds to the State's land use/cover classification system. To generate the map, a digital map was •downloaded" into a computerized mapping system from the MDNR's computer. All map units with wetland numbers were automatically located, filled with patterns, and printed. Source: Michigan Department of Natural Resources, Michigan Resource Inventory Program 1990 SEMCOG aerial photographs kg/stallon5~worftd~.doc 12·2·93 • �[I)~~@C5LJ@[1[1) U@W~[X]OCP Livingston County, Michigan ~· ,~ )t5 Map C -11 WETIANDS ~ Lowland Woodlands ~ Shrub swamp W~11rn Wooded swamp Ill Emergent • Water N .A SCALE 1:56,950 1 rct, • 4746 tee r 1..0,...lr"O• Mk:r"'tQOf'"'I �Livingston County, Michigan ···+········ ·~ · · · ~ Map C - 12 GROUNDWATER VULNERABILITY Soils wtth moderately high permeability Soils wtth high permeablltty IIill Areas most susceptible to contamination, with a combination of highly permeable soils and a high stattc water level of the unconfined glacial drttt aquifer. Static water level of the unconfined glacial drtft aqutfer (feet below ground surface) November. 1992 ""°"r"W'IO i1i l.0,....,,...0 C.-n1-,. inc . N A SCALE 1:56, 950 1 nct'l • 4746 feet �Appendix D PHYSICAL PROFILE-LAND USE/COVER, PUBLIC SERVICES AND FACILITIES LAND COVER/USE The relative amount of urbanization in a community {i.e., number of acres devoted to urban uses) can be deceptive in that a relatively small amount of acreage devoted to a use can still have significant impacts on the character of an area {e.g., strip commercial development or an abandoned gravel pit that was not properly reclaimed after operations ceased). Placement, design and timing of development can greatly affect visual quality, accessibility, cost of service delivery, as well as perceived, and real quality of life. Deerfield Township has a typical Congressional Survey township configuration of approximately 36 square sections (square miles). In fact, the Township is 37.6 square miles (24,076.3 acres), the majority of which retains a rural character. Approximate acreages of general land cover/use categories for the Township are as follows: • 41.3% in agriculture (9,940 acres), consisting predominantly of cropland, and the majority of the balance consisting of confined feedlots and pasture. Concentrated residential development in Deerfield Township is centered around the Township's largest lakes. More than 250 dwelling units are situated in the immediate areas of Bennett Lake and Lobdell Lake, the majority of which are situated in platted subdivisions including the Clairmont Farms Subdivision, Lake Farms Subdivision, and Katrine Hills Subdivision. The Lake Shannon area includes more than 150 dwelling units of which the majority are part of the Lake Shannon Subdivision. The vast majority of the lots associated with these lake-based neighborhoods are between 1/4 and 3/4 acres in size. The majority of residential development in the Township, by area, is of a strip development pattern, consisting largely of approximately five to ten acre lots fronting on the County road network. • 24.0% in forest cover {5,775 acres), including upland and lowland hardwoods and upland and lowland conifers. ( • 20.9% in open shrub or herbaceous areas {5,035 acres). • 5.1% in wetlands (1,230 acres), including forested, shrub, and emergent wetlands. • 5.0% in residential uses (1,195 acres). • 3.7% in surface water (883 acres). Commercial and industrial development accounts for less than 1O acres, as is also the case with mineral extraction. There is one single mobile home park in Deerfield Township, developed in the last several years and located on the south side of Bennett Lake Road. The park has direct access to Bennett Lake and is able to accommodate up to approximately 90 units, approximately half of which are in place. A detailed inventory of land cover and use can be found in Maps D-1A and D-1 B. Map D-2 provides an overview of land cover/use in Deerfield Township. Inventory maps of natural features such as slopes, woodlands, wetlands, prime farmland, soils and other soil limitations can be found in Appendix C. There are very few commercial facilities in the Township. A bar and restaurant are situated on the north side of Bennett Lake and Argentine Road includes a soft water sales and service operation near Center Road, and a convenience store at Faussett Road. There are a number of nurseries, car and body shops, and dog kennels scattered throughout the Township. Two private recreational vehicle campgrounds operate in the Township. Each includes approximately 30 sites and are situated on Indian Lake and Louis Lake. Approximately 41% of the Township is in agricultural use. Farmlands are evident throughout the Township but are most prominent along the Argentine Road Corridor. Lands enrolled in the Farmland and Open Space Preservation Program (PA 116 of 1974) are depicted on Map 0-3. The PA 116 program provides property tax relief to landowners in exchange for limitations on the use of farmland for nonfarm {especially development purposes) . 0-1 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �It should be noted that, though not zoned for commercial use, there are many activities of a commercial nature occurring throughout the Township on agriculturally and residentially zoned lots for which the respective property owners have received permission through the approval of special use permits. These uses have, over the years, become an increasing source of conflict due to their negative impacts upon surrounding residential uses. Township, and in large numbers, as more and mar,..-.... 40, 80, and larger acreage parcels were subsequently, divided. For example, less than 1O separate parcels comprised Section 19 of the Township in 1961 , and this number increased to more than 30 (excluding platted parcels) by 1980. This growing pattern continued through the 1990's and today, more than a third of the Township is comprised of parcels 5-1 O acres in size. Figure D-1 on the following page illustrates this evolution as it has occurred in Sections 19, 20, 29, and 30. A vast recreational facility exists within Deerfield Township: the Oak Grove State Game Area. This facility covers thousands of acres along the western portions of the Township and is discussed in more detail under "Public Facilities" in this Chapter. Though not nearly as expansive, the Huron Valley Girl Scouts own more than 300 acres along Louis Lake which they use for recreational camp facilities. The impact of land divisions into 5-10 acre lots is to squeeze out agriculture, which requires large areas of land to maintain economic viability. Such lot split patterns also facilitate congestion and traffic hazards along area roadways, raises costs of providing public services such as sewer and water, and fosters an urban landscape in place of previously expansive rural vistas. Map D-4 presents land according to its tax classification. The majority of land in the Township is taxed as agricultural. In 1991, Deerfield Township had a total State Equalized Value (SEV) of $55,287,197 (this figure includes real and personal property), 77.0% of which was attributable to residential development and 15.1% was attributable to agriculture. Industrial and commercial development accounted for 0.4% and 0.8% of the Township's total SEV, respectively. 6.4% of the Township's total 1991 SEV was attributed to personal property. TRANSPORTATION The Michigan Department of Transportation classifies roads in Michigan communities for the purposes of state funding. Deerfield Township includes no interstate or state trunkline roads, and only 19.2 miles ~ County primary roads. Except for 1.2 miles of subdivision roads, the balance of the Township's 49.0 roadway miles are classified as County secondary (see Map D-5). County primary roads include: LAND DIVISION • Argentine Road, along its entire length. • Faussett Road, along its entire length. In 1930, large tracts of land primarily devoted to agricultural use prevailed in Deerfield Township. The vast majority of parcels were of 80 acres or more in size and only a few lots of 1o acres or less in size existed. In 1961, the lot split pattern evident in the Township was largely similar to that of previous years except the number of lots of 10-15 acres in size had increased slightly. The initial subdivisions along Bennett Lake were in place at this time as was the Oak Grove State Game Area. The following ten years saw a continued but slow increase in lot splits of five and ten acres, and more subdivisions along Bennett Lake were in place and Lake Shannon witnessed the development of its first subdivision. However, but nine years later in 1980, it was apparent that the Township was witnessing a major shift in its lot split pattern. Ten acre parcels were beginning to appear in all parts of the • Bennett Lake Road, along its entire length. • Cohoctah Road, from Killin to Argentine Roads. Few of the County roads in the Township are paved. Argentine Road is the only corridor which is paved throughout its entire length within the Township. Except for only portions of the other County primary roads and the far southern mile of Latson Road, all other road segments in the Township are gravel. The Livingston County Road Commission has performed 24-hour traffic counts along most of the principal corridors in the Township. The most recent figures available are listed in Table D-1 . ' D-2 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �Figure D-1 EXAMPLE OF LOT SPLIT EVOLUTION 1930 • Souta1: Rockford Plat Maps. 0-3 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �Table 0-1 24 HOUR TRAFFIC VOLUMES Location and Year Arqentine Rd. , north of Center Rd. (1990) Arqentine Rd ., south of Center Rd. (1990) Aroentine Rd. north of Cohoctah Rd. (1991) Arqentine Rd. south of Cohoctah Rd. (1991) Aroentine Rd., south of Fausset! Rd . (1990) Bennett Lake Rd ., north of Abbey Rd. (1984) Bennett Lake Rd .. north of Abbey Rd.(1988) Bennett Lake Rd .. east of Arqentine Rd. (1984) Bennett Lake Rd . east of Araentine Rd. (1988) Bennett Lake Rd .. east of Clairmont Rd. (1982) Bennett Lake Rd. west Clairmont Rd. (1988) Bennett Lake Rd .. east of Crosby Rd. (1982) Bennett Lake Rd., west of Crosby Rd. (1982) Center Rd., west of Aroentine Rd. (1990) Clairmont Rd. north of Bennett Lake Rd. (1982) Cohoctah Rd., west of Aroentine Rd. (1988) Cohoctah Rd., west of Arqentine Rd. (1991) Cohoctah Rd., east of Wiaains Rd. (1991) Crosbv Rd ., north of Bennett Lake Rd. (1982) Faussett Rd. east of Araentine Rd. (1990) Green Rd., north of Faussett Rd. (1990) Green Rd. north of Latson Rd. (1990) Lutz Rd. north of Cohoctah Rd. (1983) Wiaains Rd., south of Cohoctah Rd. (1986) Wiaains Rd., south of Dean Rd. Rd. (1986) Wiaains Rd., north of Faussett Rd. (1986) Wiaains Rd. north of Faussett Rd. (1990) Wiaains Rd. south of Jones Rd. (1986) Wiaains Rd. south of Knaoo Rd. (1986) Bennett Lake Road and Argentine Road are the most heavily traveled roads in the Township. The traffic volume capacity of adequately paved roads is generally 5,000 vehicles per day. Gravel roads are generally considered sufficient to handle 300 vehicles or less per day, by Livingston County Road Commission standards. Except for certain sections of Wiggins Road, the traffic counts do not identify particularly deficient road segments in the Township regarding capacity. It should be noted, however, that the Livingston County Road Commission takes traffic count measurements in only a comparatively limited number of locations throughout the Township, and most of the Township's gravel road segments are not monitored comprehensively, if at all. Vehicle Count (24 hour) 1,890 2,195 2,247 2,232 3 ,176 938 1,359 898 1,343 1,175 1,374 1,781 1,309 818 905 265 352 271 354 464 100 87 26 83 382 387 643 222 127 County road rights-of-way are 120 feet for primary roads and 100 feet for secondary roads. Platted subdivisions along County roads must provide for a 120 foot right-of-way. Roads within platted subdivisions must have a minimum right-of-way of 66 feet. Where the Livingston County Road Commission purchase~ land for new roadways, a 100-foot wide area is purchased. Argentine Road provides the only direct continuous north-south route across the entire Township. EasVwest routes are equally irregular, with Faussett Road in the southern portion of the Township providing the most direct east-west route across the Township. ,.-._ ' D-4 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �Transportation access and patterns and frequency of use greatly impact land uses in a community. In fact, they often drive land use decisions. fire stations located in Deerfield Township, the closest being located in Argentine Township approximately one road mile from Deerfield Township's north central boundary. The Fenton fire station is located in the City of Fenton, approximately six road miles from the northeast corner of the Township . The Hartland fire station is located near the Hartland Township Hall approximately four road miles from the southeast corner of the Township. There are approximately 10 private roads in Deerfield Township today, concentrated primarily in the southwe~tern quarter of the Township. The number of private roads can be expected to increase in the future as residential development increases. Private roads that are not properly marked or constructed can cause serious problems in emergency situations. If a drive is too narrow or not properly maintained or marked, then emergency vehicles (ambulance, fire trucks) may not be able to find and/or properly access properties in need of assistance. School bus service can also be greatly affected by private road development. The Insurance Services Organization (ISO) evaluates communities with regard to fire protection and insurance agencies then use these evaluations, or ratings, to establish fire insurance protection rates. Communities are ranked from 1 (the best) to 1 o (the worst) according to ISO standards. A rating of "1 O" is applied to a Township which does not have its own fire department, although portions of such a township may be ranked at "9" where there exists a fire station within five road miles. Based upon these standards, it is probable that the majority of Deerfield Township would receive an ISO rating of 10, except for certain portions of the Township's northern and central areas which are within five road miles of Argentine Township's fire station. At the time of this writing, no major road improvements were scheduled within the Township aside from routine maintenance. DRAINAGE I ' • The County drainage system in Deerfield Township is composed of six primary drainage systems, operated and maintained by the Livingston County Drain Commissioner (see Map Appendix C, Map C-2). Each of these systems is composed of one or more smaller drains which interconnect with one another. Two systems in particular drain the vast majority of the Township. The Yellow River Drain begins in Section 33 and travels north to Indian Lake and then on across the Township's northern boundary east of Latson Road. The Livingston No. 3 Drain begins at the far southeast corner of the Township and travels in a northwest direction to Louis Lake and Root Lake where it empties into Cranberry Creek which, in tum, empties into the Yellow River Drain one half mile south of the Township's northern boundary. Only a small fraction of the drainage systems in the Township consist of tile drain segments. Police protection is provided by the Livingston County Sheriff Department and the Michigan State Police. The Livingston County Sheriff is located in Howell, although there is a satellite post in Hartland Township at M-59 and US-23. The nearest state police post is located in Brighton. SCHOOLS Deerfield Township is served by three public school districts; Howell, Linden and Hartland (see Map D-6). The Hartland School District serves most of the Township residents. There are no school facilities located in the Township. Appendix E provides additional information on the area school districts. POLICE & FIRE PUBLIC FACILITIES Deerfield Township receives fire protection from three different municipalities; the City of Howell, Argentine Township, and Hartland Township. The entire north half of Deerfield Township (north of Center and Spaulding Roads) is served by the Argentine Township fire department. The southwestern half (west of Argentine Road) is served by the City of Howell fire department and the balance of the Township is served by Hartland Township fire department. There are no Public facilities in Deerfield Township are limited (see Map D-7). The Deerfield Township Hall, constructed in 1863, is located on Center Road in Deerfield Center, just west of Mack Road. The Livingston County Road Commission owns a parcel of land in the interior portion of Section 36 near Payne Lake where it maintains a sand and gravel extraction operation. The three cemeteries in the Township are privately owned. D-5 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �Certainly the largest of the public facilities in the Township is that of the Oak Grove State Game Area. All state game areas were established, and are maintained, for the purposes of preserving wildlife habitats and providing opportunities for hunting and other passive recreation activities. Though the current official boundaries of the Oak Grove State Game Area include more than 4,000 acres in Deerfield and Cohoctah Townships, only a small portion of this acreage is in actual public ownership. Approximately 1,400 acres of the approximately 2,700 acres included in the boundary of the State Game Area in Deerfield Township is in public ownership. The Oak Grove State Game Area includes some of the largest contiguous expanses of woodlands and wetlands in the Township. f t The state is currently reviewing all of the plans for its many state game areas in an attempt to update preferred boundary lines and management strategies. Though these planning efforts are in their infancy, it is a general intent of the state's future planning strategies to focus on acquiring in-holdings within the respective game areas rather than pursuing less compact boundaries and acquisitions. The Oak Grove State Game Area has been a very successful game area for the state and it is the intention of the DNR to maintain the game area well into the future. SEWER AND WATER None of Deerfield Township is served by public water systems, and only a very small area of the Township is served by public sewer. Six residential subdivisions near the intersection of Abbey and Bennett lake Roads, comprising approximately 300 lots, receive public sewer service through an extension of the Argentine Township public sewer system. Current contractual agreements provide Deerfield Township with approximately 530 residential units of sewer capacity, of which approximately half have already been committed. Comparatively speaking, the excess capacity of approximately 260 residential units should be considered limited since this amount of capacity can be quickly used up by one or several large development projects and/or new nonresidential uses. Township residents rely on private wells for water. This should be a critical consideration in planning efforts. High density development or residential development near commercial or industrial land uses can lead to contamination of wells. The locations of private wells are illustrated in Map D-8. D-6 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �Table D-2 STATE EQUALIZED VALUE 1982-1991 Aqriculture Commercial Industrial Residential Developmental 1982 7,070,300 464,730 128,700 26,245,446 1984 7,602,350 467,580 128,700 25,609,153 1986 1991 7,521 ,333 8,337,512 539,380 462,310 128,700 214,585 26,132,390 42,547,950 161 ,350 Figure D-2 STATE EQUALIZED VALUE 1982-1991 I\ 45,000,000 ~ Agriculture 40,000,000 1111 Residential 35,000,000 30,000,000 25,000,000 20,000,000 15,000,000 10,000,000 5,000,000 0 1982 1986 1984 Source: M,cn,gan State Tma$umr / 0-7 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN 1991 �Figure 0-3 ALLOCATIONS OF LOCAL PROPERTY TAXES 1991 County Taxes Township Taxes ---'· School Taxes D-8 DEERFIELD TOWNSHIP COMPREHENSIVE PLAN �MAPS D-1a, D-1b, and Map D-2 LAND COVER/USE Explanation and Key Points: _The land cover/use maps show land use according to the Michigan Resource Inventory Program, managed by the Michigan Department of Natural Resources (MDNR). Maps D-1a and D-1b are the actual lines and land use classification numbers prepared by the MDNR. Map D-2 is a graphical representation of the data in Maps D-1a and D-1b. Detailed land use classifications have been generalized for Map D-2 into categories of agricultural, commercial, residential, etc. Methodology: The Michigan Department of Natural Resources maintains the Michigan Resource Inventory Program, which contains land cover/use information for the entire state. The land cover/use information is based on interpretations of color infrared aerial imagery taken in 1978. The land cover/use inventory for Livingston County was revised in 1986 by the MDNR based on updated imagery. Subsequent minor revisions were made by the consultant based on aerial photographs of the Township taken in the spring of 1990 by SEMCOG. Each polygon area on the land/use cover inventory map has a unit label. This label is a three or four digit number which corresponds to the State's land use/cover classification system. To generate the map, a digital map was •oownloaded• into a computerized mapping system from the MDNR's computer. All map units were automatically located, filled with patterns, and printed. Source: Michigan Department of Natural Resources, Michigan Resource Inventory Program kg\alallonS.'\~\dlacov.doo 12-2-83 �\ Map D-1A LAND COVER/USE - NORTH HAL LOVEJOY RO. 412 21 21 .j1 H r r z H JJ 0 r. :r N JJ 0 21 13 1 4 ~ ~ ~ ,-.. J 31 21 --32 /1 1133 �Map D -18 LAND COVER/USE - SOUTH HALF Q 0 0 z z m rr- ::0 ~ ' 32 21 . B w G') Jl m m z · 412 31 21 Jl 0 3: n G) 21 C H Jl rn u .,, CIJ ~1 Jl ,,-... 31 JJ 0 21 21 32 Jl 0 � 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 Deerfield-Twp_Comprehensive-Plan_1994 Creator An entity primarily responsible for making the resource Deerfield Township Planning Commission Township Board of Trustees, Deerfield Township, Livingston County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1994-07-21 Title A name given to the resource Deerfield Township Comprehensive Plan Description An account of the resource The Deerfield Township Comprehensive Plan was prepared by the Deerfield Township Planning Commission and Township Board of Trustees with assistance from the Planning & Zoning Center, Inc. and Landplan, Inc. Contributor An entity responsible for making contributions to the resource Planning & Zoning Center, Inc. (Mich.) Landplan, Inc. (consultant) Subject The topic of the resource Comprehensive plan publications Deerfield 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/2669d63c5e8e5d2d131d3df48d49e3c8.mp4 bea018231dc0d35c6e0cc2bcef632a30 https://digitalcollections.library.gvsu.edu/files/original/ad4d81a552a4135311001bfcebad6b16.pdf 83758bd1981f98a7037d3cadc948d104 PDF Text Text DeGroot, Loren Grand Valley State University Veterans History Project Interview Name of War: Cold War Interviewee’s Name: Loren DeGroot Length of Interview: (1:12:17) Interviewed by: James Smither Transcribed by: Maluhia Buhlman Interviewer: “We’re talking today with Loren DeGroot of Grand Rapids, Michigan and the interviewer in James Smither of the Grand Valley State University Veterans History Project. Okay Loren start us off with some background on yourself and to begin with, where and when were you born?” I was born here in Grand Rapids, at least that’s what the post office was, but at the time my parents lived about halfway between Grand Rapids and Rockford, and that was out in the country. My father built the house in 1928 as a wedding present for my mother, I was born in 1935 and we lived out in the country. Our nearest neighbor was about a mile away and so we were out there as a– I’m talking about our whole family. Interviewer: “Right, now were you farming or doing something else?” (1:00) No, the plot of land where we lived had been plotted out as a development for homes, but 1928 is historically the prelude to the major– Interviewer: “The Depression.” Depression, and my father was a– In the furniture industry and he did a lot of the sawing and that sort of thing. He worked in Sparta so it was a bit of a drive from where we were to there and we lived there– My family lived there until after the war in 1945. At that time my parents, and my mother especially and her sisters, got together and decided that it was time that someone take care of grandparents who had grown to the point where they needed support. So my parents and �DeGroot, Loren grandparents got together and purchased a house in southeast Grand Rapids on Paris Avenue, and so during my high school years we lived in that place in southeast Grand Rapids. Interviewer: “Okay, and then did you go to public schools or Christian schools?” I went to Grand Rapids Central, was there until I graduated from there in 1953 and then that was the beginning of a change in my history, if you will. Interviewer: “Okay, now did you have any connection to the military before you graduated from high school?” Personally, no connection but during the war I had many cousins who were in the war, had a couple fatalities and several– More than two, I don’t know how many anymore, who were wounded. During that time I became aware of the responsibility individuals had in defending the freedoms that we enjoy. I was not active in the military at all except for the time beginning when I was in high school and enlisted in the naval reserve. Interviewer: “Alright, now why did you do that?” (4:05) I think there were two factors that influenced me at that point in time, one was that my brother had just been drafted into the Korean War, the other was that coming out of the time in the Second World War I had a conviction that it was my responsibility to be available and do what I could for my country Interviewer: “Now did you think about it at all in terms of the prospect of actually going into the service on active duty or were you just going to be in the reserves at that point?” At that time I was– I remember vividly that my conviction was if our nation went into war it was my responsibility to do what I could. Therefore my training in the naval reserve was part of what I would expect to do if we went into active duty and had to defend our nation. �DeGroot, Loren Interviewer: “Okay but when you’re doing this you’re not looking at it with an eye towards a career or anything like that?” No. Interviewer: “Okay alright while you were still in high school then you joined the reserves. What did the reserves activity consist of?” Weekly meetings at the reserves center, down on Monroe Avenue near the river, and then annual times of active duty which lasted two weeks I believe, and for that we would go to different places for that time. I remember one time I went to a small ship based in Chicago and there was a patrol ship and we went to float it around. Drove around Lake Michigan, they had fire control off on one of the islands up in the north part of Lake Michigan. Interviewer: “Now why did you choose the Navy rather than another branch?” (6:35) I really don’t know, I had one cousin who was in the Navy, he was in submarines, but I have always had a– I’ve always had an interest in the Navy, in ships as I recall– Remember that I enlisted when I was in high school and prior to that I can recall reading many stories as a youngster of naval work and I just enjoyed what I read. Interviewer: “Okay, alright now so you’ve gone into the reserves but not really– So you could be available to serve your country should the country need you but in the meantime what kind of future did you see for yourself going out of high school? What’d your family think people would do?” That changed, I think that at the beginning I really had no future objectives. I just hadn’t developed those in high school because when I was in high school, as I said earlier, there was nobody in my family that had any education beyond high school and so it was at that time it was that I would follow the rest of my family into physical work, and then comes along that time of the school awards and now I need to start thinking something totally different, and at that time �DeGroot, Loren then I began thinking “Well what is there?” And that led me to think that there is a possibility that I could go into engineering. That happened in my first or my second year at Grand Rapids Junior College I believe. Interviewer: “Now let’s back up a little bit because you explained to me off camera the story about the award ceremony at school but we didn’t record that. So can you tell what happens when you have your award ceremony near your graduation from high school?” Prior to the time of the awards assembly, which was the last meeting of the school prior to the graduation, prior to that I had no intention of looking beyond high school. At the awards assembly some friends of mine from the football team and I were sitting all together as would be normal, and we were down in the front of the auditorium and all of the awards went through as normal. For many schools' recognitions of advancements that have been held in that awards assembly I was given several awards that I really didn’t know what they were for. One of them I recall was the highest scoring mathematics student for the advanced mathematics that we were having. Out of all of that I began to think that because of the John Ball scholarship, which was the first athletic scholarship given to Grand Rapids Junior College and I received the first one of those. (11:00) So there’s something historically interesting in all of that as my life has progressed. Interviewer: “Okay, so you got now a scholarship so you could go to the junior college. Alright and then did you play football then at the college?” I did, I played football for Grand Rapids Central High School but I was not a– I was not a hero. At the time– Or in my class I should say, Terry Barr is a name that is well remembered, he went to the University of Michigan then, then he went to the Detroit Lions, he was a great leader. I was not that kind, I did not expect to be– That when I got my scholarship, went to Grand Rapids Junior College and that was a new adventure. Grand Rapids Junior College was not what Grand Rapids [Community] College is today, I remember that we would start with maybe 50 people– 50 individuals for the team but because we played schools such as Western Michigan University, it was State College then, but we didn’t play the first team we played the second team and that’s �DeGroot, Loren kind of rough and by the end of the year things got kind of tough indeed because many of the people that started, quit. I had the scholarship and I continued and there were I think the last game that we had in both my first in second years, we had 13 to 14 people that were left. We had one time in our last game we had one fella that had his arm in a sling, another one that was on crutches but the coach says he’s gotta have people on the bench so they suited up and there they were, but we didn’t have any place else to go. Interviewer: “Alright, now did you continue with your reserve training at this point?” Yes, I– Throughout my time at junior college we had weekly training classes, a day a week I think it was, which were down at the naval reserve center and then we finished that. During that time we also had the active duty for training which was a two week cruise or some other place that we would go. Interviewer: “Okay, now at one point did you become interested in becoming an officer or how did that happen?” In high school my football coach was Chuck Irwin, tremendous guy he coached me in the game of football, he found out in fact I think that he was a motivator and getting me the scholarship that I did and then I found out– Well I knew beforehand but he was a World War II veteran and he was an officer in the Naval Reserves. He may have influenced me in accepting the officer training thing in fact I’m certain he was. (15:40) Had a tremendous influence in my life, he led me in becoming an officer or wanting to become an officer I should say, and so when I had the opportunity to– From my enlisted status, to move into something that was called reserve officer training which was a special section of the naval reserve at that time, I gladly took that and that then led me because I knew nothing about an officer’s position and what the responsibilities were but it led me to understand that if I was going to serve my country and if I was going to be in a leadership position I needed to do certain things like the officer training and he influenced me on accepting that assignment to naval reserve officer training. That then led me to a commissioning after I had graduated from college, from University of Michigan, and that led me then to my three year service on a destroyer, operating out of the 2nd Fleet off the coast of– The �DeGroot, Loren eastern coast of the United States, operating in eastern Mediterranean during one of the wars they had over there and then also operating in the Caribbean in the recovery of satellite material which was just beginning. So we were operating on some exciting historical things. Interviewer: “Well let’s back up a little bit into the training period. So you’re two years at the Grand Rapids Junior College, you then go on to Michigan to complete a bachelor’s degree and– But when you’re in Michigan were you doing reserve officer training or you’re doing ROTC of some kind there and that was part of what you were describing?” And when I went to the University of Michigan for my second two years I did not– I was not attending active duty there. I had gotten married in my junior year and my wife and I moved to Michigan for my senior year. Now at Michigan, at the time, an engineering bachelor’s degree was typically a five year course, I could only do it– If I couldn’t do it in four years I couldn’t do it because we didn’t have enough money and so it was a challenge but I finished it and I had good marks and one of the people that locally influenced me through that was Dr. Gordon Van Wylen [Note: Dr. Van Wylen’s interview is in our archive] who had graduated from Hope College and was my first thermodynamics professor and so I had influences from many places leading me in God’s path to a certain career. Interviewer: “Okay, so did you go to Newport, Rhode Island after graduating from Michigan? Was that your–” (19:43) Yes from Michigan– After graduating from Michigan I went to my final reserve commitment which was as an enlisted person, and following that went to officer training in Newport, Rhode Island, got commissioned there. Interviewer: “Now what did the officer training program consist of?” Everything. We had classes in gunnery including torpedoes and that sort of thing, and that led me to be assigned to the gunnery department when I was assigned to this destroyer in the Atlantic fleet. In addition other classes, other studies included navigation and because of my interest in �DeGroot, Loren mathematics in college I enjoyed the navigation very much because of the complex requirements of satellites, only at that time there were no satellites there were stars– But using stars to find your position. So it was– Those were the two major things and they stick out to me because when I was assigned to the destroyer I had some conditioning in those two areas. That led me to the mathematics of navigation and it led me to the understanding of the engineering parts of the mechanics of things. Interviewer: “Okay, now when was it that you actually went to the destroyer, I mean do you remember what year it was?” That would be 1957. Interviewer: “Okay, that sounds right. Okay so when you join the crew of the destroyer what kind of reception do you get or what happens when you get there?” For me it was a very interesting time because here I am boot ensign coming on board the destroyer and on the destroyer there are several officers who had spent four years at the Naval Academy. I will forever remember the first time we had our pay, we would– The process was that all the officers would join in the wardroom and we would be called out alphabetically and we would receive our pay. (23:15) At that time the pay consisted of either what you had declared you wanted the money to go to, such as my wife, but also we were paid in $2 bills some of which I still have but the interesting part that happened on my first pay day was the supply officer, who was also the financial officer, was looking at his books and came to my name and he stops talking and then he looks at me and he says “What on Earth?” Well what that was all about was at that time I had six years of active duty because I was in the naval reserves, all of that applied. At that point the officers who had gone to the Naval Academy started having a target that they could have fun with because here I am boot ensign and I’m making more than what a lieutenant who had been on the ship for a couple years had made. So you can have fun sometimes as long as you keep your head down and watch out for the flying things. �DeGroot, Loren Interviewer: “Okay, now aside from that kind of interesting issue with pay, I mean was this a good group of officers to work with or did you like some and not others?” I had no major problems with any of the officers, we were a pretty good team. There were times at which we had disagreements, I guess that might be normal, but we were all given our assignments. Mine was in the gunnery department and then there were those in the supply and those in the electronics and all that sort of thing but our duties were well defined as to what our responsibilities were and they were accepted. I think it’s important to note that at that point we were all at the same level. Our ship did not have any, what are called Miss Mustangs, who are enlisted people who get commissioned and go on a ship. We had none of that, we were all young inexperienced– Sometimes, when I say inexperienced, some were there for two or three or four years but none of the big long term people. Interviewer: “Okay, now did you have some petty officers or senior NCOs on the ship who were lifers or guys who’d been there a long time?” Oh absolutely. I think that on the ship when we deployed we had– Our enlisted crew consisted of 300 plus sailors, all the way from seaman apprentice to chief petty officer and as an officer it was– As a commissioned officer it was necessary to understand that the senior petty officers are the ones with the experience and they are the ones that carry out the duties. (27:18) It’s the job of the commissioned officer to understand what that is and then to make sure that their assignments are carried out to make sure that the equipment, in my case the guns, the torpedo tubes, the fire control systems were having reliable maintenance, training, and all the rest of it but the responsibility for doing that was the chief petty officer. They had what it takes and part of the chief’s duties really was and is to train the junior officers. That’s an important responsibility because if the officers are trained properly they will end up in their next command of training others and so the teamwork comes there and I think that comes back to an analogy of training on an athletic team, you become a team doing things together. Interviewer: “Now in talking to the other veterans, especially people out of the Army and the Marine Corps, they sometimes talk about officers come in out of an academy and they �DeGroot, Loren think they know everything and tell other people what to do. Did you see any of that or were your guys well behaved?” I think it would be impossible not to have some episodes of that type. I think because of my background, coming from an uneducated Dutch family as a second generation, I came to the ship knowing that I didn’t know anything and that I better learn. Not to say that there weren’t times when I didn’t have a heavy learning experience, understanding what my duties were and not going over them, but making sure they were done and there’s an interesting training period in that and that comes sometimes from the more senior officers, like our executive officer, and other times from our chief petty officer and sometimes not because he was enforcing something but because I knew that a 1st class petty officer knew what he was doing and I could learn from him. So I don’t mean to criticize them but I think that by not having any pre-training– Was a milestone in my life that I didn’t come to a situation on the ship where I had the opportunity, if you will, to try to tell this 20 year old veteran that here’s what you got to do. Interviewer: “Alright, do you remember any sort of lessons you had to learn the hard way or problems you ran into early on?” Yes, one time I will never forget we came in from an operation in a snow and sleet storm, we docked alongside– In Newport, Rhode Island which was the home port and the– Our executive officer came to me after he had walked the deck and he found some fault. (31:53) That there were some areas that had not been cleaned up very well, there was one which was a hatch that had a bronze sticker on it and he told me that he wanted me to get the gunnery section out to do their duty. Well I had a problem with that personally and the way I resolved that was to go into the gunnery department, get a bucket including some brass cleaner, and go out and doing it myself. Well, the exec found out about it and we had a brief discussion that lasted about a week or so but I– Yeah you learn the hard way sometimes. Interviewer: “Alright, did you just think it wasn’t fair to make your men do this or the job didn’t really need doing?” �DeGroot, Loren My feeling was that making the brass shiny in the middle of a sleet storm was not something that was– That was needed, period. Interviewer: “Okay, alright now your home port is Newport so on your first cruise where do you go?” We went over to the Mediterranean, eastern Mediterranean, at the time there was a civil war in Lebanon. It was really a civil war between the Mennonite Christians and the– Interviewer: “The Maronite Christians, I think.” The Maronite Christians and the– One of the two branches of Islam. Interviewer: “The Sunni Muslims and the Shia.” Sunni, and they were battling there. President Eisenhower at the time, this is now 1958, President Eisenhower decided to send over a full fleet to stand by in case the civil war got out of hand and now I don’t pretend to understand the politics behind all of that, but we were brought over there. We had I believe two carriers, couple cruisers, and two squadrons of destroyers, a squadron at the time being eight ships. The job of the destroyer was to have recovery if there was an accident of an airplane landing on the carrier or taking off from the carrier, we need to rescue of that. So our ship control was keeping us maybe 500 yards behind the carrier when things were going on. Interviewer: “Alright, now when you were on the cruise did you go into port anywhere or just stay at sea?” (35:30) It took us I think a week to get over there then it was six weeks before we had our first short– Going to the shore. So we had quite a bit of time on the ship and a lot of that was training because this was the first time our ship, and I think most of the other ships in the squadron, had been on active duty prior to going on sea duty. We had been at the shipyard in Boston and so as a �DeGroot, Loren whole crew, officers and enlisted, we were a new group and so there was a lot of training that was needed in order to come up wartime standards. Interviewer: “Okay, and so when you did get to go ashore in the Mediterranean, where did you go?” The island of Rhodes, which is an island of Greece. At that time my first shore duty was as a shore patrol officer and that was a rather interesting experience. I had a wonderful chief boatswain’s mate that came with me and I was under his control really, you don’t tell a chief boat what to do but he told me and I learned a lot about young sailors, and I think the same for any of the services. The first time you go ashore after you’ve been at sea for six or eight weeks, whatever it was, things change completely. Being the, just at the scene– At the time I was an ensign but yet I was the senior shore patrol officer and at that time we went into Rhodes, I think there were two of the carriers that were there plus a squadron of destroyers and so forth, so there were a lot of people and if memory serves me correct it was something like 5000 sailors were on this small island. The chief told me what was going to happen when it started time for the boats to start taking the men out to the ships and I didn’t believe him until I saw some of the cases coming back from being on shore and having the experience of the first time after six to eight weeks of sea duty, first time of finding what they had been missing. Now you’re wondering what they were missing. Interviewer: “Well there are two logical guesses: Alcohol and women.” (39:05) Yeah there’s the women and there’s the beer and seeming more and more serious. So there were a lot of people that then came back drunk and trying to control them is a challenge but for me is, as a junior officer, it led me to understand a lot about human nature and responsibilities of those that are senior to them and how they can be controlled and I don’t– By control I don’t mean dictatorial kind of thing I mean togetherness and you went too far with that last drink you had and now you’re going to do this. It was a good education period for me. �DeGroot, Loren Interviewer: “Alright, now did you stay in the Mediterranean then for an extended cruise or did you go back to base?” We were in the Mediterranean for, I think six months, yes six months because as we were in the Mediterranean after we had been at Rhodes we went into Piraeus, Greece which is the seaport for Athens and it was an interesting and unforgettable time for me because my wife was eight week pregnant when I left Newport to go on this cruise and that’s why I was expecting a call. Now four o’clock in the morning that we were entering Piraeus the duty radio men came down, and they had been looking out for me, he came down and I was– Had just gotten to sleep and he touched me on the shoulder and told me that I was a father. We were there then for a total of six months as I think I mentioned, then we came back and we stayed in Newport, Rhode Island and operated with a 2nd fleet along the east coast doing anti-submarine warfare and gunfire control and that sort of thing. Interviewer: “Okay, now were there Soviet subs out there to look for or was this mostly just practice?” Yes, there was– We needed to become efficient in the anti-submarine warfare event. Now at the time, not when we were in the Mediterranean, but we came back and– I’ll get to your question in a moment but there’s a specific that comes to it. After we came back from the Mediterranean our home base was switched from Newport, Rhode Island to Mayport, Florida which at the time was just getting started and our action being in Mayport was often with the anti-submarine warfare organization down in Key West, and at that time I had been assigned special responsibilities as ship’s navigator and I had been doing that for several months by that time. (43:35) We were going from Mayport down to Key West and in getting there we didn’t go way out into the ocean but we took the closer in and one morning after I had the command and control responsibilities in the– On the bridge we got a special radio call telling us to make contact with another destroyer. That other destroyer was closer to Key West, we were about 50 miles away as I recall it, he had made contact with something but couldn’t identify it but he knew that it was– He thought that it was a submarine. All of the intelligence was checked out, all of the intelligence agencies were checked out and it was determined that there was no American submarine in the �DeGroot, Loren area. So we were told to go down there and join up with this other destroyer, and protect him and verify if we could that it was a destroyer, but what happened was that it turned out it was a destroyer– Interviewer: “Or a submarine?” Submarine, I’m sorry submarine, and we came up and we validated with the other destroyer where this person was. So we were pinging him from two directions on our sonars, nothing could be done and we found out later that he had run aground on one of the– Interviewer: “Shoals or reefs or?” Yeah one of the reefs that were there, and he couldn’t move, they did make contact after some time– With him and validated that it was a submarine but he wasn’t going to give up anything and neither was the U.S Navy. So we had a little bit of fun and that lasted for about two weeks I think. Finally he did give up under certain conditions and that is that he could come up to on the surface, could not do anything except open all of his upward hatches so they wouldn’t be able to dive again and we had– We were at battle stations the whole time that we were there. So it was an exciting time, I have to say that it was a serious time because it could have been a wartime situation. I was blessed in my Navy career that I was never needed to go into an active combat situation but we did need to be ready to perform in a combat situation. This was one of them and in it because I was a navigator I was on the bridge most of the time. (47:45) I didn’t stand– Just stand watches I was there the whole time and I learned a lot. In that because of the serious nature of it we had– I’m sorry. Interviewer: “You said you learned a lot from experience.” We learned a lot, let it go at that. �DeGroot, Loren Interviewer: “Okay, and then you I think also mentioned before that while you were kind of in the Caribbean in that area you were also involved with, I guess picking up satellite debris or other things like that.” We were– At the beginning when we were still in Rhode Island we would come down and there would be some satellite launches and because of the newness– Now this is the late 50s that we’re talking about, because we were, as a nation, we’re trying to get into the missile and satellite assets. There were a lot of accidents that were happening by accidents being that a satellite goes up but it comes down before it’s supposed to or at the other end a satellite is coming back with some payload on it and I remember the chimp or the monkey that came down and needed to be recovered. There was that kind of thing so we got a broad experience and for me personally that expanded my thinking about engineering, about a career, about the science, about satellites and all of that. It was an incredible learning period for me and I think that it’s necessary in our understanding of military operations, we need to understand that there is the probability, I go beyond possibility, there is the probability that this nation will be in wartime again and we need to be ready for it or we will not be. So in getting ready for it we need to train in realistic environments, that becomes difficult but yet we need to buckle up and come to attention on it or times come when we would never survive it. Interviewer: “Serious business.” Yes it is. Interviewer: “Alright, now how long then did you actually stay on the ship was that till ‘60 or ‘61?” (51:15) ‘60 I think it was in— Well it was three years, I was three years on it. Interviewer: “Yeah so ‘57 to ‘60, yeah.” Yeah and I served the full time of my active duty on the ship. �DeGroot, Loren Interviewer: “Right, now while you were in the Caribbean and that’s around the point when things are getting pretty interesting in Cuba. You haven’t gotten to the missile crisis yet and Castro hasn’t fully taken over but it’s starting to happen then. Did you ever have any missions that in any way related to what was going on there or you just follow your normal routine?” Castro in 1958 was just beginning to achieve the things that he had been working on for a long time. He had at that time established his army, if you will, at the Gitmo area that is Guantanamo Bay, and we were at Gitmo which is still a major training center for the U.S Navy, that’s where we did our pre-deployment training. We came to understand that we were in a very delicate place at that time, we were there later, the Bay of Pigs happened. Yes, we got involved in some of the difficulties that were going on. Interviewer: “Okay, alright are there other particular memories that you’ve got from the active duty time on the ship that kind of stand out for you that you haven’t brought into the story yet?” I’m not sure if I have said this but one of the absolutely major things that happened to me was when we were over in the Mediterranean and our commanding officer called me when I was on the bridge one afternoon, said he wanted to see me in his sea cabin when I got off watch. So I did and he told me that he’d been looking at my papers and found that I had a good record as a navigator or doing navigation things and that my time in school was good in mathematics and he said he had a problem on the ship he needed to– He needed a new navigator. (54:28) On a destroyer the position of a navigator is usually of the executive officer who was a lieutenant commander. At the time I was lieutenant J.G and he said that he wants me to– That if I would accept the position he would certify me as navigator on the ship, and I’m just sitting there with my mind blowing because of what he wants me to do. I accepted that thankfully and started understanding more about what navigation is all about. When you’re standing up three times a day morning stars, noon, sunline, and evening stars and you’ve got your sextant and a watch and you start then making a measurement. You’ve got a quartermaster helping you with the timing �DeGroot, Loren but you get that information then you go down to the chart room and you go through the mathematics and say “We are here.” Interesting, my interest in it expanded from just doing the navigation for the ship of here we are but from understanding the physics of a satellite– Of a star, I’m sorry. The physics of a star and in order to understand the physics of a star is the same as understand the physics of a satellite because they are rotating, and all of that gave me an incredible background for what became my career job after I was out of the Navy and that was that there was something called GPS that was coming about and GPS was a satellite and it had a special transmitter on it but the whole idea of it was to do positioning of vehicles on the ground. Well at the time I was working for Rockwell International in Cedar Rapids, Iowa and we got in a contract to develop the radio equipment for the satellite reception to drive the displays that were on submarines and aircraft and trucks and tanks and anything and everything, man power is included in that. I was quite surprised we were in a four company competition for developing and producing the first GPS user equipment. User equipment are like the radio in the car and so forth and so on. Now it wasn’t having a GPS set in the watch as it is today, our first satellite receiver and processor was probably as half as big as this wall behind me. I at that point came to understand more about satellites because of what I had learned in the Navy. Amazing understanding of what can be done with satellites, and I’m sorry Jim I just lost completely the train of thought. Interviewer: “Well you mentioned that your company was in the competition with four other four other companies. Was your company the one that managed to do it?” (59:05) Yes we made the– We won the competition, there were four companies in the competition for the end result. There were four different phases of that and one by one they got out of there and we stayed in as the only one. The thing I wanted to mention a moment ago was the use of the satellites, now these satellites and the user equipment was available– Our use equipment was available when the Iraq-Kuwait war began and there is a tremendous story in the first time use of GPS in a combat situation. My understanding is that it is not talked about much– Was not talked about much, but GPS equipment from our company was deployed to that combat team that was in Saudi Arabia that made what I understand was called a left hook. It came up around in Saudi Arabia and came up behind the Kuwaitis– �DeGroot, Loren Interviewer: “Or the Iraqis yeah.” The Iraqis who were expecting the combat to come in from the ocean. Well all of that was made possible because we had developed the user equipment and learning that has been a very major milestone for me because it was my team. I say “my team” it was the team that I had the privilege of leading that made that equipment available. Interviewer: “At this point our tape is about up so we’re gonna– Okay alright, we are restarting here. Alright so basically we’ve now kind of gotten through your active duty Navy career and then made the connection to your kind of major accomplishment, professional life as an engineer helping to design the first functional GPS systems. To fill in a little bit in between when you left active duty did you stay in the naval reserve for a while?” No I didn’t, active naval reserve no. Interviewer: “But inactive– Was there an inactive reserve?” (1:01:45) I was in the inactive reserve from the time I completed my active duty on the ship. I went back to Michigan for my master’s degree, as I said, but there was no reserve organization in that area so they put me in the inactive reserve and I was in the inactive reserve until– I think it was 14 years after the time I went in. Interviewer: “Alright, but in the meantime there’s no idea that, you know you have to get called up for Vietnam or anything like that.” I was very concerned on two occasions, one of them was the Bay of Pigs. As I said I was a navigator, when we were in the Mediterranean one day we got special orders to go south of Puerto Rico to a specified area and do some mapping of the shoreline, because of that I had special clearances on what was happening and then when the Bay of Pigs– I heard when we were �DeGroot, Loren watching on our small television set, the Bay of Pigs was happening and there was no telling where we were going and I was quite concerned that I might be called up. The second was during the– Interviewer: “Cuban Missile Crisis?” Yes, the Missile Crisis right because of the same thing it was in an area in which we had been operating and which I as a navigator had become familiar with a lot of things, because of what they were at the time and my being involved in them I have not spoken of any of that. Now I think, what? 50 year laters, I haven’t taken off the classification but I think somebody has, but we were there. I was concerned about getting called up but I was ready for it if it happened and I go back to the thing that motivated me in the first place. If my nation– If your nation is attacked because I have had some experience that proved effective I need to be able and willing to meet those commitments of a citizen of this nation. Interviewer: “Alright, now I think you’ve probably engaged this pretty well already but if you kind of look back at your naval experience, overall what do you think you took out of it or how did it affect you? You got some practical experience obviously with navigation and satellites.” Why don’t you ask an easy question? This isn’t being recorded now is it? Interviewer: “Sure.” (1:05:25) What did I take away from it? I think I took away from it, seriously now, I’m sure I took away from it the responsibilities that each of us have as a citizen of this country. That responsibility is to be sensitive to what others are trying to do to us, that responsibility is that we as a nation must be prepared to face the very difficult– And when I say face them I mean get to the bottom of what the cause of the problem is, and very seriously now, I am terribly concerned that we as a nation are not able to face the current crises that we see in the world. I can’t point to any single point that I would say “It’s your responsibility.” or yours, what you’re doing here but I think that trying to pull the whole story together in answer to your question I would say that the thing that I �DeGroot, Loren came away with was an understanding of the responsibilities of leadership. In my term in the Navy whether it was in Rhode Island or Florida or Mediterranean or south Pacific, I knew that it was my responsibility to do this and this, and in doing that my original commitment to the Navy that I mentioned at the very beginning with my cousins having been in World War II and so forth, that when I came out of the Navy I had been trained that I have a responsibility. I can’t just block it off, in fact today I am very concerned of what we as a nation are doing. I am not 100% anymore, I don’t know what percentage it is but I do have a problem. Here’s part of my solution to the problem, but that doesn’t me that it’s not my responsibility to try to do what I can and as a– We didn’t talk about it earlier but I have a religious conviction that I am responsible and through that my responsibility to my God is to provide as much leadership as I can and in that, even as an 80 plus year old I am responsible. Scripture tells me that there is nothing that says it’s time to retire from your commitments as a believer. I have had many people who have said I can’t do that I’m too old. No, there’s no place in scripture that says that that comes up. I can’t do very much, I’m probably 10% left of– I hope, of where I’ve been but I am never too old to become involved in the leadership position. What is the leadership position when you’re that old? It can come down to something as powerful as prayer and we need to commit ourselves to those things because God has a plan. Jeremiah told us when he said in Jeremiah 29:11 “I have a plan for you’ says the Lord ‘to prosper you, to protect you, to lead you, to guide you.” If you do that here’s your reward, and then if you look a few verses more you get to what happens if you don’t and that is if you don’t do that Nebuchadnezzar will come down and take care of you. (1:11:30) That was verified when Nebuchadnezzar did that and took the nation of Israel prisoner for 77 years, or 70 years I forget which. Interviewer: “They’re still arguing about that one.” Yes, but the point is that we have a lifetime commitment and that’s where I tie the things together. Interviewer: “Alright, well I think that makes a pretty good place to conclude so thank you very much for taking the time to share your story today.” �DeGroot, Loren Well this has been wonderful, I couldn’t understand that you have asked these questions many times. Interviewer: “And I never get the same answer.” � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context DeGrootL2108V Creator An entity primarily responsible for making the resource DeGroot, Loren Date A point or period of time associated with an event in the lifecycle of the resource 2017-03 Title A name given to the resource DeGroot, Loren (Interview transcript and video), 2017 Description An account of the resource Loren DeGroot was born in Grand Rapids, Michigan in 1935. While he was still in high school, he enlisted in the Naval Reserves. After he graduated high school in 1953, he began classes as Grand Rapids Junior College and then went to the University of Michigan to finish his bachelor’s in engineering. After graduating, he went to officer training in Newport, Rhode Island. In 1957, he joined the crew of a destroyer ship. His first cruise was to the Mediterranean, where he served as a shore patrol officer on the island of Rhodes in Greece. He then went to Piraeus, Greece and spent a total of six months in the Mediterranean before going back to Newport. His home base was then switched to Mayport, Florida where he served as ship’s navigator. After finishing serving his active duty on the ship in 1960, DeGroot joined the inactive Naval Reserve and stayed in it for 14 years. He went back to the University of Michigan to finish his master’s degree. Contributor An entity responsible for making contributions to the resource Smither, James (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) United States—History, Military Veterans Video recordings World War, 1939-1945—Personal narratives, American Source A related resource from which the described resource is derived Veterans History Project collection, (RHC-27) Publisher An entity responsible for making the resource available Grand Valley State University Libraries, Special Collections & University Archives, 1 Campus Drive, Allendale, MI, 49401. Relation A related resource Veterans History Project (U.S.) Rights Information about rights held in and over the resource In Copyright Type The nature or genre of the resource Moving Image Text Format The file format, physical medium, or dimensions of the resource video/mp4 application/pdf Language A language of the resource eng https://digitalcollections.library.gvsu.edu/files/original/c2c0af2a1c11063ed344b4255a34963e.pdf 0b82b6a3a6e5bc67320cc4eb5e509b40 PDF Text Text Speaking Out Western Michigan’s Civil Rights Histories Grand Valley State University Special Collections Interviewee: Kadi DeHaan Interviewers: Kelly Petrauskas, Andrew Felice, Fred Helms and Zachary Felice Supervising Faculty: Melanie Shell-Weiss Location: Grand Valley State University Special Collections Date: 3/14/2012 Biography and Description Kadi DeHaan was in a car accident when she was in high school. She lost feelings and use of her legs. She has been in rehabilitationand is learning muscle memory. She is in great progress toward her goal of walking again. She discusses her accident and how it has changed her life. Transcript PETRAUSKAS: Could you please give us some basic information about yourself? DEHAAN: Yes. first of all today is March 14th it’s a Wednesday evening at about 7PM. My name is Kadi DeHaan and I’m 23 years old. My birthday is April 22, 1988. I come from a family of four, and I have two older half sisters as well, and one younger sister and I have my parents still. we are in Byron Center Michigan. I was born in Grand Rapids and I grew up in Byron Center my whole life yeah. PETRAUSKAS: Airight, could you tell us a little bit about your childhood? DEHAAN: Yup. When I was a child I remember me and my sister were really close. We were really good friends. we always, my morn always tell us stories “You always had your sister sit there and you’d have her play teacher and have her listen” and I remember we’d always go to my grandpa’s. He had a pool, we went swimming there a lot. We’d have friends over there. in Kindergarten I had a best friend his name was Jeremy. I came home and said “Mom I met a cute boy on the bus today” and she thought that was pretty funny. I didn’t tell her what I learned, I just said I met a cute boy. And, him along with like four other friends lived right behind us. since I was little we went camping every summer, started out at the Yogi Bear camp grounds in Grand Haven and Silver Lake. LAJDZIAK: How old is your sister, is your sister pretty close to your age? DEHAAN: My younger sister is two years younger than me. We hang out a lot, yup. She’s my best friend. My two older half sisters are 35 and 31. They’re both married and have kids, but we still see one of them pretty often. LAJDZIAK: Alright, they still live in Michigan? DEHAAN: Yeah, one lives in Holland and one lives in Hudsonville. Page 1 �LAJDZIAK: How old’s your grandpa’s who you said you used to go swim at? DEHAAN: he passed away about ten years ago. LAJDZIAK: And he used to live...? DEHAAN: He used to live on 64th street which was right across the street from us. LAJDZIAK: Oh airight, so this isn’t your first place? DEHAAN: No, this isn’t my first house. We actually lived next door for 9 years and we’ve lived here for three. LAJDZIAK: Oh, alright. DEHAAN: But otherwise we grew up on 64th street and like Byron Avenue. LAJDZIAK: Airight. DEHAAN: Hrnhmm. LAJDZIAK: Want to go on to more of uh, middle school and..? DEHAAN: Yup, in middle school I pretty much had the same friends. I started playing volleyball which I really enjoyed. I was the setter. And I was just learning as I was starting but it was a lot of fun to me. still went camping in middle school I guess I’ve done that since I was a baby. I remember in middle school and the beginning of high school me and my friend Jill used to go roller skating every week at the Byron hot spot or fun spot or whatever it was called.other than that yeah we went roller skating. Oh, I remember we’d go to the mall like every Friday night too. We’d play at that Kahunaville. They had games there and stuff. LAJDZIAK: In Grand Rapids? DEHAAN: In, at Rivertown yeah, in Grandville, yeah. Actually I did that with my friend Kara. She started to become...her and Jill were my two best friends in Middle school. And then as I went on to highschool I still had the same friends then I started dating Mike Reading. Uh, we dated for about a year about a half, still played volleyball in high school. I went to the school dances. I enjoyed doing that. Really just to hang out with my friends, we’d do normal...hang out at each others houses whatever PETRAUSKAS: So how long have you played volleyball, when did you first start playing volleyball and when, how long and how late did you play volleyball. DEHAAN: I played volleyball from 7th grade until 10th grade. PETRAUSKAS: And was that the only sport you played throughout that period of time? DEHAAN: Yes. That was the only sport that I played. yeah. PETRAUSKAS: Did you play any recreational, like at home, with your friends at the beach? Page 2 �DEHAAN: I played at the beach and with my friends. Rollerblading was my favorite thing to do, I loved to rollerblade. PETRAUSKAS: Would you go certain places for rollerblading, would you go down any certain trails? DEHAAN: We’d go down the Kent trail and then I’d also go in Grand Haven just all over town. PETRAUSKAS: And so tell us about like your freshman and sophomore year in high school. Just kid of basically like you said you went to a bunch of dances and stuff, like how many dances did you guys have each year? DEHAAN: Ok. like each year we had homecoming, sweatheart dance and then prom was junior and senior year. I went to most of them ‘cause I was dating this guy and we had to go together. yeah. LAJDZIAK: You dated him through sophomore year then, 10th grade? DEHAAN: Yes. Actually up to 11th grade. LAJDZIAK: Up to 11th grade...and was he the one you were chasing. DEHAAN: Yes. LAJDZIAK: Airight. PETRAUSKAS: Hahaha. LAJDZIAK: I guess I shouldn’t move into that then haha. I was just wondering. PETRAUSKAS: So, you said you were dating for about three years or so? DEHAAN: We dated for like a year and a half. Like the last six months of the relationship wasn’t great so, like we were gonna break up soon anyways. LAJDZIAK: That was around junior year? DEHAAN: Yeah. LAJDZIAK: Junior year.. PETRAUSKAS: So what kind of music did you listen to back in the day? DEHAAN: Oh, I thought I was ganster back in the day so I listened to rap music, drover my car really fast, windows down. Yes, I thought I was pretty cool. PETRAUSKAS: And what kind of car did you drive? DEHAAN: I had a ‘97 Pontiac Bonneville. My mother gave it to me. PETRAUSKAS: That was very nice of her. DEHAAN: She got a new one. That was her old car. Page 3 �LAJDZIAK: Cool. DEHAAN: Mhmm. FELICE: So when you were driving really fast with the windows down and the music up were you being safe? DEHAAN: I would get on the highway, I was just telling my teacher this the other day, I would get on the highway and I would go like a hundred. So stupid. I think of it now like I was crazy. LAJDZIAK: Yeah.. DEHAAN: Mhmm. PETRAUSKAS: And had you ever been pulled over? DEHAAN: No. PETRAUSKAS: No? DEHAAN: Nope. LAJDZIAK: No tickets? DEHAAN: No tickets. PETRAUSKAS: That’s good for you. LAJDZIAK: Did you get your permit when you were 16...14 and 9 months? DEHAAN: Oh I got it probably the day I could get it, yeah ‘cause when I was..before I could drive I would mow the lawn and I would drive my moms car up and down our little cul de-sac here like, for hours. So I was very excited to get my license. LAJDZIAK: Yeah, kind of living out here, with all the space you could get on different things whether it’s a lawn mower or a four wheeler or.. DEHAAN: Yeah. We had a four wheeler too. (Whispering): So should I say that one day I was hanging out with my boyfriend and we got in an argument and tell that whole story? LAJDZIAK: Yeah, yeah. PETRAUSKAS: Ok, so tell us a little bit more about your junior year. What happened after you sophomore year? DEHAAN: Ok, my junior year I was just having so much fun in high school, I loved it. I hung out with my friends a lot. I wasn’t home much, I was always with my friends. a couple months into the school year on October 8, 2004, I was hanging out with my boyfriend at the time and we had gotten into an argument and he left his house and I followed, I was gonna go home. I was driving behind him, trying to catch up with him, and the road, the roads were not great. It was dark out, it was raining. I was driving, I Page 4 �remember I was driving over. I came over the hill and I saw the red light and thought “oh ,it’ll turn green soon, I can just go and speed around all these people and I can catch up to him. Well I thought wrong and I hydroplaned and went into oncoming traffic where a car hit me and I flew out of the windshield and my car blew up after that, which I didn’t have my seatbelt on which I was lucky for then So the ambulance came, I don’t remember much after this but I guess I was giving them everybody’s phone numbers like my moms, my boyfriends and I was like “you have to call them! Blah blah blah.” And so they brought me to the hospital and they got a hold of my parents...and they, my parents came down and when my parents got there, they wouldn’t tell them what happened to me. They said they had to go in this back room with somebody and my mom, she just knew I was dead. She, she just knew it because they always, they tell what’s wrong with whoever’s at the hospital unless like something really really bad has happened. So when the doctor finally came out and told my parents what happened, I broke my neck and I have a C5-C6 spinal cord injury which means, I couldn’t move my legs, my hands were affected uh, but I still had feeling. But I couldn’t move any thing. (Whispering): So do you want me to just go on, keep going into the care. PETRAUSKAS: So like how long...you had said you passed out blacked out after you came out of the car. was there a certain time you remember regaining, like, thought and knowing where you were? DEHAAN: Yeah, it was a couple days later. The first memory I have of being in the hospital is uh, one of the nurses washing my hair. LAJDZIAK: So you were in the hospital for a couple...? DEHAAN: I was in intensive care for three weeks and at first I couldn’t even breathe on my own. They had like a ventilator down my throat helping me breathe and they didn’t even know if I would get off that. LAJDZIAK: Wow. DEHAAN: Mhmrn. PETRAUSKAS: And have you talked to your parents about that first day and how they felt when they first received that call or anything along those lines? DEHAAN: Yes, I actually just talked about it to my mom yesterday actually and she said she was just numb. She doesn’t remember like the first two weeks, she wouldn’t come home from the hospital and finally when she did for a little bit to sleep she got a call from her friend and her friend was like “are you sitting down? Are you sitting down?” She’s like “what are you talking about?” And she’s like “I heard it on the news, Kadi died.” And my mom’s like “what?! I was just up there, no she didn’t.” And so my mom freaked out, hung up and called my dad and was like “is she ok?! Is she ok?!” And he’s like “Yes she’s fine, the news had it wrong. She’s perfectly fine, I’m sitting here right with her right now.” And my mom’s like “you’re lying to me, just because I’m not there!”and he’s like “no I’m not, she’s really ok.” So just, she doesn’t remember.. she didn’t even remember how to get home. She couldn’t’ even think. LAJDZIAK: How well, like other family like your sister that you’re close tO... Page 5 �DEHAAN: My sister was a mess too and I guess the first time I got to talk to her I said “Ally it’s ok, the doctor said I just might have to be in a wheelchair a little while.” And she just started bawling, but I just... LAJDZIAK: So they came to the hospital too? DEHAAN: Yeah, they were there that night, yeah. And I still had a sense of humor, I was, I told my mom I was like, before I was going in the surgery I was like “mom, will you check my nose for any boogers? Like there might be a cute doctor in there or something,” LAJDZIAK: How about like grandparents, family friends, long time family friends. How did they react? DEHAAN: Everyone was just shocked and my grandparents were up there I remember, well I don’t remember, I remember because I was told. A lot of my friends and people I hardly knew in high school tried coming to visit me, but they wouldn’t allow visitors while I was in intensive care. LAJDZIAK: And then when you got out of intensive care you came back here? Were you in the hospital for a while longer? DEHAAN: I went to Marry Free Bed for three months where, like when I went there I was still on the feeding tube, I kinda slowly got better. Like when I was in intensive care they finally, I like lean myself off the ventilator so I could breathe on my own. Otherwise I would have still been there I think. so they let me go to Marry Free Bed with just a feeding tube where that’s pretty much where I was going to live in my wheelchair. PETRAUSKAS: In intensive care I know you have a little bit of, you kind of found some humor in certain things like what exactly went through you head? What were you thinking when you kind of figured out what happened, and what you were doing now, where you were at? What were you thinking about the future? Anything along those lines. DEHAAN: I don’t think I did think about the future. I think I just thought of the moment and was just going to get through it. I didn’t think bad thoughts, like every time somebody was like “oh no!” I was like “it’ll be ok.” Like I was doing the best out of everybody so.. PETRAUSKAS: So you basically just tried to remain positive and use that to your advantage? DEHAAN: Yeah, exactly. LAJDZIAK: So basically when you came, finally came back home what...how did was, did that feel I guess? I mean obviously it had to be different but maybe you were like in bed like stuck for a while and couldn’t really move at all? DEHAAN: when I was at Marry Free Bed for a while I didn’t want to move because it was scary, like being in a wheelchair and I like couldn’t, like, do anything I thought I was going to fall out like, I had straps all over me and my mom was like “you can’t take those off it’ll look silly” and I was like “no!” Also, I forgot I had a halo for three months as well because I broke my neck and it was screwed into my skull in four Page 6 �places to hold my neck still. So that means I couldn’t take a shower for three months, I had to take a bath in bed everyday. And it was just, not fun. PETRAUSKAS: Were they feeding you through the tubes and everything? DEHAAN: Finally I remember, my dad, he would because I had to eat so many calories a day before they took the feeding tube out, so he would like pretend that I ate because he didn’t want me to be on it anymore but like even they would have me eat like a Kit Kat or something because I wasn’t, I just didn’t have an appetite. I think I lost like twenty pounds and I was, I wasn’t big to begin with so, yeah. Okay then you said after, oh yeah so coming home from the hospital was scary, like, there wasn’t gonna be all that help there was just gonna be my parents and my sister helping me, and I really thought it was, it was really scary but got through it and I just, I knew that I was just gonna just get out of this wheel chair. I wasn’t gonna live like they told me I was gonna, I was gonna do everything I could to walk again. Which I really think helped my positive attitude and helped me going because it just, just did. I remember... LAJDZIAK: Did you come back to, is this the house you were living in? Next door? DEHAAN: No, this is not the house. Yes, next door is where we lived. When I got in my car accident my dad was in the process of building this house, so he pretty much just stopped building because he was gonna have to make changes, so. PETRAUSKAS: Then what changes, and like I know your parents had to deal with the situation kind of as it came, uh and so what renovations and what things can they do to make uh, more suitable for you or for the family? DEHAAN: Mhmm..They had to widen the doors, It’s a pretty open floor plan so they didn’t have to do a ton. And then they also put an elevator in our house and some of our floors were sunken like that. Like the whole living room was supposed to be sunken so they raised that up. But, Other than that they didn’t do... They basically just widening the door ways and the elevator. FELICE: How did your daily activities change during this period? DEHAAN: During this period I couldn’t do anything by myself. Like, make meals, I could hardly eat by myself because my hands were not great at all. like, showering I needed help with that. I needed help getting dressed. Like everything changed. I totally lost my independency and I was so independent before the car accident. So it was, it was totally different but I mean I had so much support that it helped me so much. Like,my mom was there with me all the time, my sister was there all the time, my dad helped me with everything. Most people, they’ll get like a care-giving or something but its nicer with just my family helping me. LAJDZIAK: How about like you said you had a couple best friends, like are they still around? DEHAAN: Yes. Right after my car accident my best friend Jill, she visited me a lot. Like, I was able to go out on outings while I was at Mary Free Bed so she’d come up and we’d goout to dinner. My mom would come with, obviously. But we’d go to dinner, we’d go to the mall or we’d go to a movie or something. Uh, she stuck by me like, so much. We hung out like every single day. my other best friends Page 7 �were Tiffany and Kara and they came and visited a couple times but just, that was about it. I mean we still stayed friends but we weren’t like best friends like we were. Everybody was just kinda like in shock and didn’t really know how to treat me after the accident FELICE: Did you grow closer to your friends and family after the accident? DEHAAN: My family for sure, definitely. After about a year of me and Jill hanging out we kinda just went our separate ways. Like she got a job after the accident. And she went to beauty school and I was in, I was going to Davenport. (whispering) I guess this was still in high school wasn’t it? So through high school we were still really good friends but after that... LAJDZIAK: And then were you able to finish out high school.. (inaudible) DEHAAN: Yeah, I got out of the hospital in about January I think. And then I went back to school in February. Which my sister helped me a ton, like going to classes ‘cause I didn’t have like a wheelchair I could push, they just gave me one like that I was sent home with. So I needed a lot of help after the accident. LAJDZIAK: And your sister was a freshman? DEHAAN: Yeah she was fourteen. PETRAUSKAS: So she was taking care of you most of the time and was there by your side? DEHAAN: Yeah. She had to grow up fast. PETRAUSKAS: And then kind of back to more of your friends again. DEHAAN: Mhmm? PETRAUSKAS: That boyfriend you said to have been chasing that night. How did your relationship end up with him? DEHAAN: He came up to the hospital the night of and kept saying “it’s all my fault it’s all my fault” ‘cause he knew that he saw the car accident and he kept driving. So that’s why he thought it was all his fault. LAJDZIAK: But he didn’t know you were chasing him? Or just... DEHAAN: He knew it was me, he didn’t stop to help. LAJDZIAK: Really? DEHAAN: Yes. So he came up a couple more times. I still wanted to be with him but just, it was so smart that I am not with him any more. So smart. LAJDZIAK: ‘Cause it was kinda already... DEHAAN: It was kinda already going down hill anyways, so.. LAJDZIAK: And then you don’t keep in touch with him at all or anything? Page 8 �DEHAAN: No, no. Nope. LAJDZIAK: And then after...most, majority of people after high school kinda just moved on and... DEHAAN: Yeah, I kinda talked to one friends from high school but that’s about it. Made new friends in college and... LAJDZIAK: And how about them, are they coming over all the time? And do things with them? DEHAAN: Yep. Going over their house, coming over. They got to meet me after the car accident so it was nothing to them of the wheelchair. That was just how they knew me. they’re helpful. They help me in wherever I go. I have one friend John who will carry me anywhere. And then his fiancé Tara is one of my good friends. Stephanie I hang out with a lot. We go downtown, go shopping, watch our nightly shows together LAJDZIAK: Do you feel like your friends in high school treated you differently than your friends in college just because they knew you before the accident, during the accident? DEHAAN: I wouldn’t say so much treating me differently I would say we just grew apart and, yeah, it was bound to happen I think. Whether, if the car accident happened or not. LAJDZIAK: Yeah, once you leave high school you... DEHAAN: Yeah. PETRAUSKAS: And I know you kinda explained uh, that you were over here a lot and you went over there a lot. I know you guys made modifications here to suit your daily life, how difficult was it to go hang out at other places like their homes, that may not be as nearly accessible to your... DEHAAN: Well really when I get asked to a friends house I’m like, well can I get in? But if it was with John I didn’t really worry because he just carried me everywhere, then I just had to worry about if I could fit in the bathroom which is normally I can’t fit in the bathroom anywhere. So I didn’t really worry about it a lot but it was always in the back of my mind. “Is this gonna be ok? Am I gonna be able to get in the house?” so a iot of times I had friends over here but if they have people over there, I go over to their houses and it didn’t matter, he’ll carry me anywhere. So.. PETRAUSKAS: How about when you go out in public, like to stores or restaurants. How, how different is that? DEHAAN: I get stared at a lot. I get rude comments, I get really nice comments. the staring is everywhere I go. Like every time I go out I get starred at. So I’m just used to it now. My sister, she’s with me she will stand up for me. But half the time nobody sees anyone staring at me just ‘cause its be like seven years. But at first it was hard to deal with. Like I’m like “Why is everyone staring at me?” And my mom would always tell me “oh it’s just because you’re so pretty” and I’m like “yeah right mom.” Haha yeah... KADI’S DAD: Can I interject? LAJDZIAK: Yeah. Page 9 �KADI’S DAD: When we go on vacation, planned vacation, we go to Mexico or we go to Jamaica. We do have to take into account that we have to find the handicap accessible place down there so, we do look for things like that. LAJDZIAK: Would you say that in other countries its not as like access...as like...I feel like in the US I feel like most places are kinda required to have that be accessible and then when you go down to Mexico is that very different? KADI’S DAD: Well like I said, we had to look at several different resorts to find the one that was capable of handling her so. PETRAUSKAS: How about transportation like on the flights and stuff. I can only imagine how difficult that is. KADI’S DAD: I carry her on and off the busses down there, stuff like that. DEHAAN: They do have people to assist at airports to carry me on and off, but if my family’s with they’ll just carry me instead. that brings up another thing I’ve been to Russia 10 times for steam cells, that is a whole trip in itself, for not being accessible, where we go I mean its for people who cant walk and are in wheel chairs so the place is accessible. But its just a culture shock and people who are in accidents there and are in wheel chairs there they go to live in an institution because they don’t have houses there its all apartments so they don’t have elevators they just go upstairs so everybody who is in an accident is just taking away from their family and they live in an institution. Where they pretty much just don’t do anything. So yea but I been to Russia for stem cells they are embryonic..not embryonic they are my own stem cells they come from my bone maro.m we kinda check into this like a year after... 2 years after my accident. You want me to keep going on that. LAJDZIAK: Yeah DEHAAN: Two years after my accident it was my first trip there it was in june of 2006 my mom did a ton of research and I actually knew somebody who went there and was getting good results from this.. so I was like well heck yea lets give it a try, and since my injury was incomplete that means there is like a chance for me to recover. So that’s a good spinal cord injury if you could say there is a good one. That’s what it is incomplete. So yea the first time I went there they did a.. I got shots for 4 days which made the stem cells from my bone maro flow into my blood and then they did a blood transfusion to get then stem cells out. And then they put them into like 20 vials so that each time I went back I would get like 2 injections. after the first visit I was able to sweat again which sounds funny because you don’t think that because you have a spinal cord injury you cant sweat but yess, and the sun worshoper that I am it was nice to get back into the sun and not almost pass out. So after the first 3 timess.. LAJDZIAK: So you go back there every...? DEHAAN: I went every 3 months in the beginning, so it was almost like we got home and we went back again. I was also doing therapy here, in the United states. Detriot so almost 2 aand a half hours away from my house, so intense therapy 4 days a week, 3 hours a day. then they finally got one closer to my house in grand rapids. So I was doing that at the same time while getting these injections because if you Page 10 �don’t do therapy and get these injections it doesn’t help you. You have to be doing tharepy while getting them. LAJDZIAK: So I just promotes healing.. DEHAAN: It like.., how do I word this..it reconnects the nerves in the spinal cord so that the connection can go through again. LAJDZIAK: Yeah right. DEHAAN: What happened to my spinal cord it was like brusied not like cevered or anything. So I don’t know. FELICE: So does like the therapy like try to stimulate the nerves and try to get them to work DEHAAN: At therapy yes.. before when I wasn’t able to walk. like do anything with my legs. They would like walk them for me. and I would just do like core strengthening, hand therapy, all sorts of things to try to walk again. LAJDZIAK: So the stem cell what is it called PETRAUSKAS: Stem cells LAJDZIAK: So the stem cell in Russia helped your hands too DEHAAN: Yeah it held everything. LAJDZIAK: Alright DEHAAN: Yea the stem cells after about 3 trips going there. I was at therapy one day and they were walking my legs on the paralla bar like they always did and all of a suddenly I lifted up my right leg. They were like woah, do it again, so I did it again. So like my physical therapist was like try it with the other one. So I lifted up my left like and everybody was like holy crap.. am I aloud to say crap? LAJDZIAK: Yeah DEHAAN: They were just like shocked and it was like not controlled at all. But it was like I was still lifting up my leg. And moving it forward. So the walking definitely came from the stem cells. LAJDZIAK: Quickly DEHAAN: Yeah and obviously I had to go to therapy on top of the stem cells. Or the stem cell wouldn’t know what to do, so I continued that for probably like a year. With being able to lift my legs and little bit but still needing assistance. And then after so long I was able to control my legs on my own. Like I still couldn’t move them when I was sitting in my chair but when I would stand up. I was able to walk LAJDZIAK: Are you still going to Russia for stem cells? DEHAAN: I haven’t been to Russia in 2 years. Page 11 �LAJDZIAK: Instead of going to Russia your just continuing therapy DEHAAN: Yeah I’m continuing to do therapy, probably after the walking was going really good like no assistance just like walking canes. But no body had to stand behind me or anything thing. I got phenomena and it set me back a year which is crazy I never know phenomena could effect my walking but it did. And then after a year of being set back I was able to do it again I had to slowly, re learn pretty much.. my walking again. And then when I got doing really good again I hurt my back and have a herniated disk at L5 Si. I got hurt at therapy. I aslo have really bad spasms, like muscle spasms in my legs like my leg will kick straight and you cant hardly bend it those got worse when the herniated disk happened. Because my reaction to pain is more spasms, if that makes sense. LAJDZIAK: Where you at know like being able to walk... and ? DEHAAN: Ok the herniated disk happened two years ago I couldn’t do anything. For at least a year. Couldn’t even stand my left leg it was just stay straight up in the air. Like it wouldn’t stay down. I couldn’t drive...m last year... im trying to think., my years get so mixed up.. for probably a year now I have been back to being able to walk again. On Monday I walked 2 laps around the track, without stopping which is huge for me. Today I walked 1 and a half laps. Which is.. one lap is 542 feet. When I first started walking I would go 20 feet and have to sit down and then I would go more like a 100 feet and have to sit down. And then like 200 feet. LAJDZIAK: Do you get tired or is it like painful? DEHAAN: Its not painful at all. Tired I get fatigued.. more like my walking gets sloppy and ill sit down and rest and my walking will get better when I stand back up. LAJDZIAK: So you don’t use like anything to help you walk? DEHAAN: I use walking canes and my trainer does stand behind me just incase. LAJDZIAK: And you said you had a fractured disk like a L5 51 DEHAAN: I hurt it at therapy.. I don’t know how that happened.. I think I was walking at therapy and I went to fall and my trainer grabbed me by this belt I have so I was like hanging there by this belt and my back like twisted wrong.. and my parents both have back problems too so it hereditary. LAJDZIAK: But you don’t experience any pain like right now? Kadi right now no.. I did have pain I was like sweating all the time and just deprived me from walking. LAJDZIAK: how did you get phenomena if you don’t mind me asking. DEHAAN: I got sick and my lungs weren’t good I guess. LAJDZIAK: I have had phenomena too so I was just wondering. FELICE: It seems like your life has had a lot of turmoil have you offered you story to other people as like insperiation. Page 12 �DEHAAN: I feel like my story does inspire people even like where I work out these people see me for 6 years and they’ll come up to me and say like heyy your doing really good, and they notice me up there walking and when I’m not up there walking. So they say I do inspire a lot of people. Actually yesterday I went to talk a drivers training class. Talk to them about, driving in conditions either you emotions are different or the weather is effected. PETRAUSKAS: Explain a little bit about how driving ahs changed since the accident. So your able to do the old way what kind of new stuff did you have to learn to drive again. DEHAAN: I had to take drivers training all over again. I started driving like this huge bus van. Like it was ginormous and I took it in Detroit, where I was doing therapy. He said I would probably need like 20 or 30 hours of driving. I did like 10 and he said I was good because I caught onto it real fast. I have to drive with hand controls so I haveone hand on the steering wheel and one hand on my left hand does the gas and break you pull for the gas and push for the break. so that was a learning a whole new way of driving but it didn’t seem abnormal. PETRAUSKAS: And your able to drive by yourself? DEHAAN: Yeah I’m able to drive by myself. I have a van that has a ramp on it so I just hit the button door opens and the ramp comes down. LAJDZIAK: So you go right out the back then DEHAAN: No it’s the side. LAJDZIAK: So the whole driver side? DEHAAN: It’s the passenger side; you like wanna see it don’t you. LAJDZIAK: Yeah I wanna see what it looks like.. ohh the white one DEHAAN: Yea so the door opens and the ramp like its folded up and it flips down. LAJDZIAK: But you can drive right? DEHAAN: Yeah I drive from my chair. LAJDZIAK: Ohh alright so there is like no driver seat. DEHAAN: Yeah no driver seat. FELICE: How does your chair like lock in? DEHAAN: There’s a bolt that it locks in. PETRAUSKAS: And so your still able to cruse down the road with your windows down? DEHAAN: Yes haha but I don’t go as fast LAJDZIAK: How bout the rap music Page 13 �DEHAAN: Noo no rap music country all the way. LAJDZIAK: Thats what we had to listen to on the way over. PETRAUSKAS: Excuse me LAJDZIAK: Do they make a lot of cars like that? DEHAAN: They do make trucks I know. I didn’t want one of those because I hate the snow and you have to like transfer when you get in, and I like to be in and out. I know they make trucks, vans, and some people don’t have anything they just lift themselves in and they have hand controls. LAJDZIAK: Is that like a private company that did it or did Honda do it? DEHAAN: It’s a Toyota so. the Toyota van goes to its called clock conversions. They are on 68th street luckly they’re close., and they modify everything PETRAUSKAS: My question is how financially difficult this has been to get everything to par with where your at in life. DEHAAN: Yea that’s a good question. Since I was in an auto accident my insurance they pay for like everything that I would need which I am so fortunate for like there are so many expenses. They bought my van 70 thousand dollars. Like I would not be driving if I had to pay 70 thousand dollars there’s no way. luckily my parents were able to pay for every trip to Russia, which is also not cheap. So fortunately auto insurance pays for everything I need so that my parents are able to afford things like going to Russia. LAJDZIAK: When you like did the company like clock conversion did they recommend a certain car for you to get? DEHAAN: My first one was a dodge caravan and then the contract that was up and had to get me a new one. PETRAUSKAS: So of course, I think you already touched on it that you enjoy driving. DEHAAN: Yeah PETRAUSKAS: Do you like to drive? DEHAAN: mhmm, yup LAJDZIAK: And then...How about seatbelts? Do you feel like your keen on them or not? DEHAAN: Now I always wear my seat belt. LAJDZIAK: Do you tell other people to put on their seatbelts before you start the car? DEHAAN: Yes, I do. And my passenger seat has the beeper, so it doesn’t stop beeping until you put the seatbelt on so. Page 14 �FELICE: Do you think in the future you want to more stuff like talk to drivers ed classes about driver’s safety and stuff. DEHAAN: Yeah, I totally would. Yeah, I think that would be really good. Maybe that will teach them to slow down, and not think they are so cool, drive fast. PETRAUSKAS: When you driving, just knowing what has happened in the past. Do you ever think of that when you’re driving? Or do you think of anything bad possibly happening again? Or anything like that? DEHAAN: Sometimes I think of something bad happening again. Like if people try to get in my lane. I’m just like woo, what are you doing? It freaks me out. l would say my driving in the rain still does scare me still. l can’t see when its dark out and it’s raining. Everything just like blurs together. so that defiantly still scares me. But otherwise driving on nice days... LAJDZIAK: Do you try to avoid driving on days where... DEHAAN: I wouldn’t say I avoid, I’m just extra cautious. FELICE: Have you driven by the spot of the accident? DEHAAN: Yeah, and actually for a while there was a burn mark for years. They cover it up, finally they repaved a year ago...last summer maybe. Yeah. It didn’t bother me to drive over that spot. PETRAUSKAS: How often do you actually do it? Do you maybe make time out of your day and just go, every once and a while, and visit that spot? DEHAAN: No, I would say I visit that spot. But its right in town, it’s on my way in to Byron Center. So if I’m going into town, I’m going to pass it. Half the time I don’t think twice what happened there. LAJDZIAK: I got questions but he’s distracting me. how about the car? Did they junk the car or? DEHAAN: Yeah yup LAJDZIAK: How did you get hit during the accident? Was it a head on collision or? DEHAAN: I don’t know. I think it was from the back the way the picture looks. But I don’t remember. l think probably from the back which made me go through the windshield, and go forward. The side? FELICE: It looks like the explosion was from the gas tank. LAJDZIAK: What about the other driver of the car that hit you? DEHAAN: The other...it was a couple who are like my parents age, because my mom went to high school with them. They were completely fine. Except for the next day she had stomach pain. So she went to the hospital and they actually found cancer. So it was actually a good thing for them because otherwise she may not have thought anything was wrong. LAJDZIAK: Did they visit you at the hospital or anything? Page 15 �DEHAAN: You know what? I’m not sure if they did. I know they talked to my mom and they felt really bad and she was like it’s not your fault, it’s hers. So...l didn’t get ticketed for it or anything. PETRAUSKAS: have you met these people and have communicated with them since the accident? DEHAAN: No, Nope. I know of who they are because I graduate with their daughter. But I didn’t talk to them after or anything. LAJDZIAK: I would be like asking them, what did I look like? DEHAAN: No. I guess after the car accident, my face was just a mess. LAJDZIAK: Really? DEHAAN: Yeah. It was all bruised. This side of my face was all bruised. And I have a scare here from something. Maybe glass. I don’t know. This is my only other scare on my elbow. So it was almost like I flew out of my car, because I flew 40 feet. LAJDZIAK: And then on to the cement? DEHAAN: Yeah. But it was like I cover my face like this or something. I don’t know. Another weird thing about my car accident was my purse was in the front seat and my back pack was in the back seat, and the both ended up in the hospital room. Nobody knows how they got there. Nobody knows how they got out of the car. Yeah, that was kind of weird. LAJDZIAK: what about any eye witnesses or anything like that? Kind of embellish on what they saw. DEHAAN: I don’t remember eye witnesses of the car accident. I remember like my...l don’t know what he’s called at the high school...just superintendent maybe or something. He came out and he actually grabbed me off the road and pulled me into the grass. but...I know I told my mom this yesterday, you should have took a picture of my face. She’s like, Kadi I couldn’t even think. I was like, well I wanted to see what it looked like. LAJDZIAK: He kind of mentioned it, the news really blew up over this situation DEHAAN: Yeah LAJDZIAK: How did that affect you? DEHAAN: I dint know for a long time that I had died. My parents didn’t tell me. My sister didn’t tell me. One of my friends was like hey, I thought you died. I was like what? My sister was like shhh. So she didn’t want me to know. But...l think the news over reacts about a lot of things, and messes a lot of things up. So I don’t listen to them a lot. LAJDZIAK: Did they like interview you or anything like that? DEHAAN: After words...news 8 was the one the messed up and said I died. So when I started walking, I remember, the paper, the Grand Rapids press did articles about me. The news did one because for my Page 16 �21 5t birthday I walked into the bar. That was with help obviously. But...yeah that was big. So was on the news then. It actually made national news. LAJDZIAK: really? DEHAAN: yeah. Mhmm. LAJDZIAK: they really didn’t, I guess, approach your family or anything like that? DEHAAN: No. like they usually do? No. FELICE: Do you feel like your life has less privacy after the accident because of this? DEHAAN: yeah. Yeah. Especially seeing doctors. My modesty, I don’t have any anymore. LAJDZIAK: So when you see doctors? DEHAAN: Yeah, I did at first. I don’t now. But so that is nice after I could stop seeing doctors. It was like every week, I had to go to the doctor. It was so old. I just wanted to live my life and be normal. LAJDZIAK: how? l can’t think what I was going to say now. PETRAUSKAS: How about...l don’t know if we talked about this yet. your education. You dealt with the accident and you got yourself through high school. Where did you decide to go to college? What did you decide to go into? DEHAAN: I think before the accident I wanted to go to western with all my friends or something. Then after the accident I was like well I need to stay somewhere close to home because I can’t go far away. I can’t move out. So then I decided davenport. I got a full ride scholarship there, all because I wrote a letter. So that was exciting. where was I going with this? What did you ask? PETRAUSKAS: What did you decide to go into when you got to davenport? DEHAAN: Oh ok. I wanted to go into accounting. Then I took accounting 1 and it was a little harder than I thought, but I was still going to go into it. So then I tried to take accounting 2. I took it four times to pass. So I was like, after the second time of not passing, I was like I’m switching my major ASAP. So I went into sports marketing. Got a degree in that. LAJDZIAK: And then, you are now with a realtor. Did you try to look at any jobs when you graduated? DEHAAN: When I graduated I wasn’t really in to looking for a job then, because I was focused on my physical therapy. last fall I was like, ok, I have had my degree for a year; I need to do something with it or I’m never going to get anywhere. So I got an internship with a property management company. That lasted 3 months. I was doing their marketing for them. I made there brochure, I made flyers, all that sort of thing. Then he like said, “Hey, yeah, you’re probably going to get a job here.” So I was excited. He said probably just in a few months is when we will financially be able to give you a job. Well he just hired 4 more interns. So he did it that way, the free way. And I was actually on craigslist one day, just searching. I never still looked hard for a job because I needed who would be flexible with my schedule, to be able Page 17 �to do physical therapy still. So one day I was just looking on craigslist and found this part time job, make good money, doing marketing for a real estate company. So it was kind of similar to what I did for my internship, but still different. So I interviewed, and he gave me the job on the spot. And they too had to make modifications for me. Actually when I got the interview, I drove by the place and there was two big steps to get in. So I was bummed. Because now I’m not going to be able to get in, and I really wanted this job. So that is something too. If I get an interview, I have to be careful, like I have check out the place pretty much before I go. To see if someone needs to come with me or if I’m going to be able to go by myself. So I just called him and was like hey here is my story. I’m in a wheel chair, do you have a back door or anything? Can we meet somewhere different from the office? He’s like yeah, no problem. And most people would probably hang up or just say oh well I found someone else. Or forget it. Yeah. LAJDZIAK: SO you feel like, do people at your internship and your job now do you feel they treat you... DEHAAN: Oh they treat me totally fine. It just depends on the person. LAJDZIAK: Oh really. DEHAAN: Yeah, here is another story. I am looking for a new trainer to come to my house to work out. And I put an ad on craigslist. They will write me for it. I will write them my background and tell them my story, and hey, this is what I’m looking to do. And they won’t write back. So... PETRAUSKAS: How about like once you’re graduated and you were actually looking for a marketing job, did you get interview for multiple companies or anything like that? Have you ever been judged differently in an interview or anything along those lines? DEHAAN: Actually the two interviews I had, work out great. So I guess when I got judged was before an interview when they would email me back and I would tell them my situation. So I learned to just not tell people my situation before I go into an interview. And then it was totally fine. LAJDZIAK: Why do you think they would, where not replying? DEHAAN: People just don’t know how to approach somebody who’s different then you I’d guess I’d say. FELICE: When you’re out in public do you think people have prejudice against you? Judging you before they even get to know you. DEHAAN: Yes. Oh I totally...yeah. I totally get that a lot. A lot of people just don’t get to know me because they see the wheelchair. People don’t know how to act, and most of the time it comes off as rudeness to me. FELICE: What do you think they are thinking about you? DEHAAN: Well I just think that they, maybe, I don’t know what they think about me. I just... LAJDZIAK: Do you think majority of people like you said you have heard comments and people star, other than the staring and stuff like that, do you think the majority of people are just not use to the situation? Page 18 �DEHAAN: Yeah, I think so. I just think they are not use to it. And some people are, I don’t know, they like the way their friends look. They like convenience. Friends who aren’t in a wheelchair can get up and go wherever, whenever they want. I mean I can too but it takes me a little longer. And I have to think of things before I do them so... LAJDZIAK: In your job now, they don’t...medical expenses...I guess that doesn’t have anything to do with a job. DEHAAN: No. PETRAUSKAS: Or any type of benefits or anything along those lines? DEHAAN: Like what do you mean? PETRAUSKAS: Does your job offer any type of benefits? DEHAAN: No, because it is part time. So then I’m still covered under my...l will always be under my auto insurance and they will always have to pay until I am completely better. Yeah. LAJDZIAK: I have to have insurance. DEHAAN: it’s sad because if someone dives into a pooi, they don’t have auto insurance and nothing is paid for. PETRAUSKAS: So luckily this happened in a vehicle. DEHAAN: Yeah PETRAUSKAS: in that case, you were covered. DEHAAN: Yeah. Even those people in swimming accidents, go get in the car after you were in that accident because everything will be paid for. Like hospital bills, everything. My bill for intensive care was 300,000 dollars. LAJDZIAK: What’s your insurance? Do you know what auto insurance you have? DEHAAN: Grange PETRAUSKAS: Now that we are getting personal, how has this affected your personal life? DEHAAN: I guess I don’t let it. PETRAUSKAS: I know you said you friends and stuff, you kind of went your separate ways after a certain time periods or when you got to the college level, how has it affected you dealing with people every day, maybe finding, you talked about cute doctors and stuff, so how has it affected your dating life or just meeting the other sex basically? DEHAAN: It really just depends on the person like right after my car accident I met this guy; he saw a picture of me on my friend’s refrigerator. He was like she is really cute I want to date her, and they knew Page 19 �what just happened to me. They were like, we better tell him before they meet or whatever. So they told him and he was like I don’t care. We dated for like two years, it was great. some people we will date for a little bit and be like this is a little difficult, I’m not use to this. Like if they have to carry me somewhere or something. It just out of there way or something to do it. I just depends on the person. But dating for me hasn’t been more difficult. I hear people say it is, I try not to let it affect me. Go about living my life. PETRAUSKAS: So basically tell us basically where you are at now? I know your days are complex with working a new job, going through all you rehabilitation and stuff like that. How is your day structured? How do you find time for hobbies and friends? DEHAAN: My weeks are pretty much the same. Monday is the same. Tuesday is pretty much the same. Mondays I get a massage in the morning, have therapy in the afternoon. Tuesday I will be working all day. Wednesday I go to therapy, then from therapy to work until 5. Thursday is the same as that. Finally I will have my Fridays off again so... PETRAUSKAS: And with therapy, how much do you go to therapy per week or per month? DEHAAN: Yeah, I go to therapy, right now I’m going 3 days a week for 3 hours a day. It also takes a half hour to get there and back. So if I go in the afternoon it takes up my whole day pretty much. And when I am at home, I spend my nights relaxing, hanging out withfriends, or doing those type of things. In my free time and on my weekends I spend a lot of my free time doing therapy. I have a standing chair I’m constantly in because I don’t like sitting in this chair all the time, so I will stand at the counter there and sit on my lap top or watch tv or whatever. I have a bike downstairs that I ride every now and then. A lot of my time is doing therapy and relaxing and hanging out with my friends. FELICE: What are you looking to do with your future? DEHAAN: That’s a dumb question, I don’t know. My future...l’d like to travel all over, get married someday, and have kids. LAJDZIAK: So you enjoy going to Russia and like... DEHAAN: Yeah, I enjoy going there sometimes. LAJDZIAK: Did you feel that Russia was way different then here? DEHAAN: The first trip there I screamed bloody murder to come home. I was not going to stay there. No way. No way. Nobody spoke English, I was sick because they gave me a spinal tap, I couldn’t get out of bed for four days, I was so sick. I just wanted to come home. It was just crazy. LAJDZIAK: Was the food different there? DEHAAN: It was disgusting. And they yell at you if you don’t eat it so we would flushed it down the toilet. Page 20 �LAJDZIAK: I had class with him. We were talking about different free states and stuff. They were saying that Russia like not free also. Did you notice that among the people? DEHAAN: People are like strait faced, they do not smile. You could tell we were American because we smiled. They don’t like Americans. There was a McDonalds there, if was so nice for us because we would go there like every other day, because that was good to us and there food was so gross. We would pack a full suitcase full of food to eat because we didn’t eat any of theirs. LAJDZIAK: How about the people at the... DEHAAN: The clinic where we were so nice. Like you have to get to know them. After a couple times of me going there, the nurse would run up to me and give me a kiss on the cheek. They were excited to see you again. They really are caring people. LAJDZIAK: Does people from all over go there too? DEHAAN: Yeah. A lot of Greeks go there because their government pays for them to go there actually. PETRAUSKAS: So I know you were talking about what you enjoy eating. How has your diet changed and what kind of stuff do you have to do to regulate your diet? DEHAAN: If I were to gain a lot of weight, this would be a lot harder. Transferring and stuff, I probably wouldn’t be able to do it. lucky enough I can eat almost anything I want and not gain weight. Now, I don’t eat fast food or anything, I try to stay healthy. PETRAUSKAS: What kind of health foods do you eat? DEHAAN: Chicken. PETRAUSKAS: Would chicken be your favorite? DEHAAN: Probably one of my favorites yeah. I eat chicken every day, Pasta. Good protein foods. FELICE: Do you cook? DEHAAN: No. I microwave cook, that’s about it. PETRAUSKAS: So you’re an awesome cook then? DEHAAN: Yes. My mom is an awesome cook. Luckily I still live at home. LAJDZIAK: I miss home I’ll tell you that. Home cooked meals are nice. PETRAUSKAS: So I guess to try to wrap this up, maybe words of kind of wisdom or just basically kind of wrap it up give a sentence, a little blurb, what things you would like maybe changed to make things easier in your life, like stuff that is more handicap accessible or advice for someone in your situations to help better themselves and to take them to the next level to keep them... Page 21 �LAJDZIAK: Well inform people how you would like to be treated or how to approach you and things like that. DEHAAN: ok. That’s a lot, I’ll try to remember everything you said. thing that I would like changed is when going places, if they had a button to push and the door would open. Me and doors are not friends. I cannot open them half the time. So that is not fun. That’s my biggest thing. I’m always nervous to go places by myself like a restaurant or something. If I meeting someone, I will usually wait for them to get the door for me because I can’t get doors. So that would be wonderful if places had a button to push to make the door open everywhere. The way I want to be treated is just like everyone else. Don’t look at the wheelchair, like obviously you’re going to see the wheel chair, try to go past it. Get to know me for me, because I am still a normal person. I like to have fun and I’m outgoing. Yeah. My advice would be, try to stay positive. That is what has got me through everything. I never went through depression like most people do with a tragic injury or something. And what remind me to keep going every day is just somebody has it worse than me. I got to therapy with people who can’t move their arms and can only move their neck. One guy can’t even talk because his injury is so bad. People have it worse then you. For sure. PETRAUSKAS: Airight. We would like to thank you for giving us the chance to interview you. DEHAAN: You’re welcome. PETRAUSKAS: it was a pleasure for sure. LAJDZIAK: It was really nice meeting you. DEHAAN: Yeah, thanks. LAJDZIAK: I’m interested in that car. DEHAAN: We can go look at it if you want. END OF INTERVIEW Page 22 � https://digitalcollections.library.gvsu.edu/files/original/6a50ff8394af844c4ef4d83ff361c096.mp3 89ec3be9c33451f0047aa8260bc12152 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 Speaking Out: Western Michigan Civil Rights Oral Histories Subject The topic of the resource Civil rights--Michigan--History Personal narratives Oral histories African Americans--Personal narratives Gays--Personal narratives Lesbians--Personal narratives Bisexual people--Personal narratives Transgender people--Personal narratives Veterans--Personal narratives Women--Personal narratives People with disabilities--Personal narratives Muslims--United States--Personal narratives Hispanic Americans--Personal narratives Homophobia Discrimination Islamophobia Stereotypes (Social psychology)--Upper Penninsula (Mich.) Description An account of the resource Collection of oral history recordings documenting the history of civil rights and social justice advocacy in Western Michigan. The collection was created by faculty and students as a project of the LIB 201 (formerly US 201): "Diversity in the U.S." course from 2011-2012. Creator An entity primarily responsible for making the resource Grand Valley State University. Brooks College of Interdisciplinary Studies Source A related resource from which the described resource is derived Speaking Out: Western Michigan Civil Rights Oral History Project (GV248-01) Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Date A point or period of time associated with an event in the lifecycle of the resource 2017-05-02 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Format The file format, physical medium, or dimensions of the resource audio/mp3 application/pdf Language A language of the resource eng Type The nature or genre of the resource Sound Text Identifier An unambiguous reference to the resource within a given context GV248-01 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1930-2011 Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV248-01_DeHaan_Kadi Title A name given to the resource Kadi DeHaan audio interview and transcript Creator An entity primarily responsible for making the resource DeHaan, Kadi Contributor An entity responsible for making contributions to the resource Petrauskas, Kelly Lajdziak, Andrew Helms, Fred Felice, Zachary Description An account of the resource Kadi DeHaan was in a car accident when she was in high school. She lost feelings and use of her legs. She has been in rehabilitationand is learning muscle memory. She is in great progress toward her goal of walking again. She discusses her accident and how it has changed her life. Subject The topic of the resource Civil rights--Michigan--History Women--Personal narratives People with disabilities--Personal narratives Language A language of the resource eng 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 Sound Text Format The file format, physical medium, or dimensions of the resource audio/mp3 application/pdf Relation A related resource Speaking Out: Western Michigan Civil Rights Oral History Project Date A point or period of time associated with an event in the lifecycle of the resource 2012-03-14 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/083702f9e400cbb7658068ad190113ec.mp4 1a383ce965436c627b86e1fe1bc71bc2 https://digitalcollections.library.gvsu.edu/files/original/2c0062f586254d5a2566250abc7681d2.pdf faf6e0aa0bd5e1d1ebf56e0a47aa4ee5 PDF Text Text Grand Valley State University Veterans’ History Project Merle Delagrange Vietnam War 1 hour 17 minutes 2 seconds (00:00:17) Early Life Pt. 1 -Born in Grantwood, Indiana on January 23, 1950 -At the age of ten they moved to Ohio -He went to high school at Fairview High School in Sherwood, Ohio -Didn’t graduate -Met his wife in 1968 (00:01:18) Getting Drafted -Received a notice for an Army physical -Got married to his wife on March 8, 1969 -Two months later on May 6, 1969 he had to report for basic training -Drafted out of Cleveland, Ohio and sent to Fort Campbell, Kentucky (00:02:07) Early Life Pt. 2 -Father was a farmer until 1962 -After 1962 his father drove concrete trucks for a living -Mother was a stay at home mom -He had eight siblings -Three brothers and five sisters (00:02:45) Awareness of Vietnam War -Older friends were being drafted and sent to Vietnam -Remembers hearing about a major battle on the radio -Had a feeling that he’d eventually have to go fight in Vietnam (00:03:30) Basic Training -Sent to Fort Campbell, Kentucky for basic training -At first didn’t care for basic training -Remembers that there was a competitive nature to everything they did -All drill instructors were Vietnam veterans except for one -They all worked to instill in the recruits lessons they had learned from Vietnam -Focused on hand to hand combat and other infantry training -Qualified with the M60 machine gun and the M14 rifle -Basic training lasted nine weeks (00:07:27) Advanced Infantry Training -Received his orders to report for advanced infantry training (AIT) at the end of basic training -For two weeks before AIT he spent that time in the hospital due to a broken shin -Saw critically wounded Vietnam veterans first hand -Graduated from basic and went to Fort Polk, Louisiana for AIT -AIT lasted nine weeks -Completely different environment than basic training -More relaxed in some aspects, given the weekends off -All while he was there he knew he’d have to go to Vietnam �-Remembers Fort Polk having a mock up Vietnamese village for training exercises -On the last day they were told they would be kept stateside (00:12:50) Fort Carson -After AIT he was sent to Fort Carson, Colorado -He was allowed to live off base with his wife -Stationed there for five months -While there he was assigned to th 5th Mechanized Infantry Division -Went on maneuvers in the Rocky Mountains -Worked with Vietnam veterans -They told him that the war was coming to an end -During the time there his wife got pregnant -After five months he received his orders for deployment to Vietnam (00:15:21) Deployment to Vietnam -After receiving orders for Vietnam he was given thirty days of leave -Shipped out of the United States from the Oakland Replacement Depot, California -Arrived in Bien Hoa Air Base on April 28, 1970 -Remembers the first thing he noticed was that Vietnam was hot and it stunk -Taken by bus from the airport to the Army base in Bien Hoa -Told that he and the other new soldiers would guard the bunkers -During that time he was able to write to his wife, but she couldn’t write back -He didn’t have an actual military address yet (00:18:14) Camp Evans Pt. 1 -On May 1, 1970 the invasion of Cambodia began -Some friends of his were sent to aid in the fighting -On the same day he received his assignment orders -He had been advised to try and stay out of the 101st Airborne Division -His assignment was to Delta Company, 1st of the 506th of the 101st Airborne -Arrived at Camp Evans on May 7, 1970 -Received introductory Vietnam training -Booby traps, surviving in the field, information about the Vietnamese, animals (00:20:17) In the Field Pt. 1 -On May 17, 1970 he was flown to Firebase Rakkasan -Being around Vietnam veterans at Fort Carson had helped prepare him a little bit better -Veterans in the field still avoided the new guys though -Safety hazard being around inexperienced soldiers -Made contact the next day in the field -Called in an airstrike -The bombs missed the enemy and almost hit them instead -He and his unit moved into the NVAs old position on the ridge and set up camp there -Had 155mm howitzers covering their position -That night started calling in artillery fire against the NVA near them -Remembers their position taking a direct hit -Quick thinking saved his life -Their unit lost a soldier that night due to friendly fire (00:28:23) Camp Evans Pt. 2 -He was wounded during the friendly fire incident and was sent back to Camp Evans �-In the field hospital he saw the severe wounds that other soldiers had sustained during the fight -He was eventually transferred to another hospital at Phu Bai -Stayed there temporarily -After he was released from the hospital he spent a tense night in Phu Bai’s training area -The next day he caught a convoy that took him back to Camp Evans -Once there he met with his sergeant and got placed on latrine duty for the time being (00:33:51) In the Field Pt. 2 -Three days after returning to Camp Evans he returned to the field and joined 3rd Platoon -Conducted a large amount of ambush operations -Moved through the jungle towards Firebase Kathryn -Spent a few days there in June 1970 -Remembers a friend from Alpha Company getting killed -Had known him and been friends with him since AIT -On June 20th another friend was killed by a booby trap -A defecting Viet Cong soldier had placed the booby trap when he “surrendered” -The unit turned him over to the South Vietnamese Army -Remembers finding a caved in U.S. bunker position -Soldiers inside had been killed when the structure collapsed -Sappers were getting more skilled at infiltrating their positions -On July 4, 1970 they were called up for a stand down -Returned to Camp Evans and enjoyed Independence Day there (00:41:20) The Battle of Firebase Ripcord-Landing -He and his unit were called up to go and support the forces at Firebase Ripcord -On July 19 they were flown up to Triple Hill near Firebase Ripcord -On the morning of July 20 they were flown from Triple Hill to Hill 805 -Dropped into a “hot” (under fire) landing zone -Had to immediately establish a defensive position -Operated as an assistant to the M60 machine gunner until the machine gun broke (00:46:14) The Battle of Firebase Ripcord-Extraction and Rescue by Delta Company -On July 21 at daybreak the NVA started to bombard their position with mortar fire -Later in the day there was a brief lull in the fire for them to change positions -The Vietnamese were able to follow and harass them as they moved -After a while they were able to move to a landing zone for extraction -As the medevac helicopters came in the Vietnamese were shooting at those as well -Delta Company 2nd of 506th came in to extract them (D/1/506) -Escorted by D/2/506 to an adjacent area for extraction -By the time they finally touched down at Camp Evans they had suffered severe losses -He was grateful to be among the survivors -Had another stand down at Camp Evans starting on July 21 when they returned from Ripcord -Able to visit their company’s wounded at a rear hospital (00:55:45) In the Field Pt. 3 -Had to lead his platoon through the Lowlands after losses suffered at Firebase Ripcord -Led his unit back to Firebase Kathryn -By October 1970 he had been promoted to sergeant -It took three weeks for his company to get rebuilt after Ripcord -Replacements didn’t know how to adjust to being in a unit that went through Ripcord �-Remembers being at Camp Evans when Firebase Ripcord was evacuated and demolished -Spent the rest of his tour at either Firebase Kathryn or Firebase Rakkasan -When the monsoon season began the unit went to Firebase Rakkasan -After the battle at Ripcord contact with Vietnamese combatants dropped significantly -Booby traps were still a prominent threat -Knew that the Viet Cong were still out in the jungle watching every move they made -Went to Camp Evans for a minor stand down before going on R&R (01:04:35) R&R -Towards the end of his tour he went on R&R -Son had been born on September 26, 1970 -His wife and three month old son were able to meet him in Hawaii -Remembers that leaving them to return to Vietnam was extremely difficult -Spent last part of December 1970 and early part of January 1971 in Hawaii on R&R -Remembers his wife being concerned because he acted disappointed upon holding his son -Later explained that it was foreign being around something innocent and alive (01:08:12) End of Deployment and Coming Home -Last part of his tour was fairly uneventful -Basic patrolling -Very little enemy contact -Left Vietnam out of Cam Ranh Bay -Arrived in Fort Lewis, Washington -Got discharged out of the Army there -Given a bonus at the end of his service due to making the rank of sergeant -Got home on March 28, 1971 -Met his wife, son, and mom at the Fort Wayne, Indiana airport -Never faced harassment when he came home -Knew friends that were abused by protestors -Flew into both airports at Fort Lewis and Fort Wayne without incident -Got his old job back as a house painter (01:12:54) National Guard -In 1976 he joined the Army National Guard on a whim -Signed up for a year -Wound up serving with other Vietnam veterans -Spent eighteen years in the National Guard -Retired as a sergeant first class -Spent twenty years all toll in the Army -He had been in the 193rd Infantry Company -Comprised mostly of combat veterans -Later on became a mess sergeant -Easier than being in the field after he broke his back in a car accident � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Delagrange, Merle (Interview outline and video), 2013 Creator An entity primarily responsible for making the resource Delagrange, Merle Description An account of the resource Merle Delagrange was born in 1950 in Grantwood, Indiana. He was newly married and living in Ohio when he was drafted in 1969. After training at Fort Campbell, Kentucky and Fort Polk, Louisiana, he was stationed at Fort Carson, Colorado until he received his orders to be deployed to Vietnam. He arrived in Vietnam on April 28, 1970 and was assigned to D Company, 1st Battalion. 506th Regiment, 101st Airborne Division stationed at Camp Evans. He was wounded in a friendly fire incident in early May, but soon rejoined the unit and was with them when they were heavily engaged Firebase Ripcord in July and had to be rescued by another unit. Throughout the rest of his tour he led a platoon on patrols until he left Vietnam and returned home on March 28, 1971. He joined the National Guard in 1976 where he stayed with the 193rd Infantry Company for eighteen years and retired as a sergeant first class. Contributor An entity responsible for making contributions to the resource McGregor, Michael (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) United States--History, Military Michigan--History, Military Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American United States. Army United States. National Guard Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Relation A related resource Veterans History Project (U.S.) Date A point or period of time associated with an event in the lifecycle of the resource 2013-10-11 Identifier An unambiguous reference to the resource within a given context DelagrangeM1532V Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project Collection, (RHC-27)</a> Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/516290f44ebb80dfc21b6a29c5948cc1.mp4 baf485936f0c641671916bc95b304ebc https://digitalcollections.library.gvsu.edu/files/original/90ad3f6ba6322588ccf7e474ef16ac32.pdf 92e5b6335948f8e007e8192f2702e78d PDF Text Text Living with PFAS Interviewee: Robert Delaney Interviewer: Dani DeVasto Date: August 1, 2025 Dani DeVasto (DD): All right, so I'm Dani DeVasto, and today, August 1st, 2025, I have the pleasure of chatting with Robert Delaney. Bob, can you, just to get us started, tell me a little bit about where you're from and where you currently live. Robert Delaney (RD) (00:00:39): Okay. I'm essentially from Michigan. My family moved quite a few times, but we were always within the state of Michigan. Most of my relatives were in the upper part of the lower Peninsula. Right now, we're living outside of outside of Lansing in a small village, small town called Potterville. DD (00:00:59): Alright. Thank you. How long have you been in the Lansing area? RD (00:01:06): Since 1979, I think. On and off we, we were a few years in France and a few years in, or one year in Colorado. Otherwise Michigan. DD (00:01:18): Okay. Bob, can you tell me a story about your experience with PFAS or PFAS in your community? RD (00:01:26): Sure. the PFAS my discovery of PFAS and what was happening in the state of Michigan and worldwide dramatically changed my career direction and my personal life really in many ways. And what happened was I was a project manager of the state's oversight of the US Air Force cleanup at the former Wurtsmith Air Force base that's up in Oscoda, Michigan. And it was a SAC base. In other words, it had the bombers that carried the nuclear weapons that were, well, the strategic bombers to protect us from nuclear war. They were a deterrent. Anyway, that that base closed in, I think it was 93, well, 95 might have been official year. And it was therefore part of the cleanup program for these major sites, it happened to be a Superfund site, EPA biggest site's most difficult ones that states weren't able to deal with on their own. And so I worked through a program where the Air Force paid for my services to help them follow our state laws as they cleaned up the project. And so during that time I oversaw the different technical consultants and all the, the grant work and all that. And, and handled the negotiations with the Air Force on this cleanup, well we were at the point where we had conquered, the Air Force had cleaned up, or we had a remedy in place for all what we consider the traditional contaminants, the chlorinated from the metals and oils and gasoline, that kind of stuff. We had, we've gone through virtually every site got have remedy in place. And I was starting to think about I need another, something else to work on. And I was praying in church one day and I said, God, I'd like to do something where I, I've never really used my intellect. This has been too easy. And and so I just, before I retired, I'd like to do something that really challenged me. Well, little did I know that within a month I would be down and at a conference and I would learn about PFAS chemicals, the firefighting foams the Air Force had well, the DOD had a, a session where they came in and told us about chemicals that were on the horizon of as potential problems. And it just so happened that while I was at that conference, my consultant calls me from Wurtsmith Air Force Base, and he says to me, we have this soil at at fire training area where we had been arguing with the Air �Force for years about the cleanup there. And they finally agreed to do what we told 'em they needed to do. And he calls and he says, Hey, they dug down in here 'cause they were installing the remedy. And he says There's a black soil horizon two foot down here. And that nobody told us, nobody knew anything about it. So that would change the potential for the effectiveness of the re remedy as is. And I said, okay, well grab three samples of this soil and send them to a lab and see if you can and analyze 'em for absolutely everything. 'cause We didn't know what they poured out there. And I said, and while you're at it, see if you can find a lab that can analyze for PFOA and PFOS. And so he said, so he found one in California and we sent it out to them. And it comes back with loaded with PFOS and PFOA, especially PFOS. 'cause It's a, it was a firefighting foam. And and I was surprised because they're essentially soaps, that's what they're used a lot as a soap. So I'm thinking they're, they should be all swept away outta that soil. And I won't get into the technical reason why they weren't, but they weren't all, there was a lot of 'em in that, those soil. So, so I said, well sample the groundwater. And then and then from this training I had gotten, I realized that there were all kinds of potential sources across the base. And so we started sampling across the base, all the surface waters soils. And every, absolutely every single sample came back with PFAS in it. Every one. I had never seen anything like it. And this is like four or five square miles of, of area that we're sampling and we're finding it everywhere. And we finally found one well, that didn't have any PFAS in it. DD (00:06:36): And did you decide to sample or test for it because of the conference? Or had you already started hearing about it before that conference? RD (00:06:43): I, I went back through my records and I had one message in 2008, two years earlier from a toxicologist that said you guys might think about PFOS or PFOA, you know this is something on the horizon. That was one of our lead toxicologists, but it wasn't on any of the stuff we worked on or knew and had no idea what it was. And at that point in time, there wasn't much literature even on it. And so I was shocked to find that we had, and I think we even mentioned it to the Air Force at the time, but I, it was just such a random thing. I totally slipped my mind. So it was because of that conference and just the uniqueness of the, the situation that we sampled for it. DD (00:07:26): And was it hard to find a lab at that time to test for it? Or was that not, RD (00:07:30): Well, I don't know. 'cause My tech, my my consultant does all the hard work. I just do the, you do this, you do that, and then he goes, do the hard, the hard work. DD (00:07:40): I see. Okay. RD (00:07:41): But yeah, it was, it was actually difficult because like, we went out the next year and sampled fish, and the only place that would analyze fish flesh was in Canada. So we had the whole cross border thing, and we had to figure out how to send a sample up there and stuff like that. So yeah. People weren't doing it. It was unusual. 'cause You know, there was no regulatory reason to sample for it. DD (00:08:06): Sure. So you started sampling and looking for it and finding it everywhere, except where you said one well, �RD (00:08:14): One, well, eventually we would find some other wells, you know? Yeah. That's just forest upgradient of the, of the Wurtsmith. So there, forest doesn't produce any PFAS. So it was yeah, it all came from, so it started at the base boundary, basically. DD (00:08:32): And what then? RD (00:08:34): Well this, the thing that really changed the direction was that my I went, I didn't know. I knew that these chemicals by this point were indestructible, essentially indestructible. And they also were ubiquitous. And so I went to our, went to the toxicologist in our department, the one that usually worked with me and asked him, can you come up with some criteria? Because that's how we operate. Something needs to have a criteria or some reason for you to try and regulate it. So he did a back of the envelope calculation, and he came up with a hundred parts per trillion as the cleanup, potential cleanup standard for PFOA and 60 parts per trillion for PFOS. Now, those words, those numbers, those words don't mean anything to anybody. But to me, in my line of work, if a contaminant was around a part per billion, which is a, an order of magni-, I don't wanna get into that too technical. But anyway, that's a lot, maybe a hundred times or a thousand times what we were eventually looking at for PFOS and PFOA as far as the criteria. So like, it's a thousand times maybe, or a hundred times higher. If I saw a chemical that was that bad, I thought, this is a really bad chemical. It's really dangerous. Then you back down into the parts per trillion. Well, there's only a few things that we worry about, you know, dioxins and mercury that we look at at that level. So here's a chemical that is on the level of a dioxin or mercury in people's systems. So that was pretty shocking. And then the kind of the weirdest other coincidence, there's a lot of weird coincidences. My son, we'd been told that they thought he was on the spectrum having Asperger's, and because of some of his and now he's, if he is, he's super high functioning. So, and I'm waiting until he becomes a billionaire, but he hasn't yet <laugh> Anyway. He so we my wife, you know, she's concerned and she knows that I want technical information. I do not want what some talking head says or whatever. I wanna understand something at a more base level. And so I started researching autism and what, how the brain worked and, and a lot of the things that go on, and it came to the realization that it was rising. And it's been rising since. Well, we know since 2000. So it's the last 25 years, it's gone up every year, the rate, and as I read about where autism was showing up, that, you know, I started realizing, okay, it's showing up in various areas in various subpopulations of the country at the same time, because my consultant had come to me and said, or my toxicologist had said, this contaminant is like super, super dangerous. And I said, okay, I've gotta go back to the military. We all think that we're almost done cleaning up Wurtsmith. Tens of millions of dollars have been spent, you know, 20 years or more have been spent on cleaning this place up. And I'm gonna have to go back and tell them that this is, we're just starting all over from scratch. So I didn't want to go to them. And <laugh>, I, I always joke, I always saw toxicologists as witch doctors. You know, when you want a criteria, they take some bones in the back room, throw 'em out on the floor, come up with a number and come out and tell you what that number is. And I'm a geologist, so I just follow whatever the toxicologist says. I had faith that they knew what they were doing. I'm just joking about the <laugh>, about them being witch doctors. But anyway, I decided, I want to know for sure if I, this is a dangerous chemical. Is this dangerous enough to go try and fight the Air Force? 'cause You, you know, you fight the Air Force, it's not a fair fight. So you had take it on with some, some intelligence. So I started doing a research on the toxicology of of PFOS and PFOA and the epidemiology. Where, where did it show up? What populations had higher concentrations? So as I'm reading these two sets of things, they're mirroring up. Like, autism was higher �in Minnesota. Well, who had the first widespread known PFOS contamination? It was Minnesota. And it's more common among rich people. Well, who gets new cars and new stuff, and it comes off electronics and stuff. Well, your carpets where they're covered in PFOS, your cookware, your fancy clothing, your floss, it's, and so the things that wealthy people did expose them more to PFOS than what the regular people did, you know? You go to Goodwill, that stuff's been washed outta that clothing by that time. You get it. And we don't change your carpeting probably as much. So anyway, then like, autism was higher among the military. Well, I already knew the military was drinking this stuff all over the place. Autism is higher in, along expressways within 300 feet of an expressway, or I think, no, 300 yards. I don't remember exactly. But if you look at where, where contamination non-point source contamination is, it's a lot of times along major freeways and stuff like that, because it's in diesel. There’s five systems in a, in a, in a diesel truck that de-gas. And, a lot of those fluids have PFOS in 'em. PFAS. So anyway, I'm getting, down rabbit holes. But, so anyway, I started thinking, well, maybe this is why autism's going up, because the use of this stuff has been going up dramatically through all this time. So I, I, there's, there's research being done on that now, but you know how it, is cause and effect, very hard to prove. So anyway, I just, for me, when I thought, oh my gosh. And I had, I was bouncing this off another one of our geniuses at the state, and I'm not kidding, he's a genius. And we were thinking, well, yeah, it's seemingly like this is the case. So anyway, I felt like literally I felt like I was standing at the edge of the abyss looking in that we were poisoning ourselves. And the more you read about diseases on the rise, the more you realize we're poisoning ourselves. And so to make a very long story short, <laugh>, I haven't made it short. But anyway that changed the, my motivation level to where I became super motivated that I had to do something about it. And it was not just deal with Air Force, but this was a, a reality that was way bigger than just the Air Force. And the Air Force and DOD actually proved to be a catalyst for people becoming aware of PFAS and, and the dangers. So it was really strategic. I was strategically placed because I was negotiating with the upper management of DOD on their environmental issues. And they were in a position to actually make a difference with our understanding of it and, and doing something about it. DD (00:16:59): Can you say more about how you, through DOD, were able to be a catalyst? RD (00:17:07): Sure. DD (00:17:07): From what you could see? RD (00:17:08): Okay. Well so, so many backstories. So anyway, I advised my management of, of this, at the end of 2010. I did a big slideshow, brought the toxicologists in and, and leaders of our division. And we went through all this. And then when this, and, and those were old time environmental leaders that were in that meeting, and they knew exactly what to do. 'cause They had already done the dioxins and the mercury and the variety of lead. And, and so they'd already gone through all this. And they recognized instantly the challenge that was there before us and what needed to be done. And so they set up immediate work group to work on on the toxicity and what we should be doing about these things. And we had some ideas. They were gonna test all the waters each year. The state tests a certain number of, of streams. So we were gonna do all this. And, and so there was, we, we started up gung-ho and then the Snyder administration came in and they stopped what the division and the department was doing. And and, and what they told what, I came back through the, through the grapevine. 'cause We asked our, our chairman chairperson of the group, why aren't we doing anything? Why aren't all these things we were supposed to do, we're not doing? And they said, well, the Snyder �administration had told our management is that if our management, DEQ's management, had made one more problem for business that we would be put outta business. And so obviously PFAS is a huge, huge problem for business. And not necessarily always because of their own fault. I mean, they didn't know, most of 'em didn't know. A few knew. So, so that kind of killed what was going on with the state, you know? Not until Rockford broke. Did, did anything happen with regard to PFOS, PFAS. But I was on these national committees working with the Department of Defense with EPA and with all the other states. And there I had carte blanche. My, I think my intermediate management said, yeah, you can go to any conference you want. You can speak to anything. They didn't say this to me personally, but every time I asked for, can I go do this, can I do that? They said, yeah. And so I went out and I would just tell the story of Wurtsmith, you know, and what was happening there. I didn't get into the toxicology or what I thought, you know, how bad it was or anything that, but and I, I talked to, well, in 2012, it was in Salt Lake City. RD (00:20:03): I told, told the defense department, they asked me to talk about contracting. And I said, well, you got a problem with your contracting. Because they were going to a method where you pay somebody to clean up a whole site and whatever was on that site, they were gonna clean it up. And they had to give you a price up front. The contractors had to say, alright, this is how much we're gonna do to clean this up. I said, you, you, yeah, you, there's a couple of problems with that. But anyway, they're gonna clean this up, but they don't know about PFAS or PFOS. And when the regulators come and say, Hey, you've got a problem, then there's no way they're going to have accounted for that in their costs. There's no way. 'cause It's about impossible to get rid of. It's terribly costly. So I said, so this is the demon in the closet, PFOS, PFAS, it's going to screw up your relationships, your, your contracting. RD (00:20:59): And it was from that point forward that I, I just started building, you know, building coalitions or you know, network of people that we were all concerned about it. And we, I, I you know, did issue papers for ASTSWMO, Association of State Waste and Manage Waste Management Operators. So it's a state organization that works with all the different states. That's where I was on the committees. Well, one of the places I was on the National committees was them. And so I would just go and I would just tell the story and you know, and find labs that I could work with and just people all over. And I got relationships with the media so I could feed the, you know, like InsideEPA from Washington would call me all the time to ask me what was going on with PFAS, PFOA. And so I was able to influence the nation and then within EGLE, or now called EGLE. But it was the Department of Environmental Quality at the time within that group, you know, all those peons, we all really cared about the people and the environment. And so, you know, word got out amongst us. And so when the Rockford thing broke, there were people that were already, were already knowledgeable about what was going on. DD (00:22:23): So you had initially been worried that bringing that information to the DOD about, Hey, we just finished cleaning up, but I just found this new thing that you need to think about. You were concerned. But it sounds like they, they kind of went with it, or No? How did they receive that information? RD (00:22:48): Well, it's the federal government. So <laugh>, what up here starts out as a shout, do this. And what actually gets at the bottom is two different things. Like they, the people at the bottom have no idea what's going on. You know, what the management really wants. And the people at the bottom can be shouting, and it gets muffled by the time it gets to the top. So, so there was this weird, I, because I was in acting at both levels, I could see the dynamic. So the person that was in charge of, at Wurtsmith, �he was anti-environmental. Anything environmental was bad in his worldview. And so they would do, they were doing nothing. And I knew they would do nothing. But what happened was we we went out and sampled the fish, like I mentioned, well, we sampled them in the AuSable River. And when we sampled in the AuSable River, the day that the data came back from the labs, this Canadian, this Canadian lab, the health department made an or, an order do not eat the fish in the AuSable River. Okay. So that had political resonance. Yeah. Is that right? All the way up to Washington. Suddenly Washington had a big PR crisis on their hands. And so they brought in outside people to deal with the situation and stuff. And so there was actually immediate action to control the contamination off that fire training area. And they built really the first DOD treatment system for PFOS or PFAS, anywhere that they had. and so, it was, so it just then, you know, just more and more information coming out, more of the waters are impacted people's drinking water's impacted, the on base water system was impacted. Uh, they, it became a political thing for both our state, you know, the governor's office and for DOD. And so that's why there was movement down at the bottom. There would never have been movement based, you know, from the, the local, local group. And so that's what I meant when it came to negotiating with those people. They, they, they are a law unto themselves at times when it comes to, what the president say. Well, I didn't hear it. You know? And, and so there's a kind of a weird dynamic, politically with the DOD. DD (00:25:43): Sure. And then you said too, that at that time, under Governor Snyder's administration, the state was also not pursuing... RD (00:25:55): Well, let's see...Well Snyder didn't come along until, well, he came along around. Yeah, that's true. He we were working on it. And, and Snyder administration, you know, they weren't stopping us from like we couldn't create criteria, or we couldn't, you know, start enforcing against anybody else. But they didn't care what we did to DOD essentially. So we were out pushing DOD, and and they were under Superfund. So Superfund doesn't necessarily need our criteria. Fortunately we didn't get surface water criteria long before we got a drinking water criteria. So we were, we were pushing that at 'em. 'cause They had a surface water, Because the treatment plants, they could regulate them under a different set of laws than what we were operating. Anyway, it was all lots of maneuvering. It was like I had a, when I wanted an intellectual challenge, that was it. I mean, they had to understand law toxicology, epidemiology to be able to talk to all these people. So, DD (00:27:04): Yeah. Can you tell me about the Delaney paper? I heard you wrote a paper. RD (00:27:12): Yeah. Myself and Richard DeGrandchamp professor out at Colorado University of Colorado. And that has another crazy backstory. But I, my, so I knew that PFOS what PFAS was a problem. 'cause My toxicologist had given me those criteria, and I'd started doing my own research. Okay. But my, my toxicologist was swamped. They were re-writing criteria and doing all kinds of things, and he just said, I, I can't support you. And the weirdest thing happened, another weird coincidence, but one day, one of the unit chiefs from the Superfund section comes over to me with a thing that had come across the fax machine. Somebody had done one of those, grab a fax numbers from all governmental offices and fax out an advertisement. And what it was, was a this toxicologist Richard DeGrandchamp was advertising, and they did, he did epidemiological and toxicological not studies, but research and what he did a lot was going, going to court as expert witnesses. So anyway, this, he was doing it on PCBs, and I think dioxins those two things. And she, so she brings it over to me, this unit chief, and says, well, you know, you might, you might be interested in this. And and so I say, oh, yeah, it sounds like it might be something interesting. Maybe this person can do some work �on PFAS. So I told my contractor, contact this contractor and subcontract him so we can, we can get to his expertise. And so we got him, and I remember meeting him at the airport, and he was just a, he was a classic professor type, corduroy coat, hat. And it was just all, it was just classic Indiana Jones. I kind of, all I thought of at the time. So he shows up and brilliant, brilliant man. And I have funny stories about him, if you ever want to hear any <laugh>. But he's a, he's a brilliant man and conscientious. And so I told him we, I got this problem. I got this PFAS stuff in the groundwater and the soils up at Wurtsmith. And I don't know if it's really dangerous or not. I didn't tell him that. I suspected it was super dangerous, that I had been doing the research. And and very much convinced that this was a, a very, very dangerous chemical. So I just say, will you go out, do the research, come back and advise me on what we should be doing about this? So he comes back to me and he tells me that this is really, really bad stuff. And he said, the studies in, West Virginia, Ohio area are, the gold standard for studies. You can't do a better study than this. And they say that this stuff is really dangerous, and, you know, it's almost better stuff than what the cigarette industry or the cigarettes were, you know, is that it was really good, good data and good information. So I say, okay, well, well, anyway, so that gave me direction on how to go with pursuing the, the military. But we had a new director come in. And the new director, it was funny, he, this is under Snyder, so this new director comes in, and he really wasn't, and he wasn't, didn't know much about environment. He was quite honest. He didn't know about, the environment. Uh, this is Dan Wyant. And he said he wanted to meet all of his 3000 employees, I think that was, so he had these meetings where you got to stand up and you had five minutes or something like that to tell him what you thought he should be working on or any, you could tell him anything. And he said, you could even tell him he didn't know what he was doing. So when it came my turn, I think I was the only state employee to do this, but I stood up and said, you don't know what you're doing. And then I launched into PFAS and PFOA See, in 2009 the European Union had already begun to regulate this stuff. And my director had never even heard of it. So this is 2011. My director hasn't heard of this, these chemicals, and yet they're that critical. Maybe it was 2012, I can't remember exactly what the date was. So I say to him, I'm gonna write you a report. And so I got myself and Richard DeGrandchamp wrote the, I think it was 95 pages. There's 96 page report on PFAS and PFOA, talking about the dangers, its distribution, its history. And one chapter, which turned out to be particularly inspired was what, what can the department do to address this? So it was, it was pretty, it was actually pretty funny. 'cause I always thought, well, I heard that. Don't bring a problem to your boss unless you got a solution. So this was a throw in, throw, throw in a chapter. I was just off the top of my head stuff, well, this is what we could do. We do this, we could do this, you know, or we should do. I never said we could. I said, we should do this. You know? And later that would be the kind of outline of what the state did. So it was kind of funny 'cause it was just off the top of my head to try and not, not do a faux pas and bring a problem without a solution. DD (00:33:21): I was impressed by that chapter or that part of the paper when I was reading through it. I was like, oh, they actually offered, like, some steps forward and some like very reasonable things. Like next steps. So I was very impressed when I read that part of it. RD (00:33:38): Yeah. That was the, that was the easiest part to read, write. 'cause I didn't have to really think hard. It just <laugh>. It just flowed. So it was funny. DD (00:33:45): And how, so once you had that paper written, how was it received? RD (00:33:50): Well I mean, it was received well, I, I had I had a good friend that was advising the, the director. And he was on, he was one of the, he and myself and the director had all met together. He, he �myself and another fellow that I have a lot of respect for was there as well. I can't remember his name. But anyway, they they received it well. The director was fairly interested in the autism thing. I hadn't mentioned autism, but he had ridden with my student assistant somewhere. And my student assistant was talking to him about autism and the link. I really didn't wanna talk about that 'cause I was a geologist. And this autism thing is just my, my my thing. I put it out on the web because I wanted to provoke conversation. So so anyway I didn't find out until later, but they distributed about 20 copies to other leaders in the, in the department. So, but that was in 2012. And it got lost after that. DD (00:34:58): Mm. Why do you think? RD (00:35:02): Well, it was, it was huge. And I mean, to me, it was like, to me, it radically changed my whole view of what we'd been doing. I thought that America had been making advances on contaminants that we had stopped putting out, you know, TSCA, RCRA ,all designed to stop us from doing this. And then I realized at that time that those, those were mirages, those were not doing, protecting us, that we were creating new problems. 'cause I thought, oh, we've stopped making new problems, and so suddenly here's a problem that is so huge that it's mind boggling trying to address it. And mostly, like a lot of reasons the DOD went and did some pretty positive things is they didn't realize how big it was and how expensive it was going to be. When it started dawning on them, how incredibly expensive and difficult this was. That's when you finally got push back at the top levels. Before that they were, they're most of the people, what, contrary to everybody's opinion nowadays, are really decent human beings. I mean, they're Americans. They're not like, they're not crazy people. They're Americans. They are honestly decent human beings. And yes, there are some bad ones up there, but wherever there's power or money, there will be bad people. You can't help that. But there were a lot of great people out there, and they wanted, like, one of the things I said in that 2012 meeting was I said, look, you guys have the young people in your ranks, the people that are gonna be having babies. It is critical for you to go out and find out and, and I didn't do it quite this dramatically, but it is critical for you to go out and find out if your people are drinking this water. So they literally went all around the globe and sampled every water supply that they had at their bases. And that becomes key at what happens in Rockford. And, and so if we get to Rockford, I'll tell you how, that became a key thing that made Rockford happen. DD (00:37:17): Can you just clarify one point, you said you put it out on the web, was that the autism information. Like did you have your own like, website or what? RD (00:37:27): The other person that I was working with is I'll just say Mark for right now 'cause I know if he wants his name out there. But Mark had a, a website for his business. And so we quick put it onto his business website, and for awhile it was the number one you put in PFAS and autism, it would be the number one paper that popped up. But, now, I don't know if you'd ever find it again, but still out there I think. DD (00:37:56): Wow. Thanks for that clarification. Okay. So how, so you're, you know, you're, sounds like you're working nationally. You're kind of, you've got kind of that perhaps unofficial carte blanche to do these conferences. Meanwhile, the state at some points is not really embracing this... RD (00:38:18): I gotta say like the health department was, and the surface water people, they were still going out and sampling fish. And they're still sampling the surface waters. So there was work being done at all the Defense department sites. So we're gathering information and there's this little pool of �information that's growing. But yeah, the department itself is, it's you know, we'd rather sweep this one under the rug. DD (00:38:43): So then how did you get connected in, or how did this get connected in with Rockford? RD (00:38:52): Oh, well, that is a, that I, I, like I mentioned in 2012, I had spoken, there was both, it was an Air force and Army conference, environmental conference with a small, um or they called it a summit. And I gave my little spiel and I told them, you guys, you know, you got these young people, you gotta go out and sample your water to make sure they're not drinking this stuff. So they literally, they didn't, they didn't check with me, but they went ahead and did that. And so they're sampling all around the globe. And that's where you, you find that suddenly the military has all these sites. And they were always mad and rightfully so. 'cause Everybody was saying, oh, the military's so horrible. They've contaminated everything. Well, the only difference was they sampled for it, nobody else did. So that, you know, they were really doing a great thing. Opening up the reality that this is super widespread problem. But, you know, they got whacked for, for doing it. But one of the last rounds they did were all these low risk sites. And it so happened that in Rockford there was a a facility that they had purchased, and its only function was to provide a place for the band to practice. Okay. And they never operated anything there. It was and they hadn't bought it that long ago. Well, when they sampled that water, it came back highly contaminated with PFOS, PFAS. And so they started investigating, you know, how is this possible? We know we didn't do this. You know, they reported it to the EGLE, the DEQ, whatever they were called then. And, and it, so that pointed back to, well, they were, they did weird things. The department, the, the people, first of all, the people that were responsible for doing the sampling, they, we don't know why, but they sampled down gradient instead of upgrade, or No, they sample, what did they do? They sampled either cross gradient or something to the groundwater flow. And then they didn't detect anything. And so they were trying to write it off as something, I don't know what, you know, nobody knows the full story of what was going going on with them. But anyway, they got called out eventually. 'cause They sampled, the, I don't know how it got tied back to the, the tannery, but it just, the investigation, I guess eventually got it back to the tannery. And, so it was because of that, because they found this high levels of contamination from a DOD site. And they know they hadn't done it that eventually was found out it was the tannery. And, and the other side note is that there's a friend, Janice, that had called me from, in 2000, I think it was 2011, that's when the emails are from, she called me and was talking to me about, contamination at the tannery. And I told her at the time, the thing that I said, she was worried about heavy metals because in tanning they used heavy metals. But, I said, wait, at the time, I said, well, you should have, you should be checking into PFAS. Because I had lived in Rockford, I knew about the tannery, and I knew they used Scotchgard on, on those shoes. And so, and the water tasted horrible. So <laugh>. Anyway, I told Janice, you guys need to be looking into the PFAS and see if they used Scotchgard and stuff. And so as Janice went through all the, all the files, from the tannery, she found evidence that they were using Scotchgard. And so, they were working from that end of things, from the public, trying to bring EPA in and, and various other things. You probably know Janice's story better than I do now. But, so those, those were the two things that were brought it together, DOD's discovery and, and that that group, fighting to have the place, that cleaned up properly. DD (00:43:32): And you knew that Scotchgard at that point had PFAS in it. RD (00:43:36): Yeah. In fact, in all my slideshows, when I talk about what, what's it in, Scotchgard is mentioned. �DD (00:43:42): Wow. That seems like two really lucky breaks in terms of putting that together. Right? Like these low risk band practice site, and, you know, Janice happens to contact you. Those are really tenuous threads RD (00:44:03): There are and as I've mentioned to you I have had a couple of supernatural experiences in my life. And this in total felt like one string of miracles. I mean, and I know I'm a scientist. Okay. I'm, I'm a I'm a skeptical personality type, and I don't expect anybody to believe it. But to me, the things that happened literally at, when I was sitting with upper management in our work groups at EGLE, and we were discussing, you know, we're gonna go out and sample all the water and all the systems in Michigan, I'm sitting here pinching myself. Like, this is unbelievable. This is like, I can't believe this is like a miracle. I never, I never thought in the world I could get, I would get them to do anything. You know, because the of the business angle, and if it hadn't been for Flint, Flint was also critical to what happened in PFAS because the, the, the governor could no longer look like he was ignoring environmental problems. He just didn't, he didn't, couldn't risk that. And so there was no political way of stopping what was going on. And so yeah, it was just crazy stuff just went on that, you know, when I was looking at that abyss, I was looking at it from the standpoint of there's a horrendous problem out here, and there is no way in the world it's ever gonna get addressed because we're going so far away. Even back then towards in the environment, it was, it was already an obvious thing that we were tired of caring about environmental things that was causing us problems with jobs or whatever. So I was thinking, there is no way we're gonna take on this. Like we took on the dioxins and, and the, and the lead and the mercury. And so to see what happened was, has been just amazing. DD (00:46:07): It sounds like your whole world became, at least work world became RD (00:46:10): Yeah. DD (00:46:11): PFAS RD (00:46:12): Yeah, I was just thinking this morning, my mom was the second one of the second leading experts on PFAS in Michigan. 'cause She would sit and listen to me when I ranted on and on about it. <Laugh> <laugh>. So yeah, it was, it, it became very very dominating in my life. DD (00:46:29): What what if any concerns do you have about PFAS now moving forward? RD (00:46:35): Well that, that anti-environmental spirit that has now gripped our nation, a lot of our nation is PFAS isn't the only environmental problem. We have so many diseases that are arising, not just autism and a lot of the autoimmune diseases, thyroid disease childhood cancers and diabetes. There are so many things hitting us all at once. And so it's not because we're all eating at McDonald's or some fast food place, that's not what's doing it because this is happening in other places around the globe that they don't have the same cultural behaviors that we do, and the same foods. And yet you'll find autism raising in you know, China and, and other places that don't, don't do what we do. And so there has to be an explanation for what's causing these real rates. Not just population trend changes. Like, you know, a lot of us are getting dementia while we're all getting older. The population get older. You expect dementia to increase, but you don't expect childhood cancers leukemia or something like that to increase. They're the same age, you know? So there are environmental things that are impacting us. And I've already, I've already seen rumblings of the Trump administration lowering the standards on, on �PFAS. And I don't, I haven't been able to verify this 'cause they just saw it yesterday. But there's even a move to to allow PFAS contaminated sludges from municipalities to be spread in farmland when they were trying, the Biden administration just apparently passed something that said, you can't put PFAS contaminated sludges on land, on farmland. And, you know, there's a, there's a business reason why, you know, tax and business reason to put that stuff on the land. RD (00:48:55): And that, again, I don't want to use this as a, a pun or whatever, but that's, that trumps protecting people's health right now at, at almost every turn. If it's perceived as bad for business, bad for American economy, real or not real. It is, is under attack. And so I see you know, I <laugh> it's almost suicidal. If people understood they were killing their children and their grandchildren, then I don't think this would be happening. Because like I say, I don't know if we can afford to clean up PFAS and stop it from getting into us, but I do know we cannot afford to poison our children. If you're doing your economic analysis, then what is the price of our children? What's their worth? So to me, it's mind boggling where we're at. So Yeah. I'm concerned. DD (00:50:04): Yeah. Sobering. RD (00:50:06): Yeah. Yep. DD (00:50:09): To say the least. Is there anything that you would want to add that we haven't touched on today or that you would want to go back to and say more about? Anything that's kind of bubbled up since we've been talking? RD (00:50:32): You know, the only thing I thought about is like what you're doing and what one of the things that was remarkable to me about the American system was the power of the media. You know, for all the garbage that the media puts out, they're also totally instrumental in counteracting the lies and the nonsense. If you want to know the truth, it's out there. And a lot of why I didn't get touch into what the media did with regard to helping the story here in Michigan and how they were so instrumental in, in in getting the, getting public awareness out there and making it impossible for the politicians to ignore. They were just so critical. And so it was, it was, it was great to see, you know, we had, we do have some important political and social things that have helped us. And that's what I'm more, almost more afraid of losing in this country now, is that with all the pressures that are going on towards I don't even blame people for being so thoroughly confused about what's true, but, but it is a scary thing. DD (00:51:53): Do you want to say anything more about media and PFAS and if you have any part of that story or...? RD (00:52:02): Well I'll tell you, there was a couple of people and that were critical. Garret Ellison and oh, drawing a blank on his name. This is a sign of old age. Steve Gruber Steve Gruber, he got me onto his show. When I broke the story, I think that's probably something I'd like to tell about is the, how, how Michigan actually became a leader nationally on PFAS and PFOA. And this is another one of those really crazy stories, but in the, in the Flint situation where they had the drinking water problem with the lead, and it was, it was caused by a bad decision to change water sources. There was a state employee that came to management and said, look at if we switch this water source from from Detroit to, or no, from whatever they were using in Flint to the Detroit water system, what's gonna happen is lead is gonna leach into the water. He told him, flat out, it's gonna be in everybody's water. That person was actually indicted by the Attorney General of Michigan, Bill Schuette. 'cause He, he needs to, he needs to hang or �not hang that this needs to be hung on him, that this, you did this. But he went after this this employee that was trying to warn people. And it, it was because his theory, from what I understand, was go after the little people and they will give you the big, big, big fish, which was John or not was Governor Snyder. 'cause He wanted Governor Snyder's job, basically. I guess. So he goes after all these small fry at the state and wrecks careers, hurts their lives, their families, all this because he wants to be governor, not because he wants the truth. So I was driving down the road one day when Rockford had broke. It was out in the news they'd find, they find the contamination all over the place. And I thought to myself, out of the blue, well, who knew about this first? Me. They're gonna go after me. And so I so I called my friend who's an attorney, and I say, Hey, can I meet with you? And we get together and I explain the situation. I explain why I'm concerned that I will be the next victim of this, this political war. And he takes my report home. 'cause I said, look it, I gave this report in 2012 to, to management. And he reads the thing and he comes back and, you know, after he's read it, the guy could read awfully fast, apparently. Anyway. And, you know, he's just really, he's blown away by it. And he, and so, so this is the amazing thing, Steve. This was on Wednesday. It turns out that Steve Gruber on his radio program here in Lansing, a talk radio in the morning. And he was talking on Thursday about what was happening in Rockford. And he's familiar with the Flint situation. And he says, somebody at DEQ had to know that this was out there. That this was a problem. And that's where I found out about the 20 copies that had been spread around. That somebody had read my report that was driving in to work at the state and they heard Gruber say this. And they call in and say, yeah, I saw this report report from this DeGrandchamp guy or whatever. And on Friday morning, Gruber is reading my report on the radio. This is a, I mean, that's how crazy this is. So Wednesday, Thursday, Friday. DD (00:56:17): Are you hearing this on the radio? RD (00:56:19): No, I didn't know anything about this. This is, this is this is just, this is what's so funny. So I, and I don't know how, I don't know how my attorney found out. My attorney found, my attorney turned out to be friends with Gruber. Okay. So another weird connection. But, so my attorney has this contact in the attorney general's office. And so he contacts this Attorney general and says, Hey, I got this guy that knows all about this PFAS stuff, and he's willing to come in and talk to you and give you everything he's got for immunity. So, well, Sunday or Monday, Sunday I think it is, I, we get back an offer from the Attorney General's office. And what they offered me was the deal they offer to mobsters, if you, we will, we will not con not prosecute you if you tell us every bad thing you did and everything, all your information, and if you hold anything back, we can come after you for that. Okay. So there's assumption that I did something wrong or bad in this and that. And so I said, I'm not signing that. So my attorney gets together with some some judges and some other attorneys. We all meet together on Monday evening and the decision is made that I need to get my story out before the attorney general comes after me 'cause then there's a, like gag order on you and whatever. And so that's where it comes out to me that Gruber has been talking about me and <laugh>. And so they set up an interview for Wednesday morning. So this is within a week. Wednesday morning I go on, I take time off from work, get it cleared so I can't get me for moonlighting or whatever. I don't know. Anyway, so I go on radio and we talk for two hours about the report and, and stuff. And you know, other co coworkers or people in the governor's office driving in listening to Gruber, hear my, what I'm saying on, on the radio about Yeah, they knew about it in 2012. And you know, this is the report. And, and so many of the questions you asked that kind of stuff too, was being asked. RD (00:58:37): And so it was really a tremendous relief to me because I felt like I've got all the, I'm so concerned about this stuff and I can't get the communication out. And so from there as one person said, �well, your attorneys made you prosecution proof that nobody can come after you. And but anyways, really, I knew I didn't really want to do it because, you know, it would be perceived as betrayal to the department. And, and so my career got, got whacked. But the nice thing about civil services, they can't fire you for telling the truth. Or they might be able to, but they're not supposed to <laugh>. So I, I knew they could make my my life miserable, but firing me would've been a, was a huge problem. Yeah. So they did make it kind of uncomfortable, but other than that, it wasn't bad. DD (00:59:29): That sounds like a really stressful week-ish. RD (00:59:33): I was under well on the stress belt too. Because you know, I no longer, well, I know I no long, I always felt like I was part of a team. And and that of course had been breaking down because of our division was headed in all the wrong direction. But then it got really bad. So they had one other person supposed to be spying on me, and all this other junk was going on. So it was stressful. But every morning I'd get up and I have my quiet time and I, I survived it all. My doctor gave me some pills to keep my blood pressure down. DD (01:00:15): And then from that point on was, I know you're saying the department was changing and like your role changed and things like that. So then was PFAS less a part of your life and your work? RD (01:00:32): You know what, well, what happened was the Air Force went after me trying to get me fired. And my division chief, she at one point was trying to get me fired. And and what they were doing was micromanaging me and they were making it so I couldn't give my, I give instructions to my my consultants. My consultants wouldn't do anything. And then they put another person that was supposed to be helping me, but rather was the one that was truly being made the project manager. 'cause They couldn't really take me off the site. They couldn't make it look like they were punishing me or anything. So they left me in position, but then took, stripped my abilities to do anything. And wasted my time basically. But I kept working on the outside on, on the issues, so DD (01:01:28): Yeah. Are you still working outside? I know you're retired now, but, RD (01:01:34): Well, I did a lot of volunteer work, but because of family issues I had been pulling away and just too much stress. So I have pulling away from doing much of anything anymore right now. So, but I was doing a lot of consulting on the side for, for free. You know, I was just helping out with the communities and still those kind of things, but I'm pretty tired. DD (01:02:05): You wanted to use your intellect... RD (01:02:08): Yeah. <Laugh> I did. Yeah. DD (01:02:10): Oh my goodness. Okay. I'll ask it again. Is there anything else that you wanna add or go back to before we wrap up? RD (01:02:19): There's a lot of wonderful people out there in the world. A lot of great people. I wish Americans could realize that even the people on the other side are not such bad people. But that's, that's relates to everything, not just PFAS. DD (01:02:35): Well, thank you so much, Bob, for taking the time to share your story with me today. �RD (01:02:40): Oh, it was a pleasure. I haven't thought about it much lately, but it was fun. � 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 Living with PFAS Interviews Creator An entity primarily responsible for making the resource Devasto, Danielle Description An account of the resource Beginning in 2021, the Living with PFAS interviews were recorded to gather the personal stories of individuals impacted by PFAS contamination. PFAS, or per- and polyflourinated substances, are a large group of human-made chemicals used widely since the 1940s to make coatings and products resistant to heat, oil, stains, grease, and water. They can be found in countless household items, including food packaging, non-stick cookware, stain-resistant furniture, and water-resistant clothing. These chemicals are often called “forever chemicals” because they do not break down easily, can move through soils and contaminate drinking water sources, and build up in animals, plants, and people. PFAS have been linked to increased incidences of various cancers, increased cholesterol, decreased fertility, birth defects, kidney and liver disease, and immune system suppression, and thyroid dysfunction. It is estimated that PFAS are in the drinking water of more than 200 million Americans (Andrews & Naidenko, 2020). In Michigan alone, over 280 sites have PFAS contamination exceeding maximum contamination levels for groundwater (MPART, 2024). Date A point or period of time associated with an event in the lifecycle of the resource 2021 Source A related resource from which the described resource is derived Living with PFAS (project) Rights Information about rights held in and over the resource In copyright Subject The topic of the resource Oral history Personal narrative PFAs (Perfluorinated chemicals) Groundwater--Pollution 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-11 Format The file format, physical medium, or dimensions of the resource video/mp4 application/pdf audio/mp3 Type The nature or genre of the resource Motion Picture Text Sound Language A language of the resource eng Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context PFAS0040 Creator An entity primarily responsible for making the resource Delaney, Robert Date A point or period of time associated with an event in the lifecycle of the resource 2025-08-01 Title A name given to the resource Robert Delaney, 2025 (Interview video and transcript) Description An account of the resource Robert Delaney, a former Michigan Department of Environmental Quality project manager, became one of the first in the state to identify and investigate widespread PFAS contamination. His work at Wurtsmith Air Force Base in Oscoda and later statewide helped bring public, governmental, and national attention to PFAS risks, despite facing political pushback. Contributor An entity responsible for making contributions to the resource DeVasto, Danielle (interviewer) Subject The topic of the resource Oral history Personal narrative PFAs (Perfluorinated chemicals) Groundwater--Pollution Source A related resource from which the described resource is derived Living with PFAS (project) Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In copyright</a> Type The nature or genre of the resource Moving Image Text Format The file format, physical medium, or dimensions of the resource video/mp4 application/pdf Language A language of the resource eng https://digitalcollections.library.gvsu.edu/files/original/787da269f88be88bf3b8898fc58ef5f0.m4v 08621cc2f04cd9c639092fc76c4c36ee https://digitalcollections.library.gvsu.edu/files/original/fd3582d6cee632a92f294fbe3e33fb09.pdf 87afc4b36db43713979a65872818cb07 PDF Text Text Grand Valley State University Veteran’s History Project Afghanistan and Iraq Jeff DeLange Length of Interview (00:21:10) Background Born in Grand Rapids, MI; attended Caledonia High School Father worked at Steelcase and mother was a real estate agent; has two older sisters First family member to serve in the military Was called by a recruiter and thought it was a good idea; went into the Army (00:01:05) Didn’t consider any other branches after being called Would have considered the Air Force due to their higher quality of life while deployed Basic training was a lot of work and little sleep (00:02:50)  Very difficult at the beginning, homesick; did basic training in Georgia (3-4 months)  Trained in Fort Benning, Infantry Training  Infantry, 11-Bravo  Had to adapt, no choice  Joined when he was 18, was quiet  Saw plenty of people get in trouble (mostly because of cell phones and cigarettes)  Not too much of a social life; had to be tough  Food was never good o Every day had the same thing for breakfast: eggs, biscuit and gravy, sausage or bacon, cereal; had very little time to eat (10 minutes for the last person in line) o Lunch and dinner would change; half the time it was chicken o Would drink water, no pop (not recommended) �Afghanistan/Iraq Served in Afghanistan March 2006-November 2006; in Iraq November 2007-January 2009 (00:06:15) Worst feeling was the week before thinking about where he was going; one year of no break Trip was a 24 hour flight, total; not a good feeling The weather in Afghanistan (March) was still cool and rainy; stayed in one FOB (base) with no showers and go every 2-3 weeks to another place eight hours away to take showers  End of May, had to leave the FOB, hotter temperatures  Remembers going on patrols during summer, would up to 100 degrees; had to wear a lot of gear  End of November (2006), began raining a lot, got to mid 40’s  Iraq in November (2007) was the same way; even snowed one day (00:08:50)  Summer was painful heat In Afghanistan, had a chow hall, less structured schedule; Iraq had more strict schedule (00:09:30)  In Iraq, his patrols were scheduled from 4PM-12AM, always missed dinner  Would eat local food sometimes in Iraq, not in Afghanistan Civilians he met in Iraq were often beggars (00:10:50)  Afghanistan was a less developed country, but didn’t have as many people begging Never used his gun in Iraq; once in Afghanistan (00:11:40)  Thought they were going home in July (Afghanistan), but was extended another 3 months; before then, went on patrol in Mid-July (10th)  Were going through a mountain valley next to a river before being attacked; went on for seven days o Had gone through the area a month before and had been attacked  Lost one of the men there  Was a 10-day mission called Operation Perth � Thought they would be going back to America; one week later, stay was extended for three more months During combat, have to keep one’s head down and shoot; comrades are counting on you, as you are counting on them (00:13:15) Met a lot of friends (his best friend had just been deployed one week before this interview)  Stays in touch with a lot of his friends from the Army In Afghanistan, didn’t have as much opportunity to contact his family; Iraq wasn’t as difficult, would call every night  Longer missions during Afghanistan  Remembers calling his father about the extension Played a lot of cards in Afghanistan, and watched DVDs (00:15:25)  Didn’t want to do too much (especially because of the heat) after patrols, during preparations, cleaning gear, sleeping  Remembers 4th of July, had basketball courts set up, but didn’t have enough time use any of them Afghanistan/Iraq: Re-Deployment (00:16:20) Re-deployed in November; opened up a FOB called FOB Warrior (Battalion he was in called Warrior) His platoon was one of the last to leave; had to teach the new people coming in, patrols Iraq: JSS (Joint Security Station), turning Iraq over to the Iraqi people Working with Iraqi National Police and Iraq National Army; showed them what they did Flown back afterwards, 22-26 hour flight (00:18:05) Remembers coming home from Afghanistan, had friends he celebrated with Didn’t have too much difficulty readjusting back to civilian life Has about 10 friends from the Army he still keeps in touch with The Army taught him independence, how to work hard, teamwork, how to be adaptable (00:19:45) �Doesn’t regret joining the Army; learned and experienced lot, made a lot of great friends; it was hard, but has no regrets � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource DeLange, Jeff (Interview outline and video), 2009 Creator An entity primarily responsible for making the resource DeLange, Jeff Description An account of the resource Jeff DeLange served in the Army for a total of five years as an infantryman and toured in Afghanistan and Iraq between 2006 and 2009 where he conducted patrols and later helped with the turnover of operations to the Iraqis. Contributor An entity responsible for making contributions to the resource Miller, Hayden (Interviewer) Caledonia High School (Caledonia, Mich.) Subject The topic of the resource Oral history Veterans History Project (U.S.) United States--History, Military Michigan--History, Military Veterans Video recordings Afghan War, 2001--Personal narratives, American Iraq War, 2003-2011--Personal narratives, American United States. Army Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Relation A related resource Veterans History Project (U.S.) Date A point or period of time associated with an event in the lifecycle of the resource 2009-11-01 Identifier An unambiguous reference to the resource within a given context DeLangeJ Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project Collection, (RHC-27)</a> Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/bfee8717107ab8137c7b89b197700106.mp4 79e43f77e701c5edf9da624825eec743 https://digitalcollections.library.gvsu.edu/files/original/587dd550edd41e8c5474d86128db401f.pdf 735a9964bb63677d6f38a67f33bf0dd4 PDF Text Text Grand Valley State University Veterans History Project Interview Vietnam War Frank Delfino 1:50:42 Introduction (00:22)        Frank was born in Boston, Massachusetts on January 21, 1949. His parents were Frank and Dora. He has a younger brother and a much younger sister. His father was a World War II veteran. Franks‟ father worked as a construction insulator, and his mother was a hairdresser and a home maker. Frank graduated from high school on June 8, 1966. After graduating, he flunked out of college twice. In those days, everyone was thinking of how they could get out of going to Vietnam. (02:21) On his 20th birthday in 1969, Frank was working at the United States Postal Service when he delivered his own draft notice. (04:50) He began to train himself by doing push ups and other things to get into better shape before he went to basic training. He left for basic training on February 25, 1969 during a blinding snow storm. Military Training (05:37)             When he had his physical, he remembers people having letters getting themselves out of service, while others were eliminated from military service due to previous sports injuries like bad knees, ankles, perforated eardrums and other things. Frank reported to Fort Jackson, South Carolina after a 26 hour train ride from Boston. When he arrived, he was sick with an upper respiratory illness and was admitted to the infirmary. (07:45) Because of his illness, he was in the infirmary for three weeks. Frank was with a great group of guys who worked together and did well during basic training. (09:45) Looking back on basic, Frank and his group did not have any disciplinary issues. (11:39) The better they did allowed them to get liberties that were available such as four hours each Sunday. One drill sergeant was the army boxing champion and offered to teach boxing lessons for anyone who wanted them. Frank took him up on it and learned from him. Basic training lasted 8 weeks. After that, they stayed at Fort Jackson for AIT (Advanced Infantry Training). While there, they learned more about the army and weaponry. (13:37) Most of his instructors in both basic training and AIT had spent time in Vietnam. Much of the training was geared for Vietnam. They would be woken up in the middle of the night to perform marches and other things to get them used to being on the move at short notice. �                 In AIT they did lots of obstacle courses, rappelling and other physical conditioning that would prepare them for Vietnam. (15:54) The training not only built physical confidence for Frank but also mental confidence. He realized that he could be a leader, which led him to become a squad leader. While walking through the woods, they would have pop-up targets that they would shoot at with blank ammunition. During patrols they would have to cross rivers and streams up to their necks and learn to hold their rifles and other gear above their heads. (17:45) AIT lasted for another 8 weeks. After that, Frank signed up for mortar school. They asked for volunteers to go to mortar school and then be sent to Korea. Mortar training was also done at Fort Jackson, which lasted three weeks. Frank and his unit did so well; they broke every training record they could at mortar school. On May 10, 1969, the 101st lost a large amount of NCO‟s at Hamburger Hill. That battle changed the plan to send Frank to Korea. They were instead sent to the NCO training program at Fort Benning, Georgia and then on to Vietnam. (20:43) Frank and another man went in and spoke to their captain to protest the decision. They all ended up at Fort Benning anyway. After thirty days of leave, Frank reported to Fort Benning on July 20, 1969, the same day that Neil Armstrong landed on the moon. (22:43) They were treated very well because they were soon to be non-commissioned officers and they did not start training until the next day because the instructors wanted them to all see the moon landing. There was no yelling or screaming while at NCO school; it was more like an Ivy League college. NCO school was enjoyable and Frank learned a lot while there. Most of the exercises were done in the field, and they had classroom instruction with movies. (25:45) NCO school lasted twelve weeks; Frank graduated in the upper third of his class on October 10, 1969. His dad and brother came down for his graduation and then he was given about a 12-14 day leave. From there, he was assigned to be the training NCO at Fort Riley in charge of physical training. (27:19) He was in charge of getting the officers up at 5:30 am and making them run and do other exercises. He was told by the colonel that he was in charge of physical conditioning of the men. Frank came up with a training plan that was approved by the commanding officer and he told Frank that if any of the officers had a problem with him running the show as a buck sergeant to let him know immediately. Frank always had the men fall out wearing baseball caps, white shirts, and bloused boots, but no rank. Frank stayed there until January, when he was given a month leave at home before he was sent to Vietnam. (30:10) Vietnam (30:20)  Frank went from Logan Airport in Boston to [McChord Air Force Base] in New Jersey straight to Guam and then on to Bien Hoa. He landed at 5:30 am February 8, 1970. �                  When he got off the plane and went into the receiving building, he saw five or six hundred men waiting to go home. One of them ran up to Frank, held him up, and yelled “Look! Fresh meat for Charlie!”. Frank was scared when he got to Vietnam because he had been watching the whole thing unfold since 1963 on television and he knew what was going on there. (32:47) They were processed in and stayed in a transitional barracks for two to three nights. They took incoming mortars that night and he was put in charge of a section of the wall on guard duty. The smell of the country was like body odor, fish, and extreme humidity. He also was in charge of KP duty and he had to pull graves registration, which was going through the bodies of the dead and checking them in. (34:47) Frank stayed in the transitional area for three days until they were all brought out to a staging area, some thirty guys in total. A sergeant came over and told them they were going to the 101st. (38:00) They were flown to Phu Bai and waited for four to five hours before someone came down from Camp Evans to pick them up. They were sent north in a convoy with several other vehicles that were all guarded. Since Frank worked at the Post Office, he was sent to the 101st mailroom and stayed there for two weeks. After that, he was given a combat assignment in the jungle near Firebase Ripcord. (40:40) When he landed in the jungle, his squad was waiting for him. Frank was considered an FNG „Fucking New Guy‟, and he could tell by the look on the faces of his men that they were worried. Right away, he told the men that he wanted to get out of there alive, and he wanted them to leave with him. Frank told his radio operator to babysit him for the first month and help him along. (42:25) Frank pitched in and helped with tasks like hauling the machine guns and other things because he wanted to establish unit cohesiveness. He was petrified for the entire time he was out in the bush and he did not get three hours of sleep for three and a half months. (44:45) It was the tail end of monsoon season, so it was wet and humid. Frank was so scared out there, but he never showed it because he had to lead his men. His mission was to search and destroy, but they did not get hit very often. They did get a lot of mortar incomings and they found booby traps. They worked along Highway One to the A Shau Valley. He would go out for a week and then come back in. (47:15) Franks experience in the field was that they never knew what was going to happen the next hour. Frank was with Charlie Company, 1/506th, 101st Airborne. He operated between Camp Evans and Ripcord. They worked the jungle, trails and some of the rivers. They would go out and set up camp, then see what they could drum up. They always moved in squad size and they had four squads. (49:36) For the first month, Frank lost a lot of weight and had a tough time acclimatizing to the climate of Vietnam. After seeing what the NVA and Viet Cong did to their own people for helping the Americans, Frank began to lose the fear of being hit and just wanted to get them back. �        They called Frank “Sergeant Kaboom” because he loved to call in airstrikes and then sit back and watch them come in. He was also great with a map; he always knew where he was and where everyone else was too. (51:12) Frank felt that once he got there, things were starting to wind down. From February to mid May, it was relatively quiet and he thought he had the enemy on the run. (53:30) He had a Kit Carson Scout with them that was a former Viet Cong and about 16 years old. Frank‟s mother sent panty hose, make-up, hair spray and many other things for the boy‟s family. After that, he was like Frank‟s body guard, he loved him. They also had a dog unit attached to them for a little while. Frank had three MOS‟s, Eleven Bravo (basic infantry), Eleven Charlie (mortar man) and Eleven Foxtrot (intelligence specialist). Because of his intelligence background, he was sent to Camp Evans to run the base defense at the Headquarters TOC. (56:00) He did not want the job, but he was told that he was the only man in the company with that MOS. When he left his men, Frank told them he would send them something back out. Frank knew what they needed so he sent socks, foot powder, food, beer, ice, boots, undershirts, shorts, shoelaces, candy, writing paper, and a few Playboy magazines. (57:44) For his new job, he coordinated base security and flights going in and out of the base. He would usually start around 4 or 5 in the afternoon, and work until 6 or 7 am. During that time, they moved personnel and material to and from the firebases. He also organized the wounded being sent back to the rear. (59:25) He did all this without any form of technology besides a rotary phone and two crank radios. They used shackle codes that changed every twenty four hours. These were passwords that everybody needed to know. Frank‟s call sign on the radio was „Boston Blackie‟. (1:01:05) Ripcord (1:01:35)          Frank knew that something was going on up at Firebase Ripcord, but he was so busy running the TOC (Tactical Operations Center) that he did not pay much attention to it. Because he did such a good job, he was more or less left alone by his superiors. (1:03:38) Frank worked with a man named Steve McCarthy, who was a good friend and helped him get through the experience. The daily routine for them was when they first got into the office they would check the logs from the night before for any activity, enemy contacts, reinforcement requirements and anything else that needed to be done. (1:05:24) Because he ran the TOC, he was able to get to know everybody in several different units and could acquire things if they were needed. He knew where everything was and how to get anything that someone asked him for. Once he got out of the field, it was much like a normal job. (1:07:32) Towards the end of Ripcord, it began to get his attention. Racial tensions came around June 1970 and a rumor came through that said the black soldiers were going to try to take the TOC. He went in to the colonel and told him immediately. He then went down to the armory and got an M-60 [machine gun] and he bolted it to his desk. Frank also contacted every unit and sent out a directive that said �     that anyone that went down to the TOC and tried to compromise base security would be shot on sight. (1:09:29) One day, he took a flight up to Ripcord around June and asked the men what they needed. He arranged to get the men what they requested. Frank only went up there twice, once for the meet and greet and to see what they needed, and then again to survey the area. (1:11:35) On July 4th, things really escalated and they really started sending a lot of air strikes and support up to Ripcord. On July 22 and 23, they began to organize a massive amount of helicopters to go up there and remove the equipment, guns and evacuate personnel. (1:14:23) Frank will never forget seeing the men that came off the helicopters when they returned from Ripcord. He sent everyone to the TOC to help get the wounded off the choppers and to the appropriate areas. The men looked like they had just looked into the face of the devil himself. (1:16:50) Life on Camp Evans (1:18:32)           Life on the base was very different than life in the field. He showered twice a week with hot water, which was great. There were no cuts, scrapes, leeches, pongee sticks and they had a mess hall. (1:19:28) Frank had a freezer in the TOC and he had his father send them popsicles from home. They would then use these as a medium for trade. He could get steak, lobster, shrimp and many other things for them. Being back in the rear, they also had to deal with people that wanted to stay out of the field. They also had „dope hooch‟ which was where people went to smoke dope. (1:21:42) Every night, Frank would go out along the line and check each bunker. He would find men sleeping while on duty or smoking dope and he gave each one an Article 15 on the spot. He told them that if he caught them again they would be sent straight to the brig. They also had a Black Power movement on the base. There were nine black soldiers that refused to go out in the field. They were referred to as the “Evans Nine”. The men were locked up until they were able to be sent to Long Binh Jail. (1:23:13) Heroin was two dollars a bag in the villages. Frank never did any drugs of any kind while in Vietnam. Camp Evans also had a lot of marijuana. (1:25:55) Morale was pretty good on base while Frank was there. They would get incoming mortars from time to time, but otherwise, since it was a big base the enemy couldn‟t do much to them. Once they were showing a movie on a Friday night, when they had incomings come in and they all just took off. (1:27:18) They had Vietnamese nationals that worked on the base, but Frank never trusted them and once they caught a worker stepping off the distance between the TOC and the other buildings. Frank caught the guy and had him arrested. Another worker that worked in the base laundry was a Viet Cong sympathizer. (1:29:27) According to Frank, the real heroes of the Vietnam War were the nurses and the scout dogs. �       Frank was in Vietnam for 10 months and 20 days. After Ripcord things really quieted down and they had a long lull. When he picked up the mail one day, he learned that he was going home on December 21st, which was forty days from then. He didn‟t tell anyone because he wanted to surprise his family. To pass the time he would commandeer a pilot and take helicopter rides around the area.(1:31:47) A friend of Frank‟s from Boston had an uncle that was a two star general. One day he called and told Frank that he was going to send a command helicopter down to pick him up and bring him to a change of command ceremony in Da Nang. Frank attended the ceremony with General Westmoreland, General Abrams, the Vice President of Vietnam and the American Ambassador. When he got there, a lieutenant was the door man and he told Frank to beat it before he had him arrested. Frank told the lieutenant to find General Collins, which he did and they had a great party. (1:36:56) Vietnam wasn‟t all bad for Frank, it was peaks and valleys. They had a Halloween party and a horrible excuse for a Christmas tree. Frank did lose four friends while in Vietnam. (1:38:27) Frank had a chance to go to Sydney, Australia on R&R, but instead he went home early. Back in the States (1:40:59)       Frank left Fort Lewis, Washington on December 24. He arrived home on Christmas morning at 9:30 am. He snuck in the house and he could hear his parents talking in the other room. He walked in and surprised them. Frank was so skinny when he got home, he weighed 118 lbs. (1:42:49) Once he was home, Frank began working at the Post Office again two weeks after getting back from Vietnam. He was put on the night shift, and because of the amount of stress he had been under, he did not get a full nights sleep until June. (1:45:08) At work, he started to exhibit anger. One of his supervisors at work was a Marine who served in Korea. He had it out for him and one day it came to fighting. A year later he quit the Postal Service and on April 1972 he began working as an insulator like his father. (1:47:15) Frank also began taking a few college courses which he was successful at. Looking back, Frank wishes he would have finished his education sooner. He stayed in the insulation business and retired in 2005. He has lived and worked in 41 states and has been a boss, general foreman and a superintendent. His service in Vietnam enabled him to look at any task with confidence and perform any task well. He graduated from the University of Massachusetts in Boston in 1989 with a degree in marketing and management. � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Delfino, Frank (Interview outline and video), 2013 Creator An entity primarily responsible for making the resource Delfino, Frank Description An account of the resource Frank was born in Boston, Massachusetts on January 21, 1949. He graduated from high school in June 1966 and had two unsuccessful attempts at college. He worked for the United States Postal Service and received his draft notice on his twentieth birthday 1969. Frank was drafted into the United States Army. After basic training and AIT, he attended mortar school and the NCO training school in Fort Benning, Georgia. He served for several months as the training NCO at Fort Riley before being sent to Vietnam. Frank was attached to Charlie Company, 1/506th, 101st Airborne and was stationed out of Camp Evans. Frank was involved with Firebase Ripcord and later operated the TOC at Camp Evans and was in charge of base defenses. Contributor An entity responsible for making contributions to the resource Smither, James (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) United States--History, Military Michigan--History, Military Veterans Video recordings United States. Army Vietnam War, 1961-1975--Personal narratives, American Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Relation A related resource Veterans History Project (U.S.) Date A point or period of time associated with an event in the lifecycle of the resource 2013-10-10 Identifier An unambiguous reference to the resource within a given context DelfinoF1547V Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project Collection, (RHC-27)</a> Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/fc35a8b8a98c59a22c3561df0acfba19.mp4 651f0e3e33ac37a0f009eb6d79f5169b https://digitalcollections.library.gvsu.edu/files/original/40841bc2d9e0c426f4dc68e7323bb474.pdf 4d8a383ba81cee0c3472eede4554afec PDF Text Text Grand Valley State Veterans History Project Valeria Dellinger WWII Veteran United States Army (42:03) (00:23)Detroit Michigan  Valeria was born April 4 1925 at her grandmothers home in Detroit  Valeria’s father worked for Ford Motor Company and her mother was a stay at home mother  Their house was on the west side of Detroit by St. Lawrence Church. Valeria remembers playing jacks on her porch when she was young.  (3:40)Valeria remembers starting pre-school in Detroit and attending a Catholic school for 6th and 7th grade. It takes two years of Catholic school to be confirmed.  (5:20)Valeria returned to public school for 8th grade and on thru high school. She attended Chadsey High School on the west side of Detroit. Valeria was 5’9” in high school so she played basketball and did very well at it.  She attended her senior prom with a fellow she can not remember his name.  She did graduate high school.  (7:40)After graduation she worked for Michigan Bell training to be a telephone operator  Valeria was 18 years old when she graduated  Valeria was at the movies when Pearl Harbor was attacked. Her mom told her when she returned home. She had no idea where Pearl Harbor was.  Her cousin went into the Coast Guard and his ship was bombed and died.  Her younger cousin went into the Coast Guard also and he didn’t weigh enough and was told to eat bananas so he would weigh enough. He came home safe  (10:00)Valeria also had a female cousin who was a year older than her that also went into the war. She says that her entire family was set on Japan not winning this war.  Valeria went to the movies twice a week and they would give newsreels about the war during the movies. She remembers seeing television for the first time and thought it was great to have the movies in her own home.  Valeria originally tried to enlist into the Marine Corps but was told they had enough women enlisted already. She wanted to serve her country anyway possible so she enlisted into the Army.  To enlist, she had to go to the recruiting office and be sworn in. Her parents also had to sign for her to do this. She remembers while in basic training she was investigated because she was supposed to go to Los Alamos. (12:20)Basic Training-Des Moines Iowa  Valeria’s uniform needed to be altered because she was tall and thin. She said they were nice uniforms though.  During basic training, Valeria attended classes, drilled and marched. She said there was no rifle training.  The Army had prior knowledge of her experience with the telephone company. �   Valeria was in basic training for about six weeks. (13:50)Valeria was in basic training in the spring of 1945. She was interviewed after basic training on where she wanted to work at. She wanted to be a nurse’s aide but was told they had enough of them. She was told they need switchboard operators in the south west. They did not tell in it was in Los Alamos.  Valeria took a train along with civilians and service men and women to Los Alamos.  (15:35) Valeria was surprised to pull into Santa Fe, New Mexico. She wondered where she was with such a small city.  Before going to Los Alamos they had to go to Oak Ridge Tennessee for a physical and a psychological testing to be performed. One female was traveling with her from basic training to Tennessee and to New Mexico.  Valeria was asked by the psychologist what company of people she preferred, men or women? She answered women. He asked if she planned on getting married. She said yes and he let her go. Her friend was asked the same question and answered men to the first question and he told her he needed to see her back again.  (18:00)She met her husband in 1946 [1945?] during the Battle of the Bulge while he was serving in the war. He was from North Carolina but recently died on Christmas Day. He put in 20 years in the service. (19:00)New Mexico  Valeria spent time her with dances, the movies, and at the PX where you could purchase Coca Cola. She said they could be involved with sports but she decided not to. All of this was on the base.  Valeria did not have to do KP duty. They had Mexicans doing all of those duties.  You were not allowed to listen in on conversations or ask questions. She didn’t mind because she wasn’t curious.  Valeria has a book about what was expected of them.  (21:10)She went to a dance with a fellow and met another guy from his barracks. He asked her to the movies and ended marrying him. She says she was very shy at the time so she double dated with her friend and her boyfriend.  Valeria’s husband had previously served in Germany but re-enlisted and was sent to New Mexico.  (24:00)Valeria’s husband’s brother was a prisoner of war during the Battle of the Bulge and escaped. She remembers her husband saying that he hated the Germans but figured that was a result of having to fight them in the war. She did not ask her husband much about the war thinking he probably would not have wanted to talk about it anyways.  She says she served until November 1946 when she was discharged. She was engaged at the time.  Her husbands name was A.G. She called him Bill. (25:33)Home in Michigan  Once Valeria was discharged she came home. She obtained clothes for their wedding and headed back to New Mexico. (25:50)Los Alamos, New Mexico  May 1947 she was married at Los Alamos where he was still stationed. She received a job for the civil service as a switchboard operator.  Valeria’s husband was transferred to Albuquerque, New Mexico  Valeria had a daughter in 1948 and discontinued working at this point. �   Her husband was a security guard and MP at this point. In 1952 her son was born. (28:40)Valeria’s husband was asked to go to the Pacific for service. He did not tell her it was for Hydrogen bomb testing. At this point, Valeria returned home to Detroit. Her son was four months old at this time.  In 1953, Valeria said she saw it in the news that they had tested the hydrogen bomb. Her husband was there a year and she knew he would be coming home at that point.  (30:30)1953, Valeria’s husband requested to be transferred to North Carolina at Fort Bragg. Valeria moved to North Carolina till they divorced in 1956.  Valeria took her two children back to Detroit and did not remarry.  Valeria’s children are Linda and Alan.  Linda is a housewife with no children and Alan works with construction building new homes. He married a woman with two children but no biological children. There are two grandchildren Gabriel and Kylie.  (34:00) Valeria’s mother’s maiden name was Katherine Puskarz and her father was Joseph Wysick. Her grandmother’s name was Mary.  Valeria has two younger siblings, Raymond and Theresa. They called her Tessie.  (35:20)Valeria came to the Veterans home when she couldn’t take care of herself. She had an apartment in Farmington Hills. Her son lives in Rockford.  She said something happened to her mind that made things too complicated for her to handle alone. Her daughter found the facility on the internet.  (38:00)Her daughter in law comes and visits her once a week and does all her laundry for her and brings it to her.  Valeria enjoys being at the Veterans home. She says she is kept busy. She enjoys playing bingo. (40:50)Affects of the war on Valeria’s life  Valeria feels that the service made her more outgoing and met many women and men during her time in the service that became great friends. � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Dellinger, Valeria (Interview outline and video), 2006 Creator An entity primarily responsible for making the resource Dellinger, Valeria Description An account of the resource Valeria Dellinger was a veteran of WWII in the United States Army in 1945 and 1946. She served in Los Alamos, New Mexico as a switchboard operator for the military at the time of the development of the atomic bomb. She married her husband after she was discharged in 1946. He remained a MP for the military and transferred to the Pacific when they were testing the atomic bomb, while she stayed on at Los Alamos in the civil service for a while before moving to Michigan. Contributor An entity responsible for making contributions to the resource Collins Sr., Charles E. (Interviewer) Collins, Carol (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) United States--History, Military Michigan--History, Military Veterans Video recordings World War, 1939-1945--Personal narratives, American United States. Army. Women's Army Corps Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Relation A related resource Veterans History Project (U.S.) Date A point or period of time associated with an event in the lifecycle of the resource 2006-10-16 Identifier An unambiguous reference to the resource within a given context DellingerV0226V Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project Collection, (RHC-27)</a> Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/82ef85a8bedf2f2392579586084ae6c5.m4v 1bfcd697458ec5d24f71fd99099b2eb7 https://digitalcollections.library.gvsu.edu/files/original/8635af1528d542c2c8f315a5e4e89720.pdf 41abcc56f1ee28d0e596bedefb60f371 PDF Text Text Grand Valley State University Veterans History Project Interview Glenn Dells (Length 14:19) Vietnam Veteran 1966-70 (00:19) Pre-enlistment: • He lived in the north end of Grand Rapids where he finished high school • Decided to enlist so that he could choose which branch of the military he serve in • He actually enlisted before he was done with high school (01:30) Enlistment: • Served in Florida before he went to Vietnam • Served in Phan Rang while in Vietnam • He spent two years serving in Alpena, Michigan after he got back from Vietnam (01:52) Military Occupational Service (MOS): • He was a munitions specialist • As a munitions specialist he would handle, build, deliver, blow up, and disarm bombs • Sometimes he would have to go on patrol and would at times be shot at (02:49) Good and Bad Memories: • Meet a lot of friends • He went to Vietnam right after his son was born and missed a year of his life • His father died while he was over in Vietnam • He remembers how he and other soldiers were treated terribly for serving their country during Vietnam (04:16) Casualties/Fear: • His unit did not have many casualties • He knew other units where only one guy survived • He would wonder why it was not him who died instead • He was fearful when bullets were flying by, but it was also exciting • “Young people went to war because old people couldn’t do it” (05:17) Food: • They had cooks and mess tent, but sometimes the quality of food depended on the time of season or how much combat was going on around their camp • During periods where their camp was being attacked a lot they would have to eat sea rations, cans of beans, and other foods like that �(05:47) Free Time: • They would drink a lot and do other things to try to forget what went on • Sometimes they could go to the nearby villages • They sat around, listened to music, and would go to the club where they would have entertainment • Got to see the Bob Hope show that held at his camp • Mostly they worked and slept because they worked 12 hour days (06:36) Vietnam Civilians: • A lot of Vietnamese worked at their base • He had a Vietnamese maid that ended up getting killed when she was taking part in an attack on their base • He was almost killed by a 75 year old women, and by a group of 6 children ages between 7-10 years old • No one knew who was friend or foe (08:01) Keeping in Touch: • Mainly letters were the only form communicate with those back home • They got to make a three minute phone call once during Christmas • The phone call was made through HAM operators, so he never got to hear the voice of the person he was trying to talk to (08:53) Holidays: • He might have gotten a box of cookies or something like that, but for the most part there was no celebration (09:14) Skills/Lessons Learned: • He learned to take orders, and how to do the job right • He learned how take pride in doing your job, and how to take pride in yourself • His skill in handling bombs was not of much help after the war • He also learned how to cope with tragedy and success • Learned how to be a better citizen (10:15) After the War: • Left Alpena with his family and headed back to Grand Rapids • He was a medical technician at a VA hospital • He worked with veterans that had many different problems • He is now a maintenance man (11:52) Thoughts on Military Service: • Every man should spend some time in the military because it is their obligation • He thinks that if we had to fight a war at home that people would thik differently about military service • We are lucky to live in this country were we have many rights others around the world do not have �(13:12) Military Organizations: • He is a member of the VFW and the American Legion (13:24) Pictures: • Him standing in military gear • Him standing next to bombs • Digging and filling sand bags • Him after the war in a nice car • His lighter from Vietnam (front and back) • What looks like a picture of him coming back from Vietnam � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Dells, Glen (Interview outline and video), 2007 Creator An entity primarily responsible for making the resource Dells, Glen Description An account of the resource Glenn Dells served in the United States Air Force during the Vietnam War from 1966 to1970. His military occupational service (MOS) during Vietnam was munitions specialist; which meant that he built, delivered, blew up, and disarmed bombs. He was stationed in Phan Rang when he served his time in Vietnam. He talks about his experiences with the Vietnamese population, and how it was difficult for him to distinguish friend from foe. He discusses some of the regrets he had about serving in Vietnam; like missing a year of his son's life. He talks about what he and others would do when they had some free time, and how they got to see the Bob Hope show at their base. He tells about how they would normally communicate with those back home, and how they were allowed to make a 3 minute phone call via HAM operators on Christmas. He talks about what he had learned from serving in the military during Vietnam. Some of what he learned was how to take orders, how take pride in doing your job, and how to take pride in yourself. He also talks about how he feels on the subject of serving in the military today. Contributor An entity responsible for making contributions to the resource Vanwyck, Kayla (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) United States--History, Military Michigan--History, Military Veterans United States. Air Force Vietnam War, 1961-1975--Personal narratives, American Video recordings Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Relation A related resource Veterans History Project (U.S.) Date A point or period of time associated with an event in the lifecycle of the resource 2007-06-01 Identifier An unambiguous reference to the resource within a given context DellsG Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project Collection, (RHC-27)</a> Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/35012776894882cb4b443e7e2ef5f28c.pdf eee080488cea62ec834d1108e6b0adfd PDF Text Text VILLAGE OF SEBEWAING PARKS AND RECREATION MASTER PLAN NOVEMBER 2018 ,/IlllJge 9" /%,~ SEBEWAING �Table of Contents I. INTRODUCTION AND COMMUNITY DESCRIPTION ..........................................................................................1 REMEMBERING THE VALUE OF PUBLIC PARKS ................................................................................................2 REGIONAL SETTING & LOCATION ....................................................................................................................3 II. ADMINISTRATIVE STRUCTURE ..........................................................................................................................5 BUDGETS & FUNDING.........................................................................................................................................5 ROLE OF VOLUNTEERS ......................................................................................................................................6 RELATIONSHIP WITH SCHOOL DISTRICTS, OTHER PUBLIC AGENCIES OR PRIVATE ORGANZATIONS ...6 III. RECREATIONAL INVENTORY ............................................................................................................................7 EXISTING RECREATIONAL OPPORTUNITIES ...................................................................................................7 COMPARISON TO STANDARDS ..................................................................................................................... 12 IV. COMMUNITY INPUT ........................................................................................................................................ 14 SURVEY RESULTS ............................................................................................................................................ 14 PUBLIC MEETING OVERVIEW .......................................................................................................................... 15 V. GOALS AND OBJECTIVES ............................................................................................................................... 16 GOAL 1 .............................................................................................................................................................. 16 GOAL 2 .............................................................................................................................................................. 17 GOAL 3 .............................................................................................................................................................. 17 GOAL 4 .............................................................................................................................................................. 17 VI. ACTION PROGRAM ......................................................................................................................................... 18 INTRODUCTION ............................................................................................................................................... 18 IDENTIFIED PROJECTS .................................................................................................................................... 18 FINANCING POTENTIAL IMPROVEMENTS..................................................................................................... 20 VII. HARBOR PLAN ................................................................................................................................................ 21 VII. SUMMARY AND ADOPTION........................................................................................................................... 25 A COMMUNITY PLAN ....................................................................................................................................... 25 APPENDIX A........................................................................................................................................................... 27 APPENDIX B ........................................................................................................................................................... 29 APPENDIX C .......................................................................................................................................................... 32 APPENDIX D .......................................................................................................................................................... 36 APPENDIX E ........................................................................................................................................................... 42 APPENDIX F ........................................................................................................................................................... 43 �Recreation, parks, and open space are important to the residents in the Sebewaing area. In this community, these amenities add to the quality of life for residents. Park special events are an important economic component of community. Recognizing this, community officials have led an effort to develop a Parks and Recreation Plan aimed at improving and developing recreational resources in the Sebewaing area. Broadly speaking, Sebewaing officials intend to use this plan to guide their work on future recreational and parks projects within the area. It is also a strategic document that articulates specific goals to various agencies and organizations that fund local recreational and parks improvement projects. In accordance with the State of Michigan recommended five-year cycle for recreation planning, this updated plan covers the five-year period 2019-2023. Specifically, this plan is developed in accordance with the guidelines for Community Park, Recreation, Open Space, and Greenway Plans published by the Michigan Department of Natural Resources (DNR). This document is intended to serve as a guide in the planning for future park and recreation opportunities, services, and implementation. Population shifts, new development, and changing attitudes towards leisure can add demands upon the community’s existing parks and recreation system, thus increasing the need for both short and long range planning. Recommendations such as land acquisition, and facility expansions and construction, and even the design of a neighborhood park improvement, will require additional study or involvement of residents in order to address the site-specific details. This plan lays the foundation upon which these activities can build. Implementation strategies are identified over the next five years, at which time the plan will again be updated. The delineation of these improvements will aid Sebewaing in grant solicitation from the DNR and others for long-range capital improvement budgeting. Additionally, during the next five years, it is important for the community to refer to the plan and make appropriate priority adjustments as conditions change and funding opportunities arise. This plan is written for the Village of Sebewaing. However, it is recognized that the Village of Sebewaing provides recreation for much of the surrounding area, since some of those communities have no parks of their own. The parks in Sebewaing serve many of the residents of the Unionville-Sebewaing Area School District. This includes all or portions of Sebewaing Township, Akron Township, Columbia Township, Wisner Township, and Fairhaven Township. 1 �According to the National Park and Recreation Association, parks and recreation have three values that make them essential services to communities: o o o o o o o o Parks improve the local tax base and increase property values. It is proven that private property values increase the closer such land is to parks. This increase in private property value due to the proximity to parks increases property tax revenues and improves local economies. Parks and recreation programs and facilities provide significant indirect revenues to local and regional economies from sports tournaments and special events such as arts, music, and holiday festivals. Economic activity from hospitality expenditures, tourism, fuel, recreational equipment sales, and many other private sector businesses is of true and sustained value to local and regional economies. This indirect economic value is in addition to direct revenues that are gained from park facilities and programs. Parks are the places that people go to get healthy and stay fit. Parks and recreation programs and services contribute to the health of children, youth, adults, and seniors. Parks and protected public lands are proven to improve water quality, protect groundwater, prevent flooding, improve the quality of the air we breathe, provide vegetative buffers to development, produce habitat for wildlife, and provide a place for children and families to connect with nature and recreate outdoors together. Parks are a tangible reflection of the quality of life in a community. They provide identity for citizens and are a major factor in the perception of quality of life in a given community. Parks and recreation services are often cited as one of the most important factors in surveys of how livable communities are. Parks provide gathering places for families and social groups, as well as for individuals of all ages and economic status. Parks have a value to communities that transcend the amount of dollars invested or the revenues gained from fees. Parks provide a sense of public pride and cohesion to every community. 2 �Huron County Sebewaing The Village of Sebewaing is located in southwestern Huron County on the shores of Lake Huron and Saginaw Bay. The marine area around Sebewaing possesses rich marshland habitat and offers excellent fishing, hunting, and boating opportunities. The community is rural and most of the land surrounding Sebewaing is used for agricultural purposes. The Village of Sebewaing is surrounded by Sebewaing Township. Sebewaing is 28 miles northeast of Bay City, 43 miles from Saginaw, and 72 miles from Flint. M-25 is the major traffic carrier into Sebewaing, carrying a large volume of traffic from Bay City, Saginaw, and other areas down state into the thumb. Huron County is an attractive area for vacationers and day-trippers from the metropolitan Detroit region. Other practical routes to the Huron County area include M-53 and I-75. Distance to Detroit is 115 miles and Bad Axe, the Huron County seat, is 24 miles from Sebewaing. 3 �The parks in Sebewaing serve as a community gathering point for residents of the UnionvilleSebewaing Area School District which encompasses parts of several surrounding communities. Some of these communities do not have any parks of their own. These would include Wisner, Akron, and Columbia Townships in Tuscola County and Fairhaven, and Sebewaing Townships in Huron County. According to the 2016 American Community Survey the population of the Village of Sebewaing was 1,610. This is a 9.25% decrease from the 2010 census (1,759.) A significant characteristic of Sebewaing is the high median age. The median of 51.8 years is more than 10 years higher than the State of Michigan. An older population has some unique needs in terms of recreational facilities the Village will want to consider when it plans for the future. Other selected demographic characteristics are shown in Figure 2. Sebewaing Sebewaing Township Huron County Michigan 2010 2016 2010 2016 2010 2016 2010 2016 44.9 51.8 44.7 48.3 46.8 48.3 38.9 39.5 18.60% 16.00% 22.80% 20.50% 22.70% 21.70% 23.70% 25.30% 2.19 2.11 2.3 2.3 2.27 2.27 2.49 2.51 Bachelor's Degree of Higher 12.70% 13.00% 11.30% 12.30% 12.80% 14.90% 25.00% 27.40% Median Household Income (in 2016 dollars) $45,004 $41,324 $46,240 $51,384 $44,115 $43,082 $53,212 $50,803 Per Capita Income (in 2016 dollars) $23,283 $22,875 $23,753 $26,260 $22,760 $24,455 $27,860 $27,549 Disabled 16.80% 17.76% 12.90% 13.40% 16.80% 16.09% 13.70% 14.07% Median Age Population Under 20 Average Household size 4 �The Village Council in Sebewaing makes all decisions regarding parks in the community. The Village of Sebewaing's Department of Public Works (DPW) operates its parks and recreation facilities. Working under the direction of the Sebewaing DPW Committee, the DPW maintains and plans improvements for its recreation facilities. Figure 3 diagrams the administrative structure that provides recreation opportunities in the Village of Sebewaing. Village Council The DPW Committee  Department of Public Works The overall budget for parks and recreation in the Village of Sebewaing for the 2017-2018 fiscal year was $266,045, of which $220,000 was for the replacement of the Main Park Restroom. The budget for parks and recreation for fiscal year 2018-2019 is $59,000. In anticipation of the future replacement of the playscape at the Main Park, $10,000 was included in this fiscal year’s budget. Given the playscape’s current condition, it is estimated that its useful life will expire in the next 5 years and the structure will need to be replaced. The budget amounts include operation, maintenance, and capital improvements. All decisions regarding funding for parks and recreation are made by the Village Council. Funding for the parks and recreation functions in Sebewaing include the Village General Fund, rental fees, donations, and grants. A breakdown of the Village’s parks and recreation budget is included in Appendix A. 5 �Volunteer groups support and promote the recreation programs in Sebewaing. The UnionvilleSebewaing Area Softball/Baseball Association runs a girls summer ball league in Sebewaing and a boy’s ball league in Unionville. Another group runs a women’s adult softball league that plays twice a week in the summer. The M-46 Horseshoe Association has run a horseshoe league in Sebewaing for more than 30 years. The Village of Sebewaing works closely with various community groups to coordinate and host special events in the Sebewaing parks. The Sebewaing Chamber of Commerce hosts the annual Michigan Sugar Festival, which is a large tourism draw for the community. They also host the Christmas Lighted Parade that ends at the Main Park. In addition, Moonlight Madness and RiverFire are events occurring in October and taking place by the Muellerweiss Park each year. Other events organized by the Chamber of Commerce include a weekly farmers market and the annual County Market and Music Fest that take over parts of the street and Muellerweiss Park each year. The Sebewaing Lions Club and the Sebewaing Rotary Club host an annual men’s slowpitch softball tournament in Sebewaing. It also brings a large number of visitors to the community for the weekend. The Chamber of Commerce, the Lions Club, the Rotary Club, and other local groups have donated funds for various projects and initiatives in the Sebewaing Parks. These include match money for an acquisition grant, picnic facilities, and ball diamond lighting. 6 �In order to plan for parks and recreation in the future, the types of facilities that currently exist in Sebewaing need to be examined. It is also helpful to compare these existing facilities to various standards as one measure of the adequacy of the parks and recreation facilities in the community. A survey of existing recreation facilities available to residents of the Village was conducted in June of 2014 and updated in 2018. The results of this survey indicated there are numerous recreation facilities located within Sebewaing, including five village parks, some private facilities and a county park. An inventory chart is included in Figure 4 and a location map is presented in Figure 5. The inventory chart also includes a basic accessibility assessment and a listing of the service area for each park. Past improvements to existing facilities that were completed with the support of the Michigan Department of Natural Resources are provided in Appendix B. A brief description of the village parks and other recreational opportunities is given in the following paragraphs. For more information about the village parks, visit the Village of Sebewaing website at http://www.sebewaingmi.gov/village-parks.html (127 South Third Street) is the largest and most central park in Sebewaing and is divided between the Main and South sections. In total it is 18 acres in size and provides three ball diamonds, picnic areas, eight basketball courts, two tennis courts, a large play structure, a small play structure, horseshoe pits, a volleyball court, a concession stand, an open playfield, three shelters, and two restrooms. It serves as a community gathering point for league sports, festivals, and special events. 7 �(14 West Sebewaing Street) is a small passive park located on the river in downtown Sebewaing. It is one acre in size and has a picnic area, benches, a Veterans’ memorial, and restrooms. Muellerweiss Park is frequently used for village events throughout the year. (West Sebewaing Street) is one acre in size and is located near the marina. It includes a playground and a gazebo with seating. (Eighth Street) is just over a half-acre in size and has a basketball court, a picnic area, playground equipment, and an open playfield. 8 �(700 West Sebewaing Street) is owned jointly by the Village of Sebewaing and Sebewaing Township. Operation of the facility is contracted to a private entity. It includes 80 boat slips, four boat launches, and restrooms. It is located near the mouth of the Sebewaing River on Saginaw Bay. The Sebewaing area includes the following other recreation facilities: o New Salem Evangelical Lutheran School (214 Grove Street) – outdoor basketball court o Christ the King Lutheran School (612 Bay Street) – outdoor basketball court and sports fields o Sebewaing River Campground (537 Union Street) – campground along the river o Sebewaing County Park (759 Union Street) – campground with picnic area, trails, playground equipment 9 �Parking Camping Restrooms Boat Launch Shelter Waterfront Property Nature Trails Playfield (open) Playground Equipment Picnic Area Tennis Courts Soccer/Football Basketball Ball Diamonds Volleyball Service Area** Accessibility* Acreage SEBEWAING AREA RECREATIONAL FACILITIES Comments Village Parks Village Park: Main and South 18 3 R 2 restrooms, multiple picnic areas, multiple sports facilities, drinking fountain, BBQ pit Muellerweiss Park 1 3 V Fishing platform, Veteran's Memorial Pitcher Memorial Park 1 3 V Gazebo Northside Neighborhood Park 0.5 2 N Drinking fountain Sebewaing Harbor and Marina 11 4 R 4 boat launches, 2 restrooms, fishing, laundry and showers 26 R 54 hook up sites, 10 tent sites, fishing Sebewaing River Campground 6.2 R 73 camp sites, fishing New Salem Evangelical Lutheran School 0.5 V Christ the King Lutheran School 10 V County Parks Sebewaing County Park Other Recreation 5 soccer, 1 football * 1 - None of the facilities/park areas meet accessibility guidelines. 2 - Some of the facilities/park area meet accessibility guidelines. 3 - Most of the facilities/park area meet accessibility guidelines. 4 - The entire park meets accessibility guidelines. 5 - The entire park was developed/renovated using the principles of universal design. ** R = Regional, V = Village, N = Neighborhood FIGURE 4 - RECREATION INVENTORY 10 �9 10 FIGURE 5 - PARK LOCATION MAP VILLAGE OF SEBEWAING PARKS 1. 2. 3. 4. 5. Muellerweiss Park Village Park: Main and South Pitcher Memorial Park Northside Neighborhood Park Sebewaing Harbor and Marina OTHER RECREATION 6. Christ the King Lutheran School 7. New Salem Lutheran School 8. Sebewaing River Campground 9. Bay Shore Nature Trail (in progress) COUNTY PARK 10. Sebewaing County Park 11 �The Village of Sebewaing has approximately 30 acres of park land for its 1,610 citizens. General industry standards would suggest 5-10 acres of park land per 1,000 citizens. This would suggest that the Village of Sebewaing has adequate park land for its citizens. However, if one considers the larger service area which includes the entire Unionville-Sebewaing Area School District, the Village may be somewhat lacking in park land. This is why the community input portion of the Recreation Plan is so important. It provides feedback from citizens about what else is needed in terms of park land and facilities in the community. As a supplement to the recommended standard for park acreage, recreation and tourism data from peer municipalities, Huron County, and the State of Michigan can be used to help understand broader trends in recreation and tourism. It is important to be aware of local and state trends in recreation and tourism to ensure the Village of Sebewaing is keeping pace with changes in demand and maximizing planning and funding opportunities with regional stakeholders. Figure 6.1 shows Huron County is lagging slightly in tourism spending growth in eastern Michigan in comparison to other counties. Figure 6.2 shows the share of employment within the tourism industry, indicating the importance of tourism and recreation related jobs to Huron County. Within the broader state and county-wide trends in recreation, kayaking is growing in popularity and provides a unique way for residents and visitors to access the natural assets of Saginaw Bay. This can be seen in recent growth of water trails, some planned and funded with DNR grant sources, in Saginaw Bay including The Tip of the Thumb Heritage Water Trail, Saginaw Bay Water Trail, Au Gres River Excursion, Rifle River Trail, Kawkawlin River Trail, and Saginaw River Historical Excursion. 12 �FIGURE 6.1 - East Michigan Visitor Spending by County FIGURE 6.2 - East Michigan Tourism Direct and Total Tourism Jobs by County, 2014 Source: Tourism Economics Source: Tourism Economics 13 �To comply with the Michigan Department of Natural Resources Guidelines for the Development of Community Park, Recreation Open Space and Greenway Plans, the Village of Sebewaing offered three opportunities for public input along with a 65-day period for review and comment on the draft plan. The first opportunity for public input was through a community survey, the second at a public meeting held on June 7, 2018 and the third opportunity was a public hearing held on October 15, 2018. As part of the Village of Sebewaing’s Master Planning process, the Master Plan Steering Committee undertook a community survey in order to gather feedback on a variety of questions related to the Master Plan and Recreation Master Plan. The survey was open for three weeks, from January 29, 2018 through February 16, 2018 and was available to stakeholders on- line through QuestionPro as well as in paper format. The paper surveys were available at the Village Office and Sebewaing Light and Water Office. Steering Committee members also distributed paper surveys at businesses in the Village and at the meetings they attended during the three weeks the survey was open. A copy of the survey questions, along with a link to the survey response report can be found in Appendix C. A total of 127 respondents completed the survey, with another 83 who started but did not complete the survey. The project team transcribed the paper survey responses into QuestionPro prior to running an analysis of results to ensure all responses were captured online. A copy of the survey and results are available on line at https://www.questionpro.com/t/ PDOh5ZbTq6. The community survey contained 22 questions and respondents were first asked basic questions about their relationship to the Village of Sebewaing including if they are a resident, how long they’ve lived in the Village, and their age. The majority of respondents (63.8%) were current residents of the Village and just over a third of respondents (34.4%) have lived in the Village for 30 years or more. Of the visitors and past residents that participated in the survey (about 20% of respondents), the vast majority of them come to Sebewaing more than 12 times per year. The majority of survey participants were evenly distributed between 25 years old and 64 years old. 14 �Survey respondents expressed desire to maintain and enhance the existing park and recreational facilities and to optimize utilization of Sebewaing's many natural resources for residents and visitors alike. A link to the full survey questions and responses can be found in Appendix C, however, an overview is provided below. o Maintaining existing park and recreational facilities and attracting more visitors/ tourists were both rated as high priority. o Access to lakes and rivers, tourism, and preservation, protections, and enhancements of natural resources were rated as important to the future of Sebewaing. o Wild life habitat and public land and open spaces were rated highest for natural resources needing to be protected and enhanced. o Boating and fishing, other recreation (kayaks, biking, etc.), outdoor events (farmers markets, flea markets, tournaments, etc.), and camping were rated highest priority for attracting more visitors and tourists to Sebewaing. o Developing walking paths and bike routes to improve active transportation assets were rated as high priority. o Attracting more healthcare and related services was rated as medium priority. On the evening of June 7, 2018, a public meeting was held to discuss the Village of Sebewaing Recreation Plan update and the Master Plan. The meeting was publicized on the Village's website, on social media, on the local radio station, and during other village meetings. Using sticker voting, the 24 attendees had the opportunity to show their support or dissent for the four goals outlined in the Recreation Plan. The result of the sticker voting was that all attendees voting agreed with the proposed goals and activities outlined in the draft Recreation Plan. After the sticker voting ended, participants had a discussion about the purpose of the Recreation Plan update and what they would like to see included in the recreation plan. Meeting attendees indicated they would like to see winter recreation activities added to increase the recreation opportunities for residents and visitors all year- round. 15 �Developing goals and objectives is an important part of the recreation planning process. The overall goal of parks and recreation departments is to provide recreational opportunities for the community and/or region it serves, and possibly for tourists. More specific goals must be based on the demographic characteristics of the population served and the physical and environmental characteristics of the area. During the course of the planning process, four goals and associated objectives were development. Goals are general guidelines for what the community wants to achieve. The objectives describe the specific future condition to carry out each goal. The Action Program is the last level and the most specific. It outlines specific projects that have been identified. Photo courtesy of MLive Provide safe, broad community-based recreation opportunities that improve the overall quality of life for all residents in the Village of Sebewaing. o Objective: Add facilities to Sebewaing parks for all age groups and abilities based upon community input and need. o Objective: Improve and promote year-round, accessible recreational opportunities along the Sebewaing River for residents and visitors of Sebewaing. 16 �Preserve and enhance the natural features and environment of the Village of Sebewaing through sustainable implementation methods. o o o Objective: Promote sustainable infrastructure in Sebewaing where areas of poor infrastructure exist. Objective: Limit infrastructure in areas where floodplains exist to promote lowdevelopment recreational based projects. Objective: Increase the quality of life of the Village of Sebewaing’s natural environment. Promote walkability between recreational opportunities in the Village of Sebewaing. o Objective: Connect the Historic River District area to recreational opportunities through wayfinding and proper signage. o Objective: Improve and maintain facilities in parks and on walking routes to increase ease of use, accessibility, and safety. Attract and enhance opportunities for recreation-based tourism in Sebewaing o Objective: Increase and advertise the outdoor amenities in Sebewaing to allow the Village to become a tourist destination year-round. o Objective: Use the existing and future recreational opportunities to draw in visitors from outside of Sebewaing and Huron County. 17 �This Recreation Plan is intended to be a guiding document for the Village of Sebewaing in terms of goals and capital improvements. The Village worked hard to determine the need for different improvements and the potential users who would benefit from the improvements. The Village is dedicated to providing recreation opportunities for residents of all ages and abilities, ensuring that all improvements and upgrades to facilities are handicap accessible. In addition, potential users include not only residents from the Village of Sebewaing, but also residents located in other nearby communities who are part of the Unionville-Sebewaing Area School District. As a provider of recreational opportunities to these other local jurisdictions, the Village of Sebewaing considers its relationships to these people a critical component to the success of this action program. The project list in not a fixed element and is neither all-inclusive or exclusive. The schedule reflects the results of the input received from the online survey, Village staff, and other general input received from the community. Future circumstances, especially availability of funding, may change priorities or require reprioritization of items. 1. Non-Motorized Walking Trail An interconnected walking trail throughout the Village of Sebewaing will connect the Historic River District area to some of the town’s natural features and Saginaw Bay. At the request of the village stakeholders, this trail will provide new recreational opportunities while promoting safety, walkability, and outdoor recreation. During the winter months, the non-motorized walking trail will be open and marketed towards winter-time recreational uses, such as crosscountry skiing and snowshoeing. 2. Kayak Launch A designated kayak launch will improve water safety and accessibility to Saginaw Bay for village residents and visitors. The only official kayak launch in the Village is also the Sebewaing Harbor Marina boat launch. Village stakeholders have expressed concerns for safety when small and large boats are utilizing the same facility. 18 �3. Playscape at the Main Park Replacing the playscape at the Main Park will ensure the park amenities are maintained into the future and continue to provide a safe and attractive place for families to enjoy the park and recreation opportunities in the Village. The playscape was built in 2000 with a life expectancy of 20 years. Given its current condition, it is estimated its useful life will expire within the next 5 years and the structure will need to be replaced. 4. Village of Sebewaing Signage Improved signage will increase connectivity between the roughly 40 acres of forested area, nature trails, Sebewaing public parks, and the Bay Shore Camp. Currently there is minimal signage throughout the village, limiting the ability of residents and visitors to utilize recreational assets. Improved signage will promote recreational utilization for residents and visitors. Increased connectivity between recreational facilities will also promote tourism in the village, a stated interest of village stakeholders. 5. Village Park Walking Loop A walking loop around the Village Main Park and Village South Park will improve utilization of the largest and most popular park in the village for residents of all ages and abilities. Improved parks and park equipment were a stated priority of village residents. A walking loop around the Main and South Parks will improve utilization among the aging residential village population. 6. Park at 249 North Center Street (the former Lapeer Metal Stamping (LMS) site) The 249 North Center Street property is a brownfield site in the heart of downtown Sebewaing. Planning and design work has taken place to begin exploring the remediation and redevelopment options for the site. A concept plan for the site, shown in Appendix E, envisions a portion to be used as park space, creating additional park space in the Village of Sebewaing. 7. Recreation Facilities at the South Park Identified projects include updating the basketball and tennis courts, adding a pickleball court, and building a pavilion near these courts for park-goers. Seating near the horseshoe pits was also identified as a needed improvement. 19 �Funding for parks and recreation capital improvements can come from a myriad of local, state, and federal public programs as well as private groups and foundations. Grant funding is available for parks and recreation projects. However, applicants need to target potential funding agencies and programs very carefully so as to meet the specific criteria required. A current listing of programs and agencies that can provide funding for parks and recreation projects is contained in Appendix D. 20 �Beginning in 2015, to be eligible for Michigan State Waterways Grants, a harbor in Michigan is required to be included in a community’s Recreation Plan. The discussion on the following pages covers the required elements. Name of Facility: Sebewaing Harbor Marina Location: 700 W Sebewaing Street Sebewaing, Michigan 48759 The general purpose of the Sebewaing Harbor Marina is to provide recreation opportunities for boaters and fisherman throughout the Midwest. After a large section of dock was damaged by ice during the winter of 2014, 24 boat slips were removed, reducing the number of boat slips from 104 to the current 80 slips. The facility includes a four place boat launch. This is currently the right size for the existing demand and use. The facilities were compliant with the Americans with Disabilities Act (ADA) when built, however, improvements need to be made in order to maintain accessibility (See Large Scale Maintenance and Replacement Schedule). The Village of Sebewaing Site Development Plan includes two projects, which are outlined below with the anticipated cost:  Build a 1,800 square foot open air pavilion for community use: $45,000  Install kayak facilities: $7,000 Marketing is handled by the subcontractor who manages the marina. The subcontractor maintains a web site (www.sebewaingharbor.com) that can take reservations and provide general information about the marina. Brochures are available and distributed around the county. The marina information can also be viewed from other web sites such as www.marinas.com, www.Michigan.org, the village website – www.sebewaingmi.gov, and the Sebewaing Area Chamber of Commerce site, www.sebewaingchamber.com. 21 �The subcontractor markets the marina at two trade shows per year that are involved with boating, sportsmen, and fishing. He also plans to increase marketing efforts to pilots because the marina is directly adjacent to the small Sebewaing Township Airport. The Sebewaing Chamber of Commerce and the marina subcontractor sponsor a fishing contest at the marina during the annual Michigan Sugar Festival in June. The Sebewaing Harbor Marina is operated jointly as a partnership between the Village of Sebewaing and Sebewaing Township. Day to day management of the facility is subcontracted to a private individual who also owns and manages the Sebewaing River Campground across the river. The channel leading into the marina normally needs dredging approximately every three to five years, depending on water levels. Approximately 70,000 to 100,000 cubic yards of dirt are removed during the dredging. The Village uses three different confined disposal facilities (CDF’s) for the spoils. Two are adjacent to the channel and the third is located approximately ¼ mile to the south. Currently, the harbor is in a 5- to 7-year dredge cycle, with the last dredging completed in 2016. Daily/Weekly Marina facilities are maintained on a daily basis during the operational season. Restrooms are cleaned, grass is mowed, and docks and ramps are kept clean and maintained. Seasonally At the beginning of each season, all buildings and facilities are inspected and maintained as needed. This includes inspecting the plumbing, roofs, and parking areas. The mechanical connections that transmit the lateral load on the floating docks are inspected annually to check for fatigue. The floats are inspected to insure proper buoyancy is being maintained. Annual Maintenance Schedule and Cost Task Winterization Cost $750.00 Painting $2,500.00 Minor electrical repairs $1,500.00 Equipment $2,800.00 Dock repair lumber $3,500.00 Startup costs $2,100.00 Minor plumbing repairs $1,900.00 TOTAL $15,050.00 22 �Other Annual Expenses Annual supplies Tools Office Supplies $2,200.00 Bathroom supplies ie: cleaning supplies Annual Services Trash pickup $1,200.00 Weed control aquatic $4,100.00 Weed control landscape $1,300.00 Landscape maintenance (mowing) $3,100.00 Winter maintenance (snow plow and salt) $3,900.00 Sewer and water $1,000.00 Electrical utilities $6,000.00 TOTAL ANNUAL EXPENSES $22,800.00 A series of small scale infrastructure and equipment replacements and repairs are needed regularly to maintain operations at the marina. Costs for these replacements and repairs are outlined in the tables below. Minor and Small Scale Infrastructure and Equipment Replacement New dock carts $1,200.00 Bath stalls throughout $1,300.00 New signage $5,000.00 TOTAL $7,500.00 Minor Infrastructure Repairs Parking lot striping and sealcoating Lighting upgrades parking areas Pump out replacement Shower redesign TOTAL $26,000.00 $3,300.00 $2,900.00 $7,500.00 $39,700.00 The floating docks at the Sebewaing Harbor Marina need a regular replacement schedule. As the docks near the end of their life span, the marina manager will begin working with the Waterways Program at the Michigan Department of Natural Resources - Parks and Recreation Division to develop a regular schedule for replacing a section or sections of dock at a time. They would like to avoid having to replace all of the docks at one time. In addition, the boat launch skid piers need to be replaced every five years. The marina manager would also like to improve handicap accessibility at the docks. This is due to the fact that when lake levels fluctuate, the ramping from the perimeter walkway to the docks may not meet code requirements for accessibility. 23 �Large Scale Maintenance and Replacement Schedules Project Year Cost Re-roof harbor master, bathroom, and annex buildings Make ADA compliant parking and sidewalk area surrounding bait shop Replace or re-deck A dock with compliant ADA ramp due to fluctuation of water levels Replace or re-deck B dock Replace or re-deck C dock Replace or re-deck D dock/skid piers Total 2019 2020 2021 $45,000.00 $18,500.00 $235,000.00 2022 2023 2024 $235,000.00 $155,000.00 $91,000.00 $779,500.00 Sebewaing Harbor Marina Dock Locations C D B A 24 �In its continuing effort to provide quality recreational opportunities for its citizens, the Village of Sebewaing has developed this Recreation Master Plan as a tool to guide the development of Community Park and recreational facilities and locations over the next five years. This plan is an update of the Village’s most recent plan which was adopted in 2014. The plan will provide the Village eligibility for grants from the Michigan Department of Natural Resources (DNR) to assist the community in reaching its recreational goals. The Village of Sebewaing contracted with Delta Institute to assist them with updating the Parks & Recreation Master Plan. During the development of the plan, three opportunities for input and participation were provided. The first public input opportunity was an online survey seeking opinions regarding recreation in the Village of Sebewaing. The second was a public meeting, held on June 7, 2018. Both opportunities are described in the Community Input section of this plan. Based upon the existing information and the public input, the village developed goals and objectives for parks and recreation in the Village of Sebewaing for the next five years. The Village then created an action program to accomplish the goals and objectives of the plan. The third opportunity was during the 65-day public comment period and at the public hearing held after the public comment period. 25 �The draft Village Recreation Plan document was made available for review beginning on July 16, 2018 at the Village Office and on the Village website. This viewing opportunity was advertised in the Huron Daily Tribune newspaper and on the local radio station. The third opportunity for community input occurred at the advertised public hearing held prior to adoption of the plan. This meeting was held on October 15, 2018 at the Village Office. After the public hearing, on October 15, 2018, the Sebewaing Village Council adopted the Parks & Recreation Master Plan on November 5, 2018. Copies of the Parks & Recreation Master Plan were transmitted to the Huron County Planning office, the East Central Michigan Council of Governments and the Michigan Department of Natural Resources in of 201_. Copies of the notification advertisements, the public hearing minutes, and the resolution are included in Appendix F. 26 ����Monday, June 4, 2018 Grants Management Michigan Department of Natural Resources Monday, June 4, 2018 Grants Management Michigan Department of Natural Resources Grantee Village of Sebewaing - Huron County Project No. 26-00449 Grant History GGrant History Project County: Huron Project Year: 1972 Project Title: Sebewaing Harbor and Marina Boat Launch Grant Closed Project Status: Project Description: $32,946.17 Grant Amount: Acquire .72 acres. Develop 4 acres to include picnic area, playground equip., parking, boat launch area, lighting, landscaping, site improvement and comfort station. Project No. 26-00623 Project County: Huron Project Year: 1975 Project Title: North Side Neighborhood Park Project Status: Grant Closed Project Description: Grant Amount: $3,023.40 Site improvement, water fountain, parking, picnic equipment, basketball, court, paly equipment, and LWCF sign Project No. 26-00817 Project County: Huron Project Year: 1976 Project Title: Village Park Project Status: Grant Closed Project Description: Grant Amount: $8,864.29 Restrooms/storage building with utilities, site improvements, and LWCF sign Project No. 26-01023 M Project County: Huron Project Year: 1977 Project Title: Village Park Project Status: Grant Closed Project Description: Grant Amount: $8,562.05 Park shelter, picnic equipment, LWCF sign. Project No. TF89-009 Project County: Huron Project Year: 1989 Project Title: Sebewaing Harbor and Marina Project Status: Grant Closed Project Description: Grant Amount: $215,300.00 To acquire 6 parcels of land totaling 2.04 acres for future development of a recreational harbor with approximately 72 boat slips. �Monday, June 4, 2018 Grants Management Michigan Department of Natural Resources Monday, June 4, 2018 Grants Management Michigan Department of Natural Resources Grantee Village of Sebewaing - Huron County Project No. TF92-289 Grant History Grant History Project County: Huron Project Year: 1992 Project Title: Muellerweiss Park Project Status: Grant Closed Grant Amount: $112,500.00 Scope Item: EDC contingencies Fishing platform Landscaping Lighting Public restroom Signage Project Description: Develop handicapped accessible river fishing platforms, public restrooms, landscaping and lighting along the Sebewaing River. Project No. TF03-001 Project County: Huron Project Year: 2003 Project Title: Village Park Project Status: Grant Closed Project Description: Grant Amount: $36,500.00 Acquisition in fee simple title of 5.5 acres to expand the size of the existing park for parking and park improvements. Project No. 26-01762 Project County: Huron Project Year: 2015 Project Title: Village Park Restroom Building Project Status: Grant Closed Grant Amount: $100,000.00 Scope Item: Access Pathway 6' wide or more Drinking Fountain Program Acknowledgement Sign Restroom Building Project Description: Construction of a new accessible restroom building in the Sebewaing Village Park that will replace an old and outdated facility. The new building will include a utility room and concession area. 8 Total Number of Projects: Total Amount of Grant Given: $517,695.91 ��VILLAGE OF SEBEWAING MASTER PLAN COMMUNITY SURVEY Thank you for taking the time to answer the Village of Sebewaing’s Master Plan Community Survey! Your responses will help inform the recommendations and action strategies that will be included in the final plan. Your opinions are vital to the Master Plan process. The survey should take about 10 minutes to complete and your responses will be kept confidential. Please submit your responses to the Village Office no later than Friday, February 16, 2018. Please contact Office@sebewaingmi.gov or 989-883-2150 with any questions regarding the survey or the Master Plan process. 1. Are you a current resident of the Village of Sebewaing?  Yes 2. If you are a resident or past resident, how long have/did you live here?  Less than 2 years  6-9 years  20-29 years  2-5 years  10-19 years  30 or more years 3. If you are a visitor/tourist, how often do you visit?  Once a year  More than 12 times a year  2-5 times a year  I have visited the Village, but do not visit regularly  6-12 times a year  I am a resident of Sebewaing  No, I am a past resident 4. Do you work in the Village of Sebewaing or Sebewaing Township? 5. What is your age? 6. What is your main occupation? 7. What issues do you believe are very important to the future of the Village of Sebewaing? Select up to three.  Yes  No, I am a visitor/tourist  Other:  I am a visitor/tourist  No  Under 18  25-34  45-54  65-74  18-24  35-44  55-64  75+  Agriculture related  Education  Retired  Retail/Food service  Manufacturing  Unemployed  Business  Government  Other:  Healthcare  Student Access to lakes and rivers Medical care Agriculture Preservation of scenic character Economic development/job creation Community safety Education options Tourism Housing choices Other: Infrastructure expansion/maintenance Preservation, protections, and enhancement of natural resources Transportation choices (walking, biking, bus) 8. How would you characterize the quality of life in the  Excellent Village of Sebewaing?  Improving 9. Why do you live in the Village of Sebewaing? Select up to three.  Generally good  Below average  Deteriorating  Poor  No opinion Born and raised here Safety/low crime Close to family and friends Affordable and quality housing Like rural living Recreational opportunities Saginaw Bay Quality of schools Like the community I don’t live in the Village of Sebewaing Retired here Other: Job availability 10. List the 3 things that would improve your quality of life if they were available in the Village of Sebewaing. 1. 2. 3. 11. List the 3 major challenges facing the Village of Sebewaing. 1. 2. 3. 12. What services/products/new businesses would you like access to in the Village of Sebewaing that are not currently available? �13. What priority do you think should be given to the following? a. Attracting more industrial businesses. b. Attracting more healthcare services (hospitals, senior care, urgent care, primary care physicians). c. Attracting more retail and other services (restaurants, lodging, legal services, repair services, etc.) d. Attracting more visitors/tourists. High     Medium         Low e. Maintaining existing park and recreational facilities. f. Developing local walking paths and bike routes to improve access to different areas of Sebewaing. g. Maintaining natural areas and limiting development. h. Maintaining quality of housing. i. Continuing to enforce the blight ordinance. j. Developing more hotels and motels for visitors/tourists.                   k. Other:    14. What is your opinion of the following statements: a. The mix of housing in the Village of Sebewaing meets the community’s needs. b. Adequate affordable housing is available. c. Adequate senior housing/retirement housing is available. d. Short-term rental options for visitors/tourists should be allowed. Strongly Agree    Agree    Neutral Disagree Strongly Disagree               e. What other housing issues should be considered? 15. What is your opinion of the following statements: Strongly Agree a. The Village needs a range of residential and light industrial uses  b. The Village of Sebewaing needs more commercial businesses in the community.  c. The Village of Sebewaing needs to focus development on the tourist industry.  Agree    Neutral Disagree       16. What priority should be given to the following to attract more visitors/tourists? a. Agritourism High Strongly Disagree    Medium Low    b. Camping    c. Boating and fishing    d. Birding    e. Hunting    f. Village parks    g. Other recreation (kayaks, biking, etc.)    h. Lodging options (hotels, motels, etc.)    i. Events (farmers markets, flea market, tournaments, etc.)    j. Other:    k. Sebewaing does not need to attract more visitors/tourists 17. What aspects of sustainability, resilience, and  Clean water natural resources need to be protected or enhanced in the Village of Sebewaing? Please  Wildlife and habitat select up to three.  Scenery and open vistas Agree  Neutral  Disagree   Public lands and open spaces  Reduce/reuse/recycle  Quiet surroundings  None  Dark night skies  Other: 18. What priority should be given to the following capital improvements? High Medium Low a. Drinking water    b. Stormwater/drainage    c. Sanitary sewer    d. Electric    e. Internet    f. Roads    g. Parks/park equipment       h. Other: _ 19. What waterfront recreation would you like to see and where in the Village of Sebewaing? 20. What is your opinion of the following statements: a. The location and number of walking paths needs to be improved b. The location and number of bike lanes needs to be improved Strongly Agree   Agree   Neutral Disagree     21. What else can be done to improve transportation access to different places throughout the Village of Sebewaing? 22. Any additional comments regarding the Master Plan or what you would like to see for the future of Sebewaing? Strongly Disagree   �A copy of the survey and results are available online at: https://www.questionpro.com/t/PDOh5ZbTq6 ��Recreational Trails Program Grants o o o o o o Match Requirement: n/a, priority given to projects that are leveraging additional funding sources. Grant Amounts: n/a Type: DNR applicant. Priority given to projects that align with Michigan Comprehensive Trails Plan Objective: To fund the maintenance and development of recreational trails and trail related facilities. Application Deadline: June 26 Website: https://www.michigan.gov/dnr/0,4570,7‐350‐ 79134_81684_79209_83740‐‐‐,00.html Waterways Program Grants o o o o o o Match Requirement: 50%, can be funded source. Grant Amounts: 50% of the estimated project cost. Type: Local Government and Stakeholders applicant. Engineering study, demand analysis, harbor logs required. Objective: Waterways Program grants provide funding assistance for design and construction of public recreational harbor/marina (grant‐in‐aid harbors) and boating access site/launch facilities. Funds are available for engineering studies and infrastructure improvement projects at state‐sponsored harbor/mooring and boating access site/launch facilities. Application Deadline: April 1 Website: https://www.michigan.gov/dnr/0,4570,7‐350‐ 79134_81684_79209_80306‐‐‐,00.html Natural Resources Trust Fund o o o o o o Match Requirement: 25% Grant Amounts: $15,000 ‐ $300,000 for development; n/a for land acquisition Type: Local Government applicant. Objective: The Michigan Natural Resources Trust Fund (MNRTF) projects provide for natural resource protection and outdoor recreation. By law, no more than 25 percent of the Trust Fund revenues available for appropriation each year can be used for development, therefore the majority of funding is allocated for acquisition projects. Final grant recommendations are made by the Michigan Natural Resources Trust Fund (MNRTF) Board (members are appointed by the Governor) to the state legislature for final approval. Application Deadline: April 1 Website: http://www.michigan.gov/dnr/0,4570,7‐ 35079134_81684_79209_81657‐‐‐,00.html �Recreation Passport Grant o o o o o o Match Requirement: 25% Grant Amounts: $7,500 ‐ $150,000 Type: Local Government applicant. Objective: Provide funding to local units for the development of public recreation facilities. This includes the development of new facilities and the renovation of old facilities. Application Deadline: April 1 Website: https://www.michigan.gov/dnr/0,4570,7‐350‐ 79134_81684_79209_81659‐‐‐,00.html Land and Water Conservation Fund Match Requirement: 50% of project cost, can be funded source. Grant Amounts: $30,000 ‐ $300,000 Type: Local Government applicant. Applications are evaluated using established criteria and alignment with Michigan's Statewide Comprehensive Outdoor Recreation Plan (SCORP). The criteria used to evaluate the projects is Need for the Project, Site and Project Quality, Applicant History, Financial Need of the Applicant, Quality of the Overall Park Design, Project Facilities/Scope Items and Universal Access Design o Objective: Provide grants to local governments for the acquisition and development of public outdoor recreation areas and facilities. o Application Deadline: April 1 o Website: https://www.michigan.gov/dnr/0,4570,7‐350‐ 79134_81684_79209_81655‐‐‐,00.html Michigan Invasive Species Grant Program o o o o o o o o o Match Requirement: 10%, can be in the form of cash, donation of materials, equipment or supplies, staff or volunteer hours. Grant Amounts: $25,000 min, $60,000 ‐ $400,000 max Type: Local Government applicant. Projects must support the overall goals of the MISGP:  Prevent new invasive species introductions.  Strengthen statewide invasive species early detection and response network.  Limit the dispersal of recently confirmed invasive species.  Manage and control widespread, long‐established invasive species. Objective: To address strategic issues of prevention, detection, eradication and control for both terrestrial invasive species (TIS) and aquatic invasive species (AIS) in Michigan. Application Deadline: pre proposal June 13, full proposal mid‐September Website: https://www.michigan.gov/invasives/0,5664,7‐324‐71276‐‐‐,00.html �Transportation Alternatives Program (TAP) o o o o o o Match Requirement: 20% of project cost. Priority given to applications that exceed the minimum match. Average match is 35%. Grant Amounts: n/a Type: Local Government applicant. Application can be done with partner state agency, local group, etc. Objective: Fund projects, such as bicycle facilities, shared‐use paths, streetscape improvements that improve pedestrian safety, and historic preservation of transportation facilities that enhance Michigan’s intermodal transportation system, promote walkability, and improve quality of life for Michigan citizens Application Deadline: n/a, contact coordinator before beginning application. Website: https://www.michigan.gov/mdot/0,1607,7‐151‐9621_17216_18231‐‐‐,00.html Coastal Zone Management Program Grant Funding o o o o o o Match Requirement: 1:1 match, may be in form of cash, in‐kind services, or donations. Grant Amounts: $10,000 ‐ $100,000 Type: Coastal Local Government applicant. Objective: Promotes wise management of the cultural and natural resources of Michigan’s Great Lakes coastal areas by fostering environmental stewardship through the development and application of tools, science‐based policies, and effective regulation. Application Deadline: December 15 Website: https://www.michigan.gov/documents/deq/ OGL_Coastal_Program_FY19_Grants_Fun ding_Opportunity_603491_7.pdf Saginaw Bay Watershed Initiative Network Grants o o o o o o Match Requirement: n/a, project viability assessed on other funding sources. Grant Amounts: n/a Type: Local Government application. 5 focus areas of applications:  Agriculture and Pollution Prevention  Communication / Regional Marketing  Land Use  Water Resources Wildlife Stewardship Objective: Balance economic, environmental and social priorities to enhance quality of life for this and future generations. Application Deadline: n/a, funds awarded twice per year. Website: http://www.saginawbaywin.org/uploads/ WIN_Application_Fillable_Form15.pdf �Great Lakes Fisheries Trust (GLFT) o Objective – improve or create shore-based Great Lakes recreational access. o Must be located on the Great lakes or lower portions of major tributaries o Matching funds not required but projects with local funding will be favored. o Due in August/September o www.glft.org Michigan Coastal Management Grants o Protect, manage and restore coastal communities and habitats o Restore historic structures o Revitalize urban waterfronts o Increase recreational opportunities along Michigan’s Great Lakes coast o Applicant must be a coastal unit of government o Maximum grant request - $50,000 o Match requirements – 50% (some flexibility in match for non-construction projects that result in changes to local master plans or zoning ordinances, regional greenways, or include conservation planning) o Eligible projects  Studies, Designs and Land Use Plans – must have a direct connection to coastal planning and/or resource protection.  Construction – boardwalks, trails, lighthouse preservation, habitat restoration, scenic overlook, etc. o Due annually on May 1 o www.michigan.gov/deqcoastal Coastal Program – Great Lakes – US Fish and Wildlife Service o Grants to conserve fish and wildlife and their habitats and to support healthy coastal ecosystems o Rolling application process o www.fws.gov/coastal/coastalgrants/index.html Specific sports and sports foundations  United States Tennis Association (USTA) o funding for tennis courts and programs o www.usta.com � Major League Baseball - Baseball Tomorrow Fund - www.baseballtomorrow.c om  United States Soccer - www.ussoccerfoundation. org Safe Routes to School o For projects near elementary and middle schools: -Sidewalks -Traffic calming and speed reduction -Pedestrian and bicycle crossing improvements -On-street and off-street bicycle facilities -Off-street pedestrian facilities -Traffic diversion improvements in the vicinity of schools o Need to complete the safe routes planning process to apply o www.saferoutesmichigan.org Trust for Public Land (TPL) o Conservation Transactions TPL helps structure, negotiate, and complete land transactions that create parks, playgrounds, and protected natural areas. TPL serves as an independent agent, buying land from willing landowners and then transferring it to public agencies, land trusts, or other groups for protection. www.tpl.org Michigan Department of Environmental Quality (MDEQ) Nonpoint Source Pollution Control Grants o Must be part of a watershed management plan o Projects aimed at reducing nonpoint source pollution (streambank and shoreline stabilization, rain gardens, erosion control, conservation easements) o 25% match required o www.michigan.gov/deq - Go to ”Water”, then “Surface Water” and then to “Non- point Source Pollution”. Community Foundations Private Foundations and Endowments (Examples) o o o o o Wickes Foundation Strosacker Foundation Gerstacker Foundations Huron County Community Foundation For more complete lists of foundations, search online databases that can be found at nccs.urban.org or foundationcenter.org o o o o Match requirements can usually be in-kind services, donations, or cash, Most grants are provided on a reimbursable basis. Barrier free accessibility is usually required for improvement projects, Multiple partners, multiple jurisdictions can be viewed favorably – think “regional” projects. ��� 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 Sebewaing_Parks-and-Recreation-Plan_2018 Creator An entity primarily responsible for making the resource Delta Institute Date A point or period of time associated with an event in the lifecycle of the resource 2018-11-05 Title A name given to the resource Village of Sebewaing Parks and Recreation Master Plan Description An account of the resource The Village of Sebewaing Parks and Recreation Master Plan was prepared by the Delta Institute and was approved on November 5, 2018. Subject The topic of the resource Master plan reports Recreation--planning Sebewaing (Mich.) Sebewaing Township (Mich.) Huron 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/5c0b8bb5dd50e7c5153212bde3d51c37.pdf 849c2921865eca816552d8a274b024ee PDF Text Text I . -~ . AMENDMEN,T $ APRIL , 1983 t • ~ -·) .:,, T-HE DELTA TOWNSHIP •·,COMP:REHENSIVE PLAN . ~ , 1 . - .... ...... OEL T-A :~ TO:W·N'SHIP . \ .- . . . '- P LANNING · . COMMISSION 3' �• CHARTER TOWNSHIP OF DELTA EATON COUNTY DEL TA ADMINISTRATION BUILDING 7710 WEST SAGINAW HIGHWAY LANSING, MICHIGAN 48917 Business P h o n ~ 627-4037 April 12, 1983 TO: Owners of the Delta Township Comprehensive Plan FROM: .Comprehensive Plan Review Committee, Delta Charter Township SUBJECT: - 1983 Amendments to the Delta Township Comprehensive Plan In Jul7' ·of 1982 the Delta Township Planning Commission adopted a revised version of the 1973 Comprehensive Plan. The Commission annually reviews and revises the plan as necessary in April - of each year. The purpose of this memorandum is to transmit to owners of the Plan the 1983 amendments. A pu~lic hearing was held pertaining to the amendments on April 11, 1983 which were ·· subsequently approved by the Planning Commission. -\~--i~-~ ~; :-~ Each page of the Plan which has been revised has the following phrase "This page revised April, 1983" affixed to the top of the page. In several instances it was necessary to insert additional pages, labeled "A", since the revised text exceeded that of the original. The tables and figures _ within the plan have also been revised by inserting the latest information available. The majority of the amendments to the text of the plan were necessitated by the Michigan Transportation - Commission's decision of December, 1982 to reroute Interstate 69 from •its "original" alignment through Sections 20, 29 and 30· of the Township to the U.S. 27 corridor. The "original" alignment still appears on some o.f the maps within the plan but the Generalized Future Land Use Plan (Figure LU-I) and the map delineating neighborhood units (Figure LU-II) have been revised. The map illustrating sanitary sewer service areas (Figure SS-II) has been amended to ·illustrate 1982-1983 sewer construction projects. Please follow the instructions listed below to insert and delete the pages within your Comprehensive Plan. ,-:-... 1. Remove page iii - insert page iii 2. Remove page 12 3. Remove page 54 4. Remove page 66 - insert page 66 5. Remove page 84 - insert page 84 6. Remove page 85 - insert page 85 - insert page 12 insert page 54 ' ·~..1r ~ �Page 2 7. Add page 85A 8, Remove page 94 - add page 94 _. . -·9.~ Remove page 95 . :,• add page 95 ::.;· . :rt: , ·. -~ y ~·-, , l'Q. Remove page 103 Ll-··add page\ '103 ·\,,. · 1 ,· • "-°"' - ' i} ;-, 105 ·.;,. .add 12. 'Remove page page 105 • ... / :,;· c: i fi/~51~~~,iail 11~ ,.: -,.l'. {4 . Remove !)age j , . -. • ' ~ ~- ",j ,X.J ~- \I '!.,~·•, v·,· ,,..____ add'. p'a_ge 121 ' .::· pige : ,,' ;. ' ~ 'l ~: r "' :. 1.28 ~i 7 • •R~m9v~ page . 12.8 . - add ·. ' , - ., .- ' . ' . ) ... _ ... :, t :~18 . . Remgv~ 'page · 129 · - add page · 129 ••• ' ·.•i : ! 121 '•r . ,·).···. t add pa'g ~ 120 -.. e.~ . -: -J·_.i . :\.' ~,~·-\ J:~.f ,I_·-- -~ -: - :. 120 .l ,IJ i ., ... t~-: ,;t f'" ·.~ r ,- . ·....(:1~ ~"! •j.~·- ._..~: '·:-. '1;,1~·1 ··•x Remove page 1{5 ·.- add ' page ,:.f1'5'" t ,·;. .,._., =-···:.._, ,·,·=· :- ·: .,.;?:·':~~,~;{,;; ,:.. ~ "f; ~-.-\.~~, ~~!l"J. ) • ~ •," ·t.' !4 ti~-,>-·:-.}~ .· .. . "~;. fS. t• ,.,~~-· _:..,q. ut •-; ~ l.l. Add page, 103A· · 'J ' • \ 9 • • R~m9v~ page_ 148 • • 1. - . ;w .. • ···•. ~~ J,1!" ,"' . ~Y. ," :f,. ' ; , _• .-~-Ei~ :.~-:r~ ~.. ' page 148 ·<·~.: . ,• , i: . Si~ \~ .-1_-:. .- add page 149 ,.,, -. . 21. Remove page ~50 ., •• , ~···:·,, , :';,/.~ ,. -~· ;: !':; ·,·... -:. .... •• >, , ?t,~·- _,, , {;,-:\•i:t' ~· ..; '•·' (,: -~~:fe_--:;:.··.--~:.-~ _,1.. ; ·.. ..,, c!-dd · page 150 !i1f _\'1 ' J··•r \ u/::'•; : B,~... .:.1 ·- _. '1:_ : . ·:,• ·.• ,t. , ... ": '. '\ . .:~~; ~ - i;~--✓ a~d, page 149 (.:,::-- (, ,· . ·•:~• r< ,: t..\:.·.:.)1"..-'t ~-~.' :j· \u,t-,-:,; ! _,. ..... ,. . 'f. l•,r :,~ ;l~,!'{ -t~ ¥;_:,\ • . 1.,.•· 22. Remove .page 158 - add page 158 -r· --~. .. · 23. Remove page· 161 ., J "'.)~- a.dd page 16(.; _.,(£ ' :.,·_.- ~24. ... ' ... v_ ·••;25. , Remove .,.pagie, ~i··: C _H Remove page rh3 - add page 163 , •; i ' , .~ ,: -.. ·-..-: ., , .·:··;{. . ·. l:.fx9 :,.;. .add ,page ,i69 s. r· :~ , ..:·, j' ,•, 12 6 •. Remov,e .page 170 ~ =·addf,page 170 ~\i;,t . .~ :~ ijr. ':-;-~~ "-~~ ... ' 1 .. J.· ... • .i' ,:27 .. Remove ,page 172 "" add page 1.71 1: ,... .: 2s. Remove page 174 - add, page 174 , '. 29. Remove page 176 add page 176 . r· .. .. , :.: .• .!. ., '!i .... :_~J:)· 30. Remove page 179 - add page 179 )1. Remove page 180 - add page 180 ,r •J.;~ ..... ·./~. · -~t 1 <,,, ._ ... •:,, , l:. ·. ,. ',:-~ . I ,.-- t:i ·. ·- -~:(:,· We woul'd ~adv-ise., you to update your ~plan upon;;,;-ec¢ipt gf ih~ at..t~died ' ·revisions. If you -ar:e missing a page(s) please contact the t)elta Townsh:£'{)0P.l.anning Department. Thank you for your cooperation MG/aw • �• ,. • Y' CONTENTS -J· - ·:':" .., . ·- . ®ALS, OBJECTIVES AND POLICIES OF THE COMPREHE?i~iVE P~ I. II. II!. .., . IV. VI. V!I. VUI. LX. 'CoimnuniJ:V Goals :• • • . . . " Residential Development,.,... . . . • . . . . C.o ~er-cial Development . ~ . . . • . • . ., . . ·. . Iadustrial Devel.opment ..• • , . • • . • • :: . Community Facilities and Services. ,. •. • . • . • -~ -")i Tr.µ:isportation Facilities Developm~t {; • ·, • - ·.-- . , .. . . _O p~ Space and Recreati6n Facilitiis; ·D~velol)mei,.t ) • . . ·.. , ·.. , -~._•: . . ,. .. En.e rgy . . . . . • , • . • . ·,.. ;,· .~?·: ·nie Environmen.t. . . . . ,. ,.. . . • • . . . ' . . ?"2.1::~ - GEOGR:A:PHIC D~ERMINANTS • • I. II. 'III. IV. v. vt. V!I. VUI. IX. :,;. _·· i.;~·i;.: , "' . :--·'; 1 : -: • • ~:s ~ : " ,; · • • ' / • t_ • "' , •• I • • • of in- . ·. . .J-:: . . . . .:;.,-.. ~ ., ·., 8· ,· •g- ~ 17 .. . ..... ·-. . ,;- • · -~ ,· .•. . • • • io sq s. . _.. ':L'. ~ . -· . ·12 -~- • -6 ~ . . . . . . . . · . -~ ,,' . • ' . ' .'' ;.-.,:; 1 - _'.j \' ~ :: : 3 i+ ~1 -~'"1 .: . ., .. : : : 1" 4. <~ s. ,:o~L·:t ,, .- . '~·c..::::,/i . .. . . . . . • -:, • . . I . . 19 ·- 19 . ' '"' ' , - 24' ~ Po~ulation Growth in Delta Township. ~opulation Projections .. • • • • • -~. · ~:- ~:· -• • . 24 • .d""-.. • • ·- • · •·~---,. --·~~-:; --··r~ ..• :, .. COMMERC.IAL BASE ANALYSIS • • I. II. III. ,' . 3 ~· ; ' · • • • '·,.:- \ · : -·: · . . -) ;.rr· .-~~ . . Pbl>tlt.ATION ANALYS,IS AND PROJECTIONS. ....... II. !1 1 1 • . -~ . ( ~- . • . . . !'\ · ". •r\ ..- ·.. ·.r ~ ~ • s • ci~~r L.9 cation of Del ta , Town$hip :· ' : • Histor;ical Growth of Delta Township. c·1_1mat.t" ·\ : ~ •. ! • • • : • • • • • · Geology , and Topography . . • . . • . }.~ ~c • Soil . Conditions , in Del;a Township • . • • Ground Jil'ater • , · • • ~ : • .J~{ -. ~urfac~~- Water. . . . . . . . . . . Ws.tip.g ) Land Use fatteX'Il, . . • .• • Delta Township : .Land us f Trends (1972.:::1980) ' . = ;, .- ....•.; ..- . :, •'! · c ~~ ~ '.·-:' I. _1 ~ . r PAGE ." ~ 32 ._ ;:. Ch;a.r.a_c;-teristics of Existing Commercial Developmen-:t: .3;:. ,:~ ~~ - ....,-:- ~.: • . - 34 PT.oj.ect:i.¢!n of Future Commercial Development:. · . ·, .<· .. · • .,.. , . , •• ~36 Major ,.Findings of ,the Commercial Base An,~lysis ..s ·::•.< , ;,.•,:.·:::...a . i.\51 INDtJSTRIAL BASE ANALYSIS I. II. III. Analysis of Delta Township's Existing Industrial Base. Project~on of Future Industrial Development Potential . . • . . Conclusions • . OF'F!GE SPACE':.ANALY:SIS. ,: I. II. . , ·IX-I:. 52 55 .- 60 61 Office Types . ix?- Delta To~ship Office Deyelopmen.1; Trends. . . O~'t:erminat::~on, of ,. Del_t~. Township Office Space 61 61 __ ··Market •·; . . . . . . . . . . . . . . 64 ii �, ·; 66 '..''• ·.'•• -, 66<: 66 72 72 74 74 . 74 . 76 '. 76 76 84 85 86~,: 88f' 90·'· 90:'· 90 ~ 95 . 98,: \ ' 101 . 1o'Jr 1-09 109 :'' 1©9'', . UL lH - . •.' SOLID WASTE ............................. 1 .......... ·• · . .'., , . · ·. 1 ~.i .,_ •-1~ ; -. 114 . '\. . .-,,J T . .;;,.r-;;:,. 1 iS 1 -FUTURE 1.AND USE j • • • • .-!., • • ·.•.- t· \,, ~;.i .,_. .. t i ~.. . s:~ - • ' . ~. . . .l' ,a,! :.:1 ~,j\::, \ ,. ·,. · _:I· It_...... th~ Relationship ~~ ., Pl~~g ' F~ Zoning .. : •••...• ,-,~·~it:!? •,l :'" ~!!sidenti~~ Development., •...•.. ~-, .. _.• ..•. .•..••.. - ~l · b,'!'!/'l.-·, :· _ · h.. · II!. R~s.idential Neighborhood Module Cqncept .•.... ,. .• ,... ..i ••• ,,-fr '.'. 123 F' :. IV.. •· ,, ·. - ' '. , . ~ 124 ,_; - ·i .. V. _•.·· -~etgh?orhood _Unit Delineation~_r.,;; ! , ~ ••_, ,:. •, • •. • •. "'M. ~cd.!!,;t~:">F' , .{so.i 9J;fice Development ... , ..... , ••........ ~ ... ._ .. !- •· l" •, •·.,-iJ ·"-r tJ. . _ 'T.• ,,,,,.-i,,;;TI .-1_ ... ~ • . \ ., 152;· v CouiuJ~rcial De':7elopment ._. ·.,.:. ·:r ••••••• • • • , • • •-Ir • t:--,r :1iJi 1 • • t•,n ,· ~ ·i:;s· · 1 7 ·• V'tI -': Industrial Development ...•.................. • . • , • . • • • • ~,·. •Ji,.,· · 1 V'III. _ Parks, Open Space and RJJ;eation . Faciliti~s , ... _' • i :-J".Wi.~;.· ,;;;: - r .. '""ne:7elopment .... i,, : ••••••• ; ••••••••• ,, •••••• : •• ; ·~: ~ ,.,,:-,:.;~J.~~nA: i~~ :·• IX. Prdposed Thoroughfare Improvements~ ............ ~ .. ~~--.- ... -. X. Co1lDID.lnity Facilities . ................................. • • 1'61 • • • • • • • • • • • • • • • • • • • • ,; . • ·~ • • • • • • • • !. • • ! tJ:'· ",) ·•·· I . A iii , • • . • • �~I • -- --- f , ~/ f;·: - ' I This page was revised April of 1983 GEOGRAPHIC DETERMINANTS .'/:~tJ. . · Location of Del ta Township oc\',: .- . . changes. are likely to take place· within· the community'; · 'Lo·caticfo. of·- a· com-- The location of a community is an influential facto:r ."91~- ,i,P.9-i'c_a tor of what munity in relation to major transportation facilities an.d -employment _ centers will bear directly on · the- likillh6od · of-igfu~'h< ttithin::..the com.munity,-;.i:·•· ,. ~;· ,. .., :_~L:_~:~l-¼: • · ~'a_,,,.... , . ;:. .:·~ . ,.. ...... ::· ;, ., ·,;.,.. ·::..._·'\,. +~ ··;t · r·.,: . , J; _· • ~-• . ........ ·_ -~"-~~-, Situated, within the -· :r..ansirlg Tti:..{:ount~'feg'i oni"/ ' DE!-~' Tot.ip.s!:i:if"has experi,en~ed . rapid growt~ ~ince 196?·· . ·· Thisi. ~i'J#'.eit:' : .~~: ~': ~:13,\ tribuJ:ef . .to the Town;.. '·, . . . . .ship~ s . close - proximity to maJ or.-.emplayn1e11.~,;;e;:e_erttet-!§if'·'Such · a~., th.e Stat;e .Government -and . the Oldsmobile · lndustr.ffa!L ',:Cdltlplex;Uiit : ~eil ' ~f~Pelta Is stra•· t~ r:: ,tegic , loeation in relation to the ; tlicers~dt~ -:;fiigw;f:_01 i~wof;'1L \::· Major c:c 1':. .r.outes providing direct service · to•; tli~ :.T-6~sh·i p'a'fe"i:1.'f':...96, Ifft. 96" and US 27. i'- (1\' E~is~ing and pr~posed .. :reeways: ~~~e ;gi~~1\_ :f~~eit::-~; 11: ·fxpari~~~ -, ~f c·omm:~rce .wi-thin Delta's indust-rial sectOl':f . espec1Jia-l1¥" w:f:tlY~lect t:o.-maJor freight .-, . : f . .carriers, -and the warebousirtg distrtbution;,.::sec-td-r,:<· · -::_J.£. · .!...1. ... ' .. ,.. 1. • f" ( ) ( , : 88( . , ..... - ~.~~'i :· .- -'.•'\•_:·.1_·l(;.-;;o_:'-::;c~. .'i··;_f_' ,.,, !l'he ·Grand 'l'runk Western Railroad"·(GTWR:R) traverses tJie 13~.ut:h~_a s.t ern quadrant of the Township, paralleling. US 2-7-. · The GTWRR "O,jf~ra1:;e.s'...~a::r~~j;or rail switching yar.d .· in Section 25, further ccfmplerilentinf ~.iil s~rvic~s to the , Township . •"' ~ :r. .• ....r "· . · • . . • :,~ ~'\'_•,:" ev· - .' , -· - .: :_ ;.. . ,,..:>~=-fl • • . -- Capital -City ·Regfonal' Airport ·-is i!J'la·t ·~i one-b~fif ni:Ll\{:,k~~tfi~isi;, of Del ta 1'owns~~P. · Waverl-y Road and. Grand R~ve:f'"A~enu.( Et;,~v~i ~-~r~.:~t~~cess-.,,tb -. the airport from the Township. Capital City ~~4,;rp9rf: pt~v.iaji_ft.. ,~lte~uled :. ,- . commerc-i·al ·ai-r passenger ·and air freight serv:i'ces as ··w~,ll"a51 charter , . . .. - . flights for both passen~e.rs -~nd air. _f rJ.:!:~f,1· .,,.,;·~--: .,:;- _·:·• . ~·'?:;., :;: :_. -~ - ;~~.i~~a~l~•,.· 'the--L'an~~g- at'ea:: arid._. De-l~i"-,:j~s~1~:J~e -~~8~nqmic .iinks throughout- the· East North ·Central , 'P,dttiort' 'of fhe uniti'a'' Sta-i:¢~ ~ . This {highly in,dustria.l'i:z-'ed ' ~region.:"is directly depenci~t upon".""the hig°h\..;3.y and·. rail systems fo.r - d•i stribution of fini'Shed and semi-finished produc.~!':. t-f..Ra18fj)e:~fl. This fact further contributes to the economic viability of ··_t:fie :4:~~g :'-area :due to its favorable location · with respect tb major highway. and ·rail . facilities. Del ta Township, as evidenced by r.~gure GJ~ I ., .., ~jpr,~- ~:..,pi:efe~}ed posd.tion within· the· Lansing ~etropC?litan Ar·e·a .with res_~ec_t ,:t 'p .., ~~~ess-: ~~ ~highl>lay and rail ·· facilit'i-es. · .. ..r · -~-, -,. .,.r'- - -· .. ,- ...- _ - f!,• (::•.. ~~ .- !~n:- ~ ~, ::J.. :~ Historical Growth of Delta Township ;: ~.: The history of Delta Township can be traced along three lines of development. The first is the founding, growth and withering of G~and Riv-er City, t.t.'. a1s·o known as Delta Mills. This line of . development began 'i n t"he 1930 's reached its peak in the 1830'.s a~d 1890'~ anq. _subsequenflY terminated. &t, The second line of historical developm~nt in De+ta Townspip can -also be '1i~ traced · from the 1930' s with the foundi~g ~bf scattered farm.steads . distriG,~~0:· buted throughout the cTo~ship but . primari:J,y on ,secti~_n. . ~~\les . .: · this line ,:,.,_,;,:,..,_ of" development continues today as a '·signifii;:a~t prol'9rticm of ~- Township -~> land which · is · actively ·used for · agricultural purpose$ ! ; ·,'n'elta :.1\>.wnship 's ~-t } third . line of historical development c~~enced in th~ '!t9)0 's 'wfien the ·' :(:· · eastern portion of the Township began tq be developed a.ii .a subu:b of -- of development - was dependent OIJ. .the. growth . Lansing. This line of the ),\.l Lansing Region and did not greatly accelerlte until 'a fter 1945 . ~- .... ·d) ', .... ',' 12 of 1n- �. .. . FIGURE. GD-I LOCATION OF DELTA TOWNSHIP IN THE 1RI-COUNTY REGION ~ ,, .~ 'I•.:? • !" . \• -, _} . Li f [. ,'I. • \il"(. - 11 .;, I: <.- /; ...:·:ti.r.\" -:. • .s'°... ,· . •.: -~ -:.f i.J.• ,l ,., /Hf ,:~:, 1 ~ :,.~\· : ·' ;: :1' :! "' •~' , \-'-"( ,•+;;..it~\.,: _i,-'° A • ~ ; .. <:'~ 11)~:,;i-.. · ~ '::,l .-.-f}··, ~N• -:~fJ ". I,;,. ~-:£ 'f t '1-1 _.~_.v;J.:_ ~/r. .:...{, t "Jr~ \. . .~.~'.1'";1.fL1•1, d '1~.A10"1 '1~~ "' ! +:-:_ 1·: '••,' fJli: J, 1 -• ,!''\/'II.: ~"";fl'~ ~~~...,. ti :'; .c:..~.i:,a:;.;_, I •• .- # r ] ~;.!.7"': :'1 • L::;.;.-....Ji----1-.,..- ....1.--.....L--...J.....l_....i-_ _....,._ __. F'MK ·_; : nu.r: ~bta•o'i lf!;.. , .. '• 5:+.) ~ &t: ! .. 2 a 11:n:) :,r..~J. ::- 'I\J~" o•;m.:;-:Jt,_:. $. ....,, \ -t>'V <o, it l~ ! t~-- rl .:-·-$ !.~'.?:;) (, :- .. ': :..r-tv}~~ ;. 1!!:,.fi~Hl-h ,. i:t 0 Set-t-1::em~nt of the Tr1..:.:.cpunty ' Region along with most of the rest of lowef ., ,, Michigatl was ~ostponea · by tfi~ erroneous Tiffin report of 1815 which d-i~\~(l.: J settlers ±-o· focliana, Ohio ~nd Illinois. Subsequent survey and exgloratiGP. .... work cond,ucted under the direction of Governor Cass correct!!;1" ~~~~?~~~fcr' ... by the 1~30' s south central Michigan and the Tri-County Reg;o~~'1~~~-,alf-i!ct;--"'~ ing setflers interested in both lumbering and farming. ~-- J•· -··•V• U;\ _-,j:,.JH, . .. . , ~I-· . - 1·-· ,.1."'r··· '::";,. . ~,-s::~ . ,::;;;Q."'! "". J< ~;;: ~-~ :;;'..,. ~ l~ • . . ...: Tne first settler · of the Delta Mills area was Erastus Ingersoll 5titl6"pdt'~,h~~~d · BO&fa-e-rJ§ the Grand ' '.River: Ingersoll and others had comi .f8 ~ tH~ 1 i,e1tJ H°"',.,, Mills area in search of a site for an educational institution to be modeled . a.f°ter Oberlin College. However, their plans for the Grand River Theo~gidM,;.; Seniiriary we~e da~he,4 by_ the financial crisis of 1837-38. In , :~~,.me~~t£-Wl} 3'.: :. Ingersbll built a 's«:3-wmi.U and · began lumbering operations. An , I8A6 ~~U~r ~t · 1 authored by a resident of Delia Mills indicated that pe6ple d.m~" f ~dfil ·;':~.I :. · twenty miles away to have their flour made. Del ta Mills cbt\.'htiued ' t3s• d~v~1St§ 1 throughout the latter half of the 19th century at ~vhich time it reached iJ:s peak population of approximately 300. During the 1880' s and -l-89G~-s-.. ~.¥i~. .2:.~ Mills was served l'.iy Methodist·· artd Congregational churches, three blacksmit;,hs, -:· ~' ,>· re·~(:, 1 ; c$ three grocers, two masons, one cabinetmaker, one carpenter, one painter · and one paperhanger and two physicians • . Manufacturing activities inc).uded .. . were fabrication, cigar wrapping and furniture building. Socia:i~-l~a~..4t~i-s · time centered around the churches and the Grange Hall which attr~c~ed bqth , local residents and farmers from the surrounding country's id1':·.~.H1 r·,' .,._,, ·'."\': ;;:_: :.: t : .. ,,n.:.:. ~ ,a:'~,,\ ,,, .i ). !:)'."• ·•· !ft~: on , . t :.., .. Farming activities throughoQt Delta Township must have commenced about the same time that Erastus Ingersoll was founding Grand River Coi':t-y-:: .a~a=:.:.btl:iidI/ij,-.:;;~ his lumber mill. However, it was not until 1844 that the State _Legisl~tur~ ,, acted to officially establish Delta Township whose ter.r ito.riei§~~n t1~f'dk~ •·•,', ·,off from the eastern portion of Oneida Township. Tax toli-s : if?1844''' incffe!l tif twenty-six residing in the Township. 13 ' ' �This page was revised April of 1983 'J \. ·., firms carrying on operations outside the Lansing Metropolitan Area. With the e~ception of the General Motors Parts Dist_]:'ibution Center and Meij er Distribution Center, firms enga,ging ir-r dis·tribation activities employ relatively few people in th~ir local operations. I During the 1970' s a significant number··,;-£ -new industrial firms, the majority of which were associated with distribution of materials and goods, located in the industrial tract. This trend ;suggests th~t the location and access characteristics of the industrial tract are highJ,.y desirable. Typically, firms providing connnon carrier and freight transportation services require highly accessible locations ...to- both metropo-.litan , and regional service areas. /1. -~•=,,,.-,. .-r,..lt, ~ ':),~i.i~--- ~ ~~:~ - ,~......:: ~ - · - ~ - : : - ~ ~,... I . MAJOR BUSINESS ESTABLISHMENTS LOCAtED IN DELTA TOWNSHIP's INDUSTRIAL TRACT •.. 'L I l , , !' Construction and Related Activities · ·.~, . <' Distribudo'n ti ,_ ,t. J. ·.: . . 1 J. Ameri-Cel Structures Inc. Clark Foundation Company Douglas Steel Alvan Motor Fcreiglit Jacklin Steel ---Assoeia-t ed · Truc1C1.lines T. R. Noyce Construction Company Blue Arrow Inc. Bruce Cartage -- .......... Rieth-Riley Construction Company Shreve Steel Company ' - · _, ~- ---- ··-- . -· .,_ . ~ --·-eentral TransporF'.t nc. Tom's Asphalt Paving Company Interstate System Transcon.: Lin.e s _ '~ ,:_. .xr..:':;;,1~.J-;.::;.; ~-· . 'r. T~c~,e,r .,Fr.e ight, W:µes,.E,,i>' ¥~:·~:,;., . , ' :· - United Trucking Se;i;vic_e /::- ~.. · .·· , , . I,.. '<- ...... : ~~ Truck Rental -. I Manufacturers Service Corporation ~:~t~ttf;~~~~i~~~P#iP~~,- ~) i:- ·.: - .. • :;: s~. , _ ::! ..... : I ~ ::- Sf ~ (' •'. ' .-~ : ~"~(,..:. ·'., 1 - ~~fi~~~~{~~-: :. v ~a-Cola , Com-.pan~y·. : ,,.- c,,,,,,. '":: sr .}p:s? Coe ;J_"'." Gen~.r al Motors Parts·- Distr;ihution Center . Hi-Kl.iis Beverage . Lani;;Lng Storage Company .~ 1 :,-, :,Meij'er Distribution Cen't,ef::~ , ~ Jtey~ns Van Lines. , , . _. H Gr~in Elevators :_,:-! •,,_'._ l, ·:..·· ... / · t:?-. :. ,r ·:· .; .:i :· r ~ ~-- · • Detroit News Printing, F~~ility Oldsmobile Diesel Engine · Plant ii~.,;~- .ff~ ..~ l~ ; , ::~.~l 1.& ei1-fl. ~ -r.r .r , ·!:<dO :r;,:t'i.1;, ( HeaYY, ,, Atlas Truck Rental and Leasing · Keena Trµi;l<. Leai;i~g, c,. ::;~n . d ~.c·T :'Ryde,r _Try:ck Rent;il . a.;n9 ~~i;ln'.gJB Others •'11 . ~-JY,.:..~_c. ~:-~ •·._r., . ·,~~r - Millett Elevator Company Rals,ton Purina Company Miscellaneous Utilities and, Railroads ....... ,.. ,,. A-1 Auto Parts •· .. . .. r:i. _,,_ Canteen Services . r: .c . Tony M's Lounge/B~ldwin's Party $tore 54 • �I : Industrial Tract ';../ . , "! / _•f: '')_., C 1-80:) ;. ~~: .•.,. ' ' Du'r:ing the t970 '"s, -Delta Township attracted a ::i ~ignificanE' ii~~~~~rr··~~ .:, tndus-trial warehousing :firms. J~ 1 5~~ 1i-12:;}9JJ.:i P7Eiod, ~ppr~Hf~InfE.5:t)fq ~Z 1QOO :: square -fee·t of ma:nuf ac turin-g-·-s-p-a"C"e · was- ·constrm:te"d in tire- ·"Towush1p. - ·Dur_t,?.~ :,aPRF.P~fmat~J.r. EW0 --li4 1 H9n::; 9qu~~TT· !~~t 9b.r~fffJP 0 hl·~fng t:!:;-;:,t~/-~c@1Z>"f<iS =~~£'B:-S 1:~c ~-P: :-: In , .t~~ ~• lf1te_11~9 70 '.s ,, t9e {8~t?~~~~c,ffl-J8f ~ P,Ji8~ ~c ts tl:un . -~{}~ ipsfus f H<?-1.!_p,ac::,t _: -~ 014s¥1?b +t~ :l!gn;:r~~g~r 2:a~~~d:2~~~--ni~:te,q w;1-_ ·..:. -:~~y.,e:.::,:<t~99P,-J-~_90R. :~quar~. .Hef) , -.. ~~e,~ Gep~~~i :r~BEBrl? ,~a.5;s . '1ti1feq~}tt3e 0 ~~~~--~~,J,;~f2_i9:99. s.q pare J~e_;), ,~ij~J; ,Har:d lfp~ij. D¼Sf[iJ:>~F.t8~ ~ll~'tdit:g .)~15,; L~filt,,w~~F~_:f~e _tJ •:. C~5raTCola W~i:eh<f\l~e cr85 ·~99. -:.?~M~~e,J~~&~·tf.l-n~srliP~ J:?~troit .'$J~~~tp~g. p1cili;y (30,000 ~qu~re ....feet) . ._., ~,, ,£.9 _ c;·,,.,~Hj o.:: J::i.l .(; ;f:.~ J-Nt~:<~.c\mji 7 0 . S::--'£>;-' ..~~- ·~ /).,:i _JJn ...... ~ ,. -1 l, l c:"':; rif ..1.-: ~;-;J J -~ ~·-0 :·q Or!,L f. 8f:; II ,, P_roje·c:t_:i,on of Future Industrial Development Potential \ - : ; .. ;' .._ • u• -: fl•'c-1 ;J: ~--t-1.:fff.-:- _ :-.:: --_: -· • .. ·\ 'f•... , ')A!t ~fly~j,_~; _a nd projecti~n '. "['D~~~?-?P;t:ff:- ~c,~en_tia_l w~ll ge · . •; ~1':1 r. ~~ -' ~~-:~ ;·~ t,.o .".1S2 sF '.' of industrial, w,a r~housing and, :dh~f?,~gu;fgri carried,: eut in. four".xflfrPS •. -¥i~s g£i;~~~~on :/l;'m' :',~t3-M,, ?,J,.rr-?:i:F~_ct~d _to,. ~h~ overall ,. s _tructure ,1?!' lie~ ;I,,aq~in~1:) 'ri-:;-hg~_H : ,. -.,,;,.1-gr)~e~Jii-'«.:- ~c.09-omy . , •. ~~cq~~ly, c9ns~defation, will -~Er g~ven .: ~o ._, ;l)R~vu~H~cial .;£..;_ 'f..~J..fl)ff...~ --of . tJ:!~ Tr,1.:901,1n~y eFono1Ilic st~ucture _w~ich are i,J?pri17Ptflt j fo£ _· fP~JJlii.~J-.., ,.wa,li~hou~~ng and dist,ribuJ:ion econ~puc po;en til?-t~ J ·19iffibY., ::Jl.~~~¥-f'.J-/ e,mp_loyment (t;rends in i~dus tria1 Fand wh9.l~salin~-:, tr~9-~~c-1¥iH! rbe . _,__ 1 , aj}~}i?r~4.· ; )?inally,, _ projec_::,;~ons . 9f future Tri-Co4R.tY , !t?>dlf~Jl,?r~h,, ~n£Li,s _., ?' ;-7b?.f.~~~ling em-g:1,oyme1i1 t wip. be J,Ui 7sen t;~d1 and analy,zed '.)~n ordEr;t_;!) fgJ ~Er~ . te,r m1n~ :, f;1:1ture developmen~ __ potenfial _for .• ~el _t~ Towgship • . :'·:W " , , J i !''.,;~ Tri-County Regional Economic Structure fii .. ;,_. ~,- ·.•; . ,.,._ _______ thi-e~ . k~}'- .r+r1¥.~Ef~: . . _,_ .'.:..?.. flC.t j ,::.-!1L··1 Tl7-e ec9ro'!_IIY of the ~ri-County Reg:i,,o n is based. upon . §1.~~te g.ov~i:.-pment, higher educcj-tion and ~ptom_pbile m:=3-n1:1;~cf_lf.r .i pgJ.sif.:1~ying fm ; ~:PJ,l!;)IDY ba~ed on three such diversi~Je4 rJemenp, ,~aE~b~n.e .5}t~grJt1e Lansing. area. in terms of economic balance and stability ,F~_ i!-t(1I18·¥td 9 p-p,t . be possible in a more narrowly-based economy. Furthermore, this econ.oin?-c_ s .J:r~ctur.Er, has enabled t~e Lansing tfetropolitan Are-r, .$-9 ttl,<f:? ~ff?~~!,=P.~~ of n5_t1on~l growt~ trends in the three ker, e~oY.?1:lic sec,tor~ " Rts ,qO;YftrnW~?-t , ,•J._e~uc~__tipg_..,~n~ f:ndustry and thereby evolv~ .~s ~~e ee::,o nemic-- nv,e ~fmc~i:i,.t ral ,~a,._cJ:i-1_1~an,:_, dur2--ng the post World W<fr, Tw<J . p~_riod. "J,.:·:· . .,i".',.,:,~":>'i: Features of the Tri-County regional economy which have a bearing on the potential for future ind us trial development are primarily related·_ to the - skills and expertise which exist within the Metropolitan Lansing . Area. ·., 55 �I • U This page was revised April of 1983 TRANSPORTATION ,- . :; .. ' ' .\ ' The 9bjectiye of ~he transportation network is to provide essential -s ervice ~'dt:"fn '· mo~in~ :,nahicles throughout the Townshi p~ . prov idej tonveiiient . a c~~•~s-s to ·:.:;, ]tiv~;~~l?r<?f larty aii~ ·a1i6~~efficien1r ·wot ~, · ~~9pplh~ J~iitl~ ie; s~i-ia"'t ~ ! ~vehicle tt·it>~: · Jnie · stteet n~twork~ is ·t he tfio§t ' sbph:i.sti~Sl~ed i ana J developea- ~element ·;;, t,:f ~th~ 0 tr·a.tf~~6rtati8ri- system':· Other d~ent~ 5 inc1hcie th-e public '--'t ;;,i:i~sit ~~~ €~*~\ Gpe~ated 1:iy<thi!· C-:ipita~ A:ea- 1':tans~6!~at:i <:>rl Aut'fi~ri~( j ·:\ c~T{f.?' and i--,;~;': · ·~ tort~:C¢tihty- Transportation , Autf1or1ty (EATRi\N) ·, :fu:;nLmoto;-ized ":-:faq:t'.f:f;:~~es 'idewalks ' and: bi~e~~ys .! . and ,·a} ~P~r:t . ~ncf_ :_s'erv,~~~es_,_;- ~ f\uding ,-~ -~ ·pase ert:~~r -' ~hd:· frei~ht carugi. · _,, ,_. -• .,·· -.~ · "' 1-· )-{fl .. .· _ ·- :.<~iic~~~ltlf s ';:·1 \_=-- I.\_:(,~ . _ .,JL .1 • rail li.1 •.e,-, .. _r-;~: ~;r~ !':! .. ·.;• •_/,,· jJ __ :. ~; . . .- ._. The transportation plan element ot' the C<;>ptP~.e.~e:,1:s~v..,e, f.\~~ _prp v t ~:e .~ ,~n, analysis of each facet of the transportat'i'on ) -y~t~nrt:;:v~g' t 1fo-ottf1~{on to fuel costs, increased government emphasis on pu111ic · tr'afisit: r~feNlce and non-motorized facilities. 1 ·:..~.:rift. ~ ~ -, r_, ~1-:? dm 1 :1 :; ; .-..i.. . t~. ·.: : ~- - _'Hi~totiB.~~f D~velopm~nt of th~ Str~~t ,system -·"';",. ,.'..~i'.':,t~ • .., l.I cl.t w l.,,1.., - "•- L ,, J r~~l ... • . •.· ... . :. . !.'.: • . - .. l.!r--~ '! 1 r-· ~· '"f.. ~ ~ .·:.... -: __gt~ ~-~,1JIJ :'e:·~·-· :- ,.:..,. •, :;~l ''~P.:\'.!:~L-,:~ . . ,.,).,?:' .,'"·'·;v_rr.Eif ·)5; -~-~:fal ..p:ysr.;_r,i:: ', :111e Ji l §~ing thoroughfare ·patt-ern 'of beita1 Township :t ii e'v'g1)1~d'. p·r ': Hnnily ":-:: } 1:~~:: tw~ ~ff~s~f.- , ~igh~ay devel_o l'ment: fa:ct6rs. : . F~rst ,-, the_~i~} ¥i~cPJ~%d pi:i:~terrt"'evident · in the Township - re~iects· development crl,'farg- s~l:!'ti'ort"-'_fines . : wfi:i.c:h9 fl~~i!: ofltk'" to' the t_iih'e teentli · century survey of' 't:}1J11 N~;r'th.'<vest 'Te~ ri·. ·, '-: '. t:6-ry'.r;.1.> '.fh:ls p8:1icy r of " provitiing·· acce~s ~utes= along -s~c:tior( ·fitfes -fif1a~ -}-,:':,:,::1 i:i.\: c:hhes rrprodi:i~ed seemingly · arbitrary road alignment , pat·tertts1·:.~i!t::1:l-q_[~,:_ spect to natural features. However-, tonstruction of secri'on ·i'ilfe1~foa'.ds has also provided reasonably good access to all points within the . State. 1 :- .. :1 --·--· ·.!._· .. . ,_~,.:-.'-~ ~~-?~~--~~- ~~ ~- •· The second basic highway development factor which had a great impact- on '.'oh~t: ~hot bnghfare patte:dr bf the Township is the Federal Int"erstcite i:ilid f.: ::fleteiisl( .Highwi:i.y Program-. : The program is aimed ~t' developing_ i-d:g'ff''ripeed effiei~tft transportation links between maj orr centers of econom·f 2 iln'po·rt~ce it: 1 'tliroilg&dut the country. · Ini· Delta Tbwnship, tw3 interstate ~h'ilhwAys" ':':finpose a ':' strqflf new pattern over the ·old gr.i d configuration. A north:..$l,\£t1 iG.~seg: meri' the· and west"_hi' . ' .....t:-1; 6£ .;: . ...Int· . . e rstat.~ • •96 'tiivides ' •·~,. . . -..To~ship ,. into east . ·; '~- =· : .: i vjY:"' C\-, . ·. · Inj:efstate ' 496 divides ' the eastern half of the Township ~ ·to n'C>'rth'.e~1rt andrisoutl:ieast '· quadrants. These J existing interstate highways f>'r'ov.\ if'Ei'.·' e:ffitlen£ 1 connections to downtown Lansing as well "''tis other.·ma_fo'):- reifficient connections to doWntown Lansing' as well as to other major economic centers of the state and nation. ~ "'1(" ... ·...., to II 'l. Functional Classification of the Existing Street System }- - t - • ,. .. ~-, ,-- ,. ci~siification of street~ in an urban· area is intended to identify·· each ~;. -ii street; accbrciin'g ''t:o its serv':l.ce function. Such classification es-i:·a bJ'.iJh~i( th'e;.'. r el~l:ionship ;i,f each str~et to the entire system . s-er/icing ~: the•; ~t-b.a n ' atea·: _:: ' ,_,. . "< . .. :.i>rr)~- cJ- r1~· :: :c ... :1··· :;,,. :..: ~-; ~ • .i J Y -F utiH:'1.bh:s ir'e identified·- with respect to the types of land use served tfie' magtiitudi of their traffic 'generation, and also according t'O . ,;. '_ the mix of "through" and ' 1 '.Loc al" traffic on the various segments of the network. Through traffic ref'ers to~ trips which begin and end outs·ia·e :,anif ·::.: ·1 .•SJ.- .." ~- :,: r: . ' J .,..' ·· - 66 �i .. C U>· ' ' of the immediate study area. Mos~ of--t:~ tri~ n-S r ~ /-f&f-":;e ; ani{;:i t .: ~r; ,l~kel~ to h~~e t~eir. p~ t nt of __orig t ~ and -- ~~stin1ation .-~£ p.1.a ~~\fhr.: ~- r~-~<Jte _· frb~ ~e~~~t 1ownship. Tht\ int 7rs,fate h ~gh11ax .. netwo~~ ?r-0,d -:rN~~? r ;:_:·Hrs_:-~ a ~ ;~t~ mak~ ~p the _P~;-nc 3pal ar ~~~i1-t. net'gn:1.s .1q f _J'.OA1s. ~~y~e~,,. :;_k~· ! ::.'iar ge ''port:iort' ' c:sf ·'t i.-ip's "on a · re~iderltia.i streef1 "are like+X ·to.\~:~~m- ,;- ') ~~is~d' of ttaff i c ' with'"bdth o r igitf or deii'tinad.0 n in ·fJ;t,e i.mmedi <;l ~i : f i"1 ~,: ;. ~~,:I~fty~'. .These ''s~reet,~ ~~ € :: therefore desJ &~ated -~s·_,l~ca~ l ti:~--~ ~f, ½1b ·-:•~ Bit~ _f dfictiori:al syst;erli. ~·Local streets provide th~ .,~9 f or;st __ wit,fi .3;cc~.s s 1 ¾?;\: to ~a~tirtirig ·la'nd, ' \vherea~ i _arte r ial h_igfiwaxs f~.i iii t'~t;,¢'· mov{ mJ11sf ~:,1 i" f\ €nr~ttgt\ ;1n1 ara'a ;1'· '• Figflre t~r present's° , a "ci".:rss:i,,ficat ion .q~ Qel l a°~T~~:- S '~f reets, ind _ro~ds -~tr1:J t:fi:chi~;.; n,,_pepart1Aent. 0~ , ; (:MD~T~ in"_ 1979. A dessript.i 'on of -~he! varr o.~s cia5i~ihca~i_~I!,s 'ltqJlo',s in ~able T--1. · · ·---~ . .. '. hr .. J~tP ·-r'~:'F~~~{~\~J~p 0 The following list illustrates th,e. ,ba,sic criteria which are generally considered when classifying urban s 'treets. The origin and'~de~1tin:adbri ' of trips served (intra-urban, inter-urban and rural-urban). ~~_Gi--,_'l. :2:-.; '" The volume of trips served. 3. Th,e type of land uses served. rl,1.,, ._,r, 4. Spacing between travel corridors. ~~'&, '. :5 . .'. Rout 7 continuity. . . . :/,_I' _\ .· Physical characteristics such as parking, ~:~ · _· , : the number of access points, etc. 1. :«,. X • q~ i l ~' J · BE i •°j. 1 \l_, ~. I The i,,'C'fi'S.S'i:hcation of streets and highways in an area such' ~'.s! Delta ToWI'\~~ipJwhich is rapidly urbanizing is often complicated be,s:r use land·'_us-e· pat'terns are not yet established, travel volumes ar.e light and the' ·e xis.ting physical condition of a roadway may discou~:~ge its use as classified. It should be noted that road classifications _-~. ?~~J,..e~-f~~~~~ .,i1: ju\is.dic~ions w_h~:~h are experien 7ing signifi~_fnf ;. ,· :,-s--g;t~\\;J~ t9 in'7c~ea.:'es. l.Il traffic volumes, physi~~l roadway ~•~f bl~':i!.1,, ·-nP~ ~~~-gt_~- and cnanges . irt land uses. · . ... _, ,., '.· ,_. ~· ..\·~.: ~ - · ,-~;-l,._ -- - 1 ~,, , ~ .,-h,1 t~.(l · ... '~~;~ ~~ ~~~~~ PP,roximat1a}.y_ 160. tota~ ~11es of ro~~ways in D~1t 'r t'b~~-~ r,; · ·,r · 1m d.1tlding' e'k()resswa-0;, sec_tion l ~ne roads and_ local subdivi~i9p_,.g1rj~ts and roads. Road rights-of-way, including the interchange dghts-ofway, occupy over 2,000 acres or approximately nine percent of the • f _,., ~ '··.'\flttn· ,!:, °;; l 1 Township s total land area. Table T-2 depicts the total mileage of .the various roadway classificat:f.ons in '' hel ta Township. r:;,. ' ! J· "~ .Lt ~.ti\,,: i .·:; .{!'";!!': ,,,..,, ,, ·1 ·, ,., ,!:, .J ' . i :• -~ ,. -, ,. •. l - r! .. n.-·n:1. t' ;:.:' •'1.- ,0 , ... J 67 :.~ T :i' ,.:.. 3'"1!.~~ ,"r ·::-. ., •• , .L '-\.\,. iil; . . TJ ::, ",:1 't .': b:-,, !C • :.. 1 1:-r: 1 :, ~,- . f �This page was revised April of 1983 XI Mass Transit Service i~ _Delt 9 .. Township ... ,:_,I .: ._ ... ._ .... ~-~ j ) 7, j • • ·• • -.. . .. j ~' • • .~ ' 1:i .. U' •. .._ I : · l. ,i._ .J - • f ' . . ":'" i__., i (' . \/ .-1 •• ••. t. :-i :( t Ti;-a:nsit · service ln the Lansing _ai:;~a evolved _in a . ma11nei , s~ilaJ.; .. to., .t hat of _; ?ffi.~r ~~:ts~:§s at?,"_~5.tJfi~ c~untry ~-:-. ¾>. elec~f1.c'·~5 ~f:uE~fl~>~~i~o':tL and !~cal streetcar system served Lansmg and surround~g areas until 1932 , ,--r~ ~el! r they were rep}a~e~ . by a _mo~e- ~f_e~i~ln a~.9 : ~~e~!=>-~';~, ~ot9r i ~u~ sys-V.ll- t~- ~9,94 fri~~it se~ice in the a 71~a _w?:~ J ?..r?,V.:!ded by Pli~yate comI964 y~ty -~~ , Lan~ing :i.1:1c,~e~~~d ,,i,~~-~V?lvem~t i~ S~?e . ,<?~~r_a~3:o~ o; th1;~e1;:,r,qpolit,~ bus system ~f.t h ~lw :; ~:j,ty _dSSlfin~~ ;C~~plete 0 · / ~ ~; ·t~z , p~!:~;:. -?~ - :;i~~l!~¼e::t~i!~;~~~;;1~!~i!:~~:i;~ (~rlFS;rt~:~:~~~;ltt:~j ~:e cc£t:t ::~,f t _~ ~ ,I:u½5;_fc A'.c,ts of Mic,lj.igan, .1.965, .thro~gh a .pet_1 t:j.op by, .,tllt; ~~o~eJer '"· p'ki :a: T°.~:~htp n·e vei; o;~ iG_i'i~.+Y Joined - C4,5A. / :;_t~'.fh e 'f-'5 iTlustrates CATA ridership figures for the past sever a,.;!, "'ft~,:~ ·\J! }~~tt1~~¾.:, ,· _. .:., . . • :; ' , 1 ' tAB:t:E'::T-5 . "· ., "::"·. ,:,. .' ·- . . =.:. .: ' ::.~ ;, t" . • ;: :. ,. i ' 1 I'. ::1: ·e Year £ ~ l .SU . . - -'.) r .: : ,.\ tf . . ' r, I ' ... ~ 4; .ioo,001 : -~: ~ 4,4,B l,184 ·. -·' 4,4.68,828 _. -'- · • ~"' · 3 ;'a·20, 042 3,647,424 7 '~ - , 1976' - ~~}f+.P.~ ct~·.g l · ,. B,- · t _;_ :': ~-~~3o'"fP,~~;., +,JP 5:7,~,4 8c.:i, _ s a.1.1!{975 • -.. . l.,,, • r9(4 9 ~,~_c..;·,:_tl Jfi,•.~,-- .:1!:t ("I ., i·Q 1.' 1 c. 'J J -~ ;• Ridership 1982 1981 1980 1979 1978 .., 19]7 , ,~ ~ ,.,.. • _j,"l • ',/JI t .• ._ . L· .,. L 1,2~] ,,5)8 ',-i6 ,-· - ,'f•~-- ;_~' .. [.Cf ..i'. ~ ~I~ -:q· !: 1 In th?}afe 1970' s ~~lta T~wns.h tp . ai}nw.illy p:royt~~d _CATi\-~-~ ti[ t¢.~ri~j.al su~sid'ies · for tran·s ~t servic~ prov~1~f "."7ithip th:~ T_Rwnship ~ ) ~ ~, .~-~t this method of fundmg transit service was altered when a seR1 te ~onfi;~eE-.-,g~t;ff~ CATA , ~nd. _De,lta Townrhi_!' was coopert~ively d~~~~~ c,?,µtr exe- : t!:1~~~- nri ~~ contra~;, }rafted for a _1 p~e-yea~_}'er?,-od, specif~e.~ g ._h .- ~ount · · 6~.J~D')·f~-: to be ~~ovided and the c~rresp9~~mgJ pa~ents. · · _, · . -:i · c,, f - -:. ... · d :_, ') lf: i :::..• '~ - . ; Route" Nuriloer Six of the CATA system~.• presently traverses the Township along $. J r:. • ' .. ' "' •waverly Road and West Saginaw Highway. :rbis route has one hour, int_~ rvals between buses (headways). A total of fifteen bus trips a day are made into the Township beginning at 6:40 a.m. and ending at 9:15 p.m. Transit service is not provided to the Township on Saturdays or Sundays. ..., 4 -, • C. ~ In 1981 voters residing within governmental units which are members of CATA, being the cities of Lansing and East Lansing and Meridian, Delhi and Lansing Townships, approved a millage issue which provided operating funds for CATA for a two-year period. Since Delta Township is not a member of CATA, its residents are not affected by the transit millage. 84 - �I This page was revised April of 1983 .. , .- lhe _Eat;qn _CoJ.n ty \ran~pp.rtat~o!1 ~~u:h<::t;.\;Y (~T~{ bega~ 1<;Pei;_a\=i;<?.:n on · October 1, 1980 under a contract with tbe Michigan Department o.f' 'l'ranspor1 ; ,·:;: c.it'iori~ *• unci'er th-~ ·c ontract, th.i{ ,sysf~ was)OOf.' fti1{d~d 'bf,' t'~-~ ."# ~~ e through Septembe~ '30, 1982 at whi~h t'inie tn'e residents of Mto1r"C'o'unty began making a local contribution in the amount of 25% from October 1, 1982 to September 30, 1983 after which time the contribution would be 50% of the operational budget. In August of 1982 Eaton County voters approved a 2/lOths of a mill proposal for supplemental funding for EA.TRAN. In 1981 Delta Township joined EA.TRAN which is a demand response bus system which constantly changes the way the buses are dispatched as customer demand changes. EA.TRAN services the entire Eaton County area while specializing in commuter express trips, and medical trips for senior citizens and handicappers into the Lansing Area. Appro~imately 70% of EATRAN's riders are on a permanent reservation, that is they utilize the system at the same time on a regular basis. The following factors could provide a major stimulus to increasing mass transit ridership in the Township: 1. 2. 3. 4. XII Expansion of mass transit service. Continued increases in the number of multiple-family households. Increased motor vehicle parking costs at Lansing Metropolitan locations, particularly the central business district. Increased costs of motor vehicle ownership and operation. Railroad Facilities Serving Delta Township The Chesapeake and Ohio and the Grand Trunk Western are the two railroad lines with tracks running through Delta Township. The Chesapeake and Ohio track cuts across the extreme northw~st corner of the Township, but does not provide direct service to the Township. Two Grand Trunk Western tracks cut across the southeast corner of the Township parallel to U.S. 27. The tracks are part of a main line route serving Chicago, Port Huron, Toronto and intermediate cities. The Lansing yard located at Snow Road and Pierson Highway is Grand Trunk Western's headquarters and main marshalling yard in the Lansing Metropolitan Area. Grand Trunk Western facilities and services in Delta Township represent one of the most important transportation assets in the Lansing Metropolitan Area. The Lansing yard consists of 13 switching tracks with automated controls and is a central assembly and dispatch point for railroad cars destined for all parts of the country. Grand Trunk Western serves the following Delta Township industrial type facilities. Oldsmobile Diesel Engine Plant Lansing Board of Water & Light's Erickson Station Meijers Distribution Center Millett Elevator Company Ralston Purina Company Grand Trunk Western has indicated a willingness to provide additional s.pur service to new industries desiring to locate in the Township's industrial tract. The Grand Trunk Western Railroad tracks carry approximately 15 85 �I This page was added April of 1983 .,r=J- :-rr.: _ r:-... · '"'.::..•r-"" · i. ..,..,,...... -,· ... - .· - - -r•; -. . .~.- ....... ., \.ii 1.•• .., ~.,,~ r-'a ~n~ ) >e1;:_ _:q.c!Y. , it\ ,_ea_clf d,,ir_e~cion, nJ.4~'fng Gr·a nd ·:_rrunR ~esterrt tnt?; ~jor 'IOJ,. ··: .r~:i;l ' J~i:itf~ itf ~he ·.1~nJ'm g· ar~~-'- Grcfrik 'Trunk Weste~~ has" eliminc!·teq the . : ·tas"sl[nger ; servfce it onc;e I?fq~ ided to the Township. ' ' , r ,_. '(.,_.Ja~•uv nuJ,:,. . , 'l ~<)( :r~ci'. ::. ::; , ~ J c; "'?!;. '"! • : ~ . \ ' ) ;:· ~;>.. ..,m., ..; ic:-· -,.. ,..,t:. :r. :-- ·,j: 1 .A: ' (' ..,., ~cr- i n.c; .: ;~~ ... ·,1:· ':'. ;c. r· ., ·•.-· ... ,:t, ,:: r .. ··1 rJ..: -'· ,,. i. ...... ·, ~ ·.J ...... > ;_ j.l. ( · -~ ·'_-:5'. 1 ,j t· .....--~f..:,.l.: - ·•; i::,· ,_ ..r: :::• -., • U°f'" ·- - ~- I.. . . ,._ :.. •.·!_·· ,; F, ~ I ._ : ... ... • • J ';., pr' -. t'• - jC J a ,,·f'' ,. ~T -~-•n: f1 :1.l of 1 un- ,., -s .:.··· ;;: r.J.8:a ,.. d:i.... :1: _;_ ,:· ·.. !(.,; ,...... -~. - - : l_!· __ ..• 2 .) - :i lJ ~:: :.-:c,,,.~ '.:-:'. '·,. . .BS-{f.E. r-:..31 ~ r .l ri-c :rr,.WQ.'T ~- •·· · :-:· .C"'1~~;~:;1 v.· !' t,~--- ..:1 --· l' .- .)J:CtJ".t'l ~f!_;_:· ; c~·· u.. s..E .....s·.:.. : :I':' c"'.... ?_;,., _. '·• ••' '3' "-.... ,-: " b:':I ~,:)ru ': ·., .. .., ,r.: ,·O ~ ~ .: ··•t', ~.rl-e:.. .cw ;.; .;_::J_." ,(J · .. \' ,.,. ;~. -, ?!_ - .. ,) SSA ;~;.., �~I f This page was revised April of 1983 requirements per gallon of storage, the provisions of easy access for repair, and the fact that ground ~torage facilities have more aesthetic appeal than elevated storage tanks. The Delta Township system has a 500,000 gallon elevated tank on the east side of Snow Road just north of St. Joe Highway. This tank has a static water pressure at its base of 59 pounds per square inch (PSI). A ground storage tank, equipped with variable speed pumps, is located on the west side of Creyts Road some 600 feet north of Millett Highway. The tank contains 1.25 million gallons of storage capacity and delivers water into the 16 inch South Creyts transmission main. The ground storage facility helps maintain 50-55 PSI in the south end of the water system _s erving lands south of I-496. Water Consumption Table W-2 illustrates that water consumption in Delta Township has steadily increased during the past s:ix years . A consistent pattern has emerged, that being that approximately 50 percent of the total water consumed is attributed to single family residences, 25 percent is consumed by commercial/office establishments, 20 percent is consumed by multi-family residential developments and five percent is consumed by industry. It is expected that the amount of water consumed by industrial establishments will significantly increase as additional manufacturing operations locate · in the Township industrial tract. TABLE W-2 DELTA TOWNSHIP WATER CONSUMPTION 1977-1982 Year Annual Water Consumption 1977 589,543,~80 _gallons 1978 638,522,720 gallons 1979 652,824,480 gallons 1980 647,782,960 gallons 1981 1982 Fire Flows As suggested previously, one major problem with the water distribution system is the undersized water transmission mains spaced on one-mile intervals. Historically, fire underwriters have identified municipal fire flow requirements using empirical formulas based upon resident population in the service area. With increasing sophistication of water supply systems and fire fighting apparatus, new criteria have been adopted which recognize the types of structure and density of development. In 1977, the Township Engineering Department calculated fire flows for existing major buildings, a partial listing of which is included in Table W-3. 94 - �This page was revised April of 1983 r·· 1.,c t 1 : • .. ,f,· I 1J :j ;-•: :.;_ _., ~r J } _Y : (,. •· • • t• ," ';L I ! ,. • , ) ~ t '"': lr. ( :, -=-.~. .) ~ .: . TABLE W-3 .. ,, '~ ! ! I ·• ~ • I ! '~-.; ..: , l,.' 1' ~'I t fil.· : ' :. . Recommended °J · .t Fire Flow i Es tabliJ;lhment , , ..... 3 :.!3.1 RECQMMENDEll FIRE FLOWS ·.... ·1. (Duration= --of· ··' Fire",- Fldw !:>,.. L ~ .. , l 6 hou'rs· ' _ ._Vill~ge .Green Apartments · -· 6,000 GPM ~-.;f ,t 9'-.r·'." Jo.~ t-• ~ ~ ·-r I 4 hours' 4-:,1500 .GPM ~ansing Mall. 1,, , ,· W~~ t 12 ~-~1~. . 1-,: ·H:e _,,, 2.n<. -~-! :;4";_ .!). ''L 0 1''lJC Michigan, Nat_j.ona¼, _ ,.__ ·:: ;Bank Center . .., . '1 ,,. Sea Hawk Restaurant . c J r... ~ "") $,a gin a~ Plaza, , ':.... ;.. J ~- . -~ ()" ' ~.1. ,_. ~ijer . (re~ail store) -Hilton Ii,m . Ct, •-- ~ 4 '1>l:aurs:l -· ~ ...:., ., 0 - -:: ..,.~ ....-._"1-~rl'I :31 .. : .,,-1,:;- , , J.:50 -GPM ".l: ·: ; ·, ·, ,, ,, ~1 r.. , -~ .. --~ ~; n· _J :.:-. ,, rr,.._, _; . .... ___ ,. ._ , :- ··~ -:Fbours 1 .,,, • -:: f :·~. ·-. : 2 hours VDlf ... 2 ,;: 4,500 GPM ' ,· . ..i'...b ~ >-rj 'I 3,000 GPM 4,500 GPM ~ ·:- '· -.J 1,500 GPM r- W~verly High School _.,. "' J . J :- :2 t.,,,.,, -J :", ·;,. )2, ._,.,.. _. I, -'o t ~-_Plum Tre~ Ap~:r;:tme.nt,s. ·,,,,: ·. 4,000. GPM:';,_.' · ·-'>.-.. >6':'.: J.o~ '" - '· ,. he.: .:.r~~ '-' ") . 4 h.Gfirs -·w -m,- J : : r ~ • I ,_. Bl hours abL11 -• 1 ::w: ,·•-, JS.rt ,,.,., · 14 °bout§'::11!'." - ... .,''O The addition of the 1.25 million gallon ground storage facility and the in.., , sta:1,lation qf 12 and 16 inch transmission mains along cr-eyts Koad imp.r oved : , ,_ the water syst~m' s fire flow capability and duration of .:l!:low:n°:tt -s~ould be ri~~ed that having fire flow capability in well production and~to·r-age !-:d oes ._,~ ~••,:. no~ . r_nean ~48:t recommended fire flow can be delivered to the s'ite '61-f •a ''-fire. ~e , dis tr !bu tion mains must be properly sized, spaced 1 . ,·artdHllooped-- to J.p rovide , ~mch fire flows at all locations in the water servidi ar-ea', i · u ··r! t;-: _. r,·." For purposes of providing adequate fire protection, close monitoring of daily water consumption demand versus supply capacity is needed. The ',exjjsting wate: system is capable of providing adequate fire flow to all but' 'a fl~w :.customers. Furthermore, as service is extended to new areas, need for transmission mains ·,~and added storage must be continuously reviewed. , 1.;1: 1 " ;_;·.. +.,~;r:. ,, .: Fut~r,e .S .ervice Area . r:,. fJ ~·\;. .t.l,_:. ;;:· Figure W-11 provides an indication of the future water system service ,area _in increments of five years. This figure should not be cons·11ru~<l 'as · '- iden tifying precise lands to be served during each ti~e perio&.'·· ·rt· 'fs int'.'ericled to convey the general extent and location of service area extensions based upon projected service demands. Figure W-II should be viewed in conjuncti9n wi th .Fi~ure SS-II presented in the Sanitary Sewer Service chapter asj to ;$he provision of both public water and public sanitary sewer servicess -:t.e crgd.ven 95 �·promptly toward rehabilitating and improving these collection and treatment facilities. The following narrative puts issues in perspective and suggests an approach to resolution of each issue. The following is intended to provide a basis and framework for the proposed extensions to the sanitary sewer system which are discussed at the conclusion of this chapter. fr Infiltration ,C The collection sewers in the Jrelta' 3roiiiitsh1ip sewer system are relatively new, the oldest lines were constructed in 1965. There are, however, significant quanti1~ies :-0f groundwater infilt:.r ation snd inflow to sanitary sewer iines in the .Rresent system. It is estimated: that apflq~iw-_g_t.?lY 40 percent of the wastewater - received at the treatme~t plant is groundwater and/or stormwater . There are , locations in the collection .sewer:,, :sys·1:em where sewer pipe is situated within the high ground water table. Also, a large number of dwellings and busJ.~SrSes have roof and footing ,:drains connected t.o sanitary sewer lines. Some situations exist where sanitary sewer service leads have been built t!,1,:-o.u,gh an existing storm . sew.er. - These ~:a'ds -may:.,be- broken or cracked causing a direct flow of storm water into the collection sewer system. This exc~ss, flow of water into the collection syS'teni tnrer1oaus t-he wastewater -treatment plant. Flow meters at the plant have recorded up to nine million gallons per day of influent to the treatment plani:, far :·in excess of plant :. i::.apa~i ty. The excess of. fG.-ow occurs primarily during periods of heavy rainfall, usually in the months of March and April. 2 :.:,-( ,• -. :. ~' l: • .: A detailed study of the present infiltration was conducted during 197519 77. 2 a1'ha..s study used daily flow records from the WWTP.i_: Mlich· we-r e analyzed. The amount of infiltration and inflow was estimated based on methods 8 9eveloped by the U.S. Environmental Protection Agency t ' -rt ' was estimated that annually 300 million gallons of excess flow enters the treatme~t; pJ:an t . An economic study was conducted to determine aeosteffective approach to dealing with the excess flow. • J • - ·:"'J:_ ·.;)--:t:: L-•,.,._=- ~· v:. ..t.., .·.:~ ~·. ~, .'._)Tih~ ! s1™,,4y rev~aled that it would.not ·'ibe cost-effective to initiate a · program ,;; , .!:.:!?.f,r-4is.c;onnect:fing footing drains, but it did indicate that :' it would be cost-:- -u~e~~t;,:f;;v.e , to ~,emove excess was,tewater . flows by rehabilitating existing , .s•'l 1 ·-s~we.~s t: :;A d~ision to proceed with rehabilitation on a limited basis· would ~-~ .a1llJ!inJ!t1:t ·ap{tr())Cimately 15 percent of· the excess flow (•45 3 mi-ilion gallons annualJ,y);..-: T.he remaining 258 millfu'n gallons of excess flow would ' continue to be treated at the wastewater treatment plant. Ue>t 1 n ·so..; ,, • .b ,: "',Qual;;i;..t y ~ of , 8 -_r.,,ffi;-'I:+.~ ated; EfUuent 0 ) Water quality standards promulgated as a result of Public Law 92!..500 impose stringent quality requirements as to discharged effluent from the Delta Township WWTP. All present and future discharges from the WWTP nius.t: ·mee:t these standards. !,_ f ,·:·.r, ·: $ ;' --,, _c-:;-r2··-· , ....... , ·. ::.., r!'• ;p.e1,ta ·¾Jom:stlip is operating its treatment plant under final ef·fl1:1ent stand;,,: ~rd:s. .4 11. mun.icipal t:~ eatment plants throughout the nation operate as pro81 :Ci:.::'.,::. n .. ; -v,, :t "J r·u t rrc· .; · . -;,; i Reported i.n the Facilities Plan, conducted by Delta Township personnel in · n;=, cboperaition- with Fishbeck, .Thompson, Carr and Huber, Consul ting Engineers. 102 �This page was revised April of 1983 } -,f'lJ ;.f ... ~ "\ ::: · ., ...... - ~•'"'l"'rr t..; rJ- ,---if vided in the National Pollution Discharge· El~inatibn System ' '(NPDES). The 1 U.S. _;Envi~o~e~tal p~,;tecti~il. Agen~y- issu-~s-' NPDES permi,t:s' ei di "6perat1 ing t'r'eatment. pla~t iuid . estael_ishe§ . specifi~ watJ:r q\iA}_~·t r i~tt(~~ias as to effluent discharges. · e~r Table SS-1 presents sewage effluent standards established for the Delta Township WWTP by the Michigan Water Resources Commission, acting agent for the Environmental Protection Agency (EPA). The WWTP is presently in need of improvements in order to address the following items: - Proposed EPA sewage effluent standards require that ammonia nitrogen be removed. - The flows of wastewater to the WWTP vary significantly during a typical day which hinders the plant from operating as efficiently as possible. - During hot, humid, windless, days the open treatment facilities at the plant presently emit a significant odor . - Excess seasonal flows of influent, attributable to infiltration, cannot be properly treated due to the limited capacity of the WWTP. The following improvements are needed at the wastewater treatment plant: 1) ammonia nitrogen removal, 2) equalization of wastewater influent, 3) odor control, 4) increased capacity, 5) auxillary power, and 6) backup sludge disposal. Delta Township is presently securing the necessary grants which, if obtained, will assist in financing a significant portion of the proposed improvements will result in the WWTP being in full compliance with future sewage effluent standards. In August of 1982 the voters of Delta Township authorized the issuance of four million dollars in general obligation bonds. This authorization provided Township officials flexibility in borrowing money at more favorable financing terms in order to pay for improvements to the wastewater treatment plant and extensions to collector sewers which will be partially financed through the sale of bonds. III Future Service Areas for the Wastewater Collection and Treatment System Projected Growth of Service The increase in demand for sanitary sewer service is directly linked with the increase in resident population. However, the extension of sanitary sewers is dependent on physical and financial constraints. This section provides projections of sanitary sewer service demand, proposed sewer service areas, and the periods of time in which the service is likely to be provided. Integration with other elements of the Comprehensive Plan is provided by utilizing population projections, land consumption rates and land use as set forth in chapters one and two. Table SS- 2 presents actual rates of new customer connections for the past seven years. These rates, together with anticipated expansion of service described in a later section, form the basis for projecting sanitary sewer customers,,,as illustrated in Table SS-3. 103 I �This page was added Apr il of 1983 .., "'· .. ~- :t (· c. ' ~~~ - t h~!',; ?:F.P3ec,~j on; ~f- f u,turf.-, ga;iitary sewer c~~)=o~~rs , was co~p} eted, it was nece~sary to further refin·e the projections. inc t -erms of cu·s·tomer ·t · :;c-.· ' .. i.l ,-:,. "'! ·1 · ; ;-••; i,t( , · · · , ~qu1.rf+~n :t;~, a{l,d expected wastewa1= er f19w at t~e t;-eatfue~,t · p~ant. Table ss:.4 -pr ovia es· the· results of this evaluation. i" "--· ..., " · ,,,_. . ·:. 1 -:·. . ,:;,J •"J ~.::. ~- '"· • ..., .. - ~ - :.,,: ··q: . :J .)· >; ''..!·- r : :.. _.t '~ ~ •' ·' t_,.., . ,. G' _I· ')C• l ,c. - :. :_ i./ 'f:. ;_:• .. · ,1 ' :; : .! 1P..l \, J :: .. . 1,1:, ...;· . !=•Lt" lal \ l:'Y: '"'.:F (c 1=- --~;~T~, b_r:,:, , 1~WC c:.s :)S.O s.r:: !. J' b f .- 11'. ,.J." j f · . .... B:.• ~ ':x.:i:.: I .., ~ .:., <r - T,,;: ~ ·;. ~ - .. .r1£!.i.!. i~ r ··-J: · .. ~qm-o:.i l .1.u:1 u.: :.J. L t .1: .,.• .! ::. .~. .i r r.. • __,._J ::;;rl-.:'.' .J~b~~ 1-.:.,_ 11\,.,! ... , i~ · 10 :::::,n . • -~!' .; ~ :.,•!J. 103A •.1-:.·,· �ents and expected wastewater flow at the treatment plant. provides the results of this evaluation. Table SS-4 TABLE SS-1 WATER RESOURCES COMMISSION'S EFFLUENT QUALITY STANDARDS FOR THE DELTA TOWNSHIP WWTP Effluent Parameters Biochemical Oxygen Demand (BOD 5 )(2) Suspended Solids Ammonia Nitrogen Phosphorus Dissolved Oxygen Fecal Coliform Bacteria Proposed Final Standards Existing Treatment Current Standards ( l) 12 mg/L 16.5 mg/L 10 mg/10) 8 mg/L 15.0 mg/L 10 mg/L Me.8 :surement not Required 2 mg/L Provide 80% or greater removal of total phosphorus contained in untreated wastewater 92% 5 mg/1(3) 5 mg/L 200/100 ml 200/ 100 ml 200/ 100 ml PH 6. 5-9.0 6.5-9.0 6.5-9.0 Flow Measurement Daily Daily Daily (1) Current standards will remain in effect at the WWTP until the proposed improvements are completed at which time the proposed final standards will take effect. (2) Biochemical oxygen demand (BOD5) means BOD measurement average for five days. (3) Daily discharge limitations, all other values are thirty-day average discharge limitations. \. 104 �This page was revised April of 1983 .' · TABLE SS-2 I ; I ". I I SANITARY SEWER CUSTOMERS* 1975-1982 ' ,, : u '• ~ l I I Custome-r-.-!U-ass ',~ - , l:-97- 5 ·· 1976 1977 19 78 1979 1980 Single..:Fai;t-:Hy · ,>::-" r Residenti~l ' -1 1,1:;m, 3220 . 3500 3530 3860 3950 130 140 190 210 MultipleFamily Residential 100 3260 120 · 1981 1982 • ~ OfficeCommercial 230 270 300 330 360 430 Industrial 1 6 5 5 5 11 *l'he number of customers may actually decrease from year to year due to bu i lding vacancies. TABLE SS-3 PROJECTED SANITARY SEWER CONNECTIONS AND LAND ACREAGE CONSUMPTION 1985-2000 1985 1990 6000 464 Ac. 6830 464 Ac. 7650 8480 464 Ac. 464 A,c. 170 80 Ac. 190 101 Ac. 220 240 101 Ac. 101 Ac. Office/Commerc i a1Cl) Land~ Consumption 370 37 Ac. 410 38 Ac. Industrial (1) Land Consumption 13 139 Ac. 18 139 Ac. Single-family Residential Land Consumption Mµ ltj,p1,e~family Residentia1Cl) Land Consumption 1995 2000 • , ... ; 450 38 Ac. 500 38 Ac. 28 23 139 Ac. 139 Ac. (1) For purpose of computation of future wastewater influent at the 1 WWTP ;-' al1 .,. classes of customers are converted to customer equivalents, as set forth in Table SS-4 . An equivalent customer (a hypothetical term) means the wastewater from a typical household in the year 1977. Based upon actual water consumption statistics, this translates to 225 gallons/day/household or 6805 gallons/ household/month. 0 ·105 �L, I 1. t} ,:. . • ~.:, SOLID WASTE ,.':,.. -· .·r Solid waste is generally referred to as materials which you usually have to pay someone to t.a-ke off-s~t;e ::-and _d,ispose of. Table SW-1 illustrates annual solid waste generation .in Eaton County for the year 1980. Of the estimated 54,493 tons of solid waste generated in Eaton County in 1980, tapproximately 79 perce~~ •. or 43; 1:68 tons t were di:sposed : : Qf ~in , ·· : _. landfills. It has been estiinal:ed tha£· approxiinately 7·5 -percenfC::O.r.::.-t:HEr..s-., !S::.'.· solid waste in Eaton County is generated by residential househol.c;i$:; ·.......;. Table SW-2 ill4strates :$Olid c~raste estimates for Delta . Township :f~i:,}:::.:5':,;j.t. the 1980-year 2000 period. >~£:.~'i.i~,,s:• . , ... I I ..:..:..:£q; ..I .• TABLE SW-1 I '.r•~ , J L ;i ;.., ESTIMATED SOLID WASTE GENERATION I EATON COUNTY : ;-_. 1980 •~ f I -, • r ;..'- Coefficient* (lbs/day) 2.9 Number .Peqpl~ (Residents/ Employees) /tons of. Waste,/' Year 77,402 40,965 10. 6** 4,248 5,223 Retail 5 . 75 5,238 3,494 Government 1.5 2,489 Residential (( j •.._ '~ Manufacturing 433 ,_ ft. ... Communications/Utilities Significant Other 10. 6 31.. 5. 75 ~J,.L• t!, 6, 506~. 1 .[ 'o'. 38 L l IT" '"- .. - • TOTAL .4., 3.40 54,493 .Ii" j ....... ?1•1',... _r-1 ' ,';. *State of Michigan, Department of Natural Resources, _ Reseurce._:· Recovery Division, Guidebook of Solid Waste Management, Table 4-1 , pg . 4-4 • **Coefficient was derived from actual waste generation figures from Oldsmobile and Fisher Body, Lansing, Michigan. .\. . ~(1 Source: 1 ,- Proposed Eaton County 641 Plan, Tri-Cotmty Regipnp1.: :PJ.aning Commission, 1982. 'J • 9,.,, \ 114 - '·· , �This page was revised April of 1983 TABLE SWr 2 ESTIMATED SOLID WASTE GENERATION DELTA TOWNSHIP 1980-2000 .. :,· ' --,· 198'0 1•- , r...;.7 I.. l •J' qn ~" .l , 1985 .. '16·,215 Tons 18,772 Tons 2000 • 26,005 Tons rr .: Source: Proposed Eaton County 641 PLan, Tri-County Regional Planning Commission, 1982. " Solid waste collection is presently provided by private haulers within 1:ie'lt'a Township. Most of the solid waste generated in tpe Township is <:.. pr i s 't?n't::ly deposited at the Granger Land Development Sanitary Landfill ~1:oc~f ed in Watertown Township in Clinton County. This privately owned · · ~ iciiity presently accepts approx~ tely 800,000 cubic yards of solid ·•t.;ast 'e:' per year. It is estimatea t h:a,t 78 _pe;~ent of the waste deposited ' . 'at"" tthr;f Granger Landfill originates in fugham County, ~l, percent in r Clinton County and 10 percent in Eaton County. If the operators of the landfill are permitted to continue wit~ present exp~nsion plans a nd 1f· the amount of solid waste does not ~increase appreciably in the ·t ' \ '· future, it is estimated that the landfill will . have sufficient capacity to operate until 1998. C , ..,1 D'... ,.. J Solid was te· disposal is also provided by a landfill near Eaton Rapids. This facili t y is limited in the amount of waste it can accept and is expef ted to cease operation within several years. Eaton County operated a landfill on Windsor Highway, northwest of Potterville, from 1971 to 1982. The Eaton County Board . of Commissioners closed the landfill due to the increasing cost of keeping the operation in "'c ompi i anc'e with licensing requirements of the Michigan Department of Natur al Resources (DNR). The closure of the Eaton County landfill re: su ited in greater amounts of solid wastes being diverted to the Granger ' 1andfili in Clinton County, the C and C landfill in Calhoun County and · the ' ~ ton "Rapids landfill. -~ -- , r~rr- . . .: ... -, The r~cycling of solid waste is an idea which is becoming increasingly popular. In 1979 the DNR's Resource Recovery Division published a document entitled Resource Recovery in Michigan : Potential, Costs and Impact. The following excerpt from this document defines the terms source separation and recycling and notes the benefits of these approaches. Source Separation: Recycling: Separation and collection of individual recyclable components at the point of generation or discard. When the materials collected are used to make a product (collection by itself is not recycling.) So"urce separation and recycling should not be viewed as a panacea for solid waste management. Regardless of whether a recycling program is successful or not, it will not take care of all solid wastes. However , 115 .i �·r FUTURE LAND USE I , The Future Land Use Component con_tains. the Future Land Use Plan and analyses of its different land use elements. Six separate parts of the component describe and analy~e residential development, commercial development, office development, industrial development, open space and recreation facilities and the thoroughfare network designed to serve the proposed lartd use pattem. A·.brief discussion is·\riso provided regarding the relationship betwe~n lanp use planning 1and zqning. Figure LU-I is 'the Generalized Future Lana Use Plan while Table LU-1 indicates the areas allocated to differre n_~- la~~ uses. , 0 ,. ,. .. ·;c,:· I The Relationship of Planning to Zoning The relatioE-ship betwe~p_ lan~ u:~,e plfinning and zoning is ,m impp~~~~t one. Planning is basically the act of planning the uses of land within the Township for • 'the futurJ while ~6ni~g' is the act qf regulating_ ti\:~'.,.c ~se of . .• these lands by ordinance. The laws 9f the State of Michigan require that '' a co~unitf 'e ngage in land u~~ ~l'~ni?g' activities, including t~_' p,repar1 ation of a " comprehensive plan,. pf"ior to the init;i.a.tion o.f a zoning ordin!'illce in ~- coininuni ty'. ·"' :.. ,. Bi, ' ·" : " ~ ") .... Dt• .... ~, ·~ -; i. . ' . "" .1- r . ,'::, . . . .· ,,,, ,, ."tr In order to 'irovide . a b~tt~i-' unders tanµing of the terms _pl;:m~'i ~~ ~fl zons- ing, the :-• fol16wing ·definitions are offered: . . .,. . , .. ·~ •. :Z::.' ·S ·r Land Use Planning: (·-( . ~ . r. Zoning: i ,.;: "' · _ .... ,. .J '•, - ~ S ..... !~1J:.S ''1:;>0 ,: • The process of guiding the future growth and development of a community. Generally•. ..a .docum~t ~s pre:;· - -: -· J..i. pared known as the Comprehen~ive Plan wh~ch ~ddresses the various facet~ relating fo thr . . grj:rw.th ot -a community. Through the process - of land use planning it is intended that a community can ,__ preserve,.~promote, protect and improve the public health, safety 'Tand general welfare. Additional considerations include; comfort, good order, appearance, convenie~ce, . iaw ~nfq~c:emen t and fire prevention; prevent the overcrowdtng·· 9f land and avoid undue concentration of p~pu~~tio~; ~iiilitate the adequate and efficient provision ,of , transportation, water, sewage services, scli 99 is, ~p~rk'.~.:-~ recreationa1 facilities, housing and other requireme~ts and services; and conserve, develop, utilize and protect natural resources within the community. J • The process of partitioning a community into districts each of which permits certain uses of land for the purpose of conserving and promoting the health, safety, convenience and general welfare of the people within the community . A zoning ordinance is often adopted which contains regulations controlling land uses, densities, building heights and bulk, lot sizes, yard and open spaces, setbacks and accessory useq ,_... .A zoning ordinance consists of two disti1Lct ·parts, ·being a written text and a district map. The text sets forth the purposes, uses and district regula,.9 ,on~ : fol?> each 118 �~- t .. •'- r 1 • •.:. j 5 This page was revised April of 1983 ·-•; TABLE LU-1 ; r ... ·:..-; FUTURE LAND USE LAND USE CLASSIFICA!ION ACRES PERCENT OF TOTAL Very: i9w Density Residential 2,366 10.3 8,786 38.4 739 3.3 ,c:; '~ '';:.I Lp~ pen.sity _R~sidential _MediUlll Density Residential 618 High - D~n~ity ~esidential ; ~ ..... ( J ~ r 2.7 tf 425 1.9 645 2.8 Light Industr;r. 599 2.6 Heavy Industry 1,913 8.4 Community Facilities 534 2.3 Parks and Open Spaces 766 3.3 Agricultural and Non-Urban 2,451 10.7 Transportation 2,145 9.3 Grand River 352 1.5 City of Lansing 576 2.5 22,915 100. 0 _ Off~~~- p~v 719,pment r .. 119 .-. �Thie page was revised April of 1983 ·, district and the standards for special land uses and admimistration of the ordinance. The map denotes a specific zoning district for every parcel of land within the community. ( Zoning is one of the instruments, along with capital improvements programming and the administration of local subdivision regulations, which implements the goals and policies of the comprehensive plan. The enactment and administration of the zoning ordinance are legislative and administrative processes conducted by local units of government relating to the implementation of the goals and policies of the comprehensive plan. II r. (_ Residential Development : The predominant land use in the Future Land Use Plan is residefitial tlevelopment. A total of 12,509 acres or 54 percent of the Township is designated for residential use. Four general residential d€:Yelopnierit densities are recommended; very low density, low density, medium density and high density. According to population projections prepared in development of the Comprehensive Plan, the year 2000 population of Delta Township wili be approximately 34,000 persons. The residential derisity•; pattern has been designed to protect the character of existing neighborhoods and to provide attractive areas for the development oi i1ew ·hbtl~ing C The majority of residential land has been planned for low density development in accordance with the character of the existing residential d~velopiuent pattern. Several areas have been designated for medium and high density residential development in response to the growing demand fo r: ··mu1.tiple family housing within the Township. One of the land development concepts which is becoming increasingly popular is a technique known as planned unit development. Several planned unit developments have been established· in Delta Township. A brief explanation of the concept of planned unit development follows the description of the various residential densities. !.. .. Very Low Density Residential Development ' : ·; ,_, .... 1 ( ·- The Future Land Use Plan indicates a total of 2,366 acres or lG p1dcent of the Township is designated for very low density residential development. Very low density residential areas are intended to be developed at a maximum density of one dwelling unit per acre. It is anticipated that very low density areas will be developed with single-family detached residences which utilize private wells and septic tanks. Very low density residential areas are located in the southwestern portion of the Township and north of the Grand River. It is intended that these very low density areas will remain essentially non-urban in character with large individual lots due to the limited fire service which is available to these areas. Public utilities such as water and sanitary sewer service are not envisioned for these areas in the near future . The very low density residential land use indicated north of the Grand River is intended to preserve the existing nonurban character of that area which contains agricultural parcels, woodlots, flood plain areas, and a few very low density sin8le-family subdivisions. The very low d_e nsity residential land use indicated for the southwestern 120 �. .,_.j.r C :,., This page was revised April of 1983 portion of the Township is intended to preserve the largely non-urban . character of · this area which includes four sections of land designated . for agricultural purposes. The very low density residential designation aJ.sQ, respects the poor drainage capabilities of soils in this area. Density R,esident·ial Development µOW '' '.1 . The Future Land Use Plan indicates a total of 8,786 acres or 38 percent of tb._e. Township for low density residential development. Low density resid~~t-ia1,; areas are intended to be developed at a maximum density of five uni.tl's per acre. It is anticipated that low density residential areas will be developed primarily with single-family detached residences ~l~hough planned unit developments or other development forms which do IlQ!,e~ceed five dwelling units per acre could be utilized. It is intended that low density residential areas will be served by public water and sewer service and hard surfaced roadways. It is recommended that certain limited institutional and non-residential uses, such as community shopping fa-ci~ities, be permitted in order to provide convenient services to resi4entiial areas while at the same time preserving the overall residential ,<iQ.h _~acter pf the area in which they are located. Low density residential ~~yelop~ent areas are concentrated in that portion of the eastern half of the Township lying between the Grand River and 1-496, and in that portion of the western half of the Township lying between the Grand River ~anch·Mt; .,, Ho.pe Highway. The low density residential area in the eastern rpo:i::tt-ion. of,, the_ Township is extensively developed with single family subdivisions. l'he low density residential land use indicated for this · area is intended to preserve and round out the basic character of exi sting development. The western half of the Township lying between the Grand River and Mt. Hope Highway contains a scattering of single-family subdivisions as well as strip residential development located along section line roads . The existing development, while not complete, constitutes an em~rging _ pattern of basically low density residential development which is incorporated in the Future Land Use Plan. The Future Land Use Plan indicates small areas of low density residential development north of the Grand River and adjacent to Waverly Road; in the vicinity of Delta Mills; south of I-496 in the Marcy Road, Guenther Road and Echo Valley Esta,tes areas; within the community of Millett; south of the Grand .R iver in the vicinity of Locust Lane; and in the area adjacent to Jolly Road. These areas of low density residential development were all delineated to round out existing single-family developments. Medium Density Residential Development total of 739 acres or 3.3 percent of the entire Township is designated for , medium density residential development. These medium density residential areas are intended to be developed at a maximum density of eleven dwelling units per acre. It is anticipated that a variety of housing types will be developed in such areas. Permitting planned unit developments in medium density residential areas will allow for flexibility and ipnovation in the land development process. It is assumed that these areas will be adequately served by major thoroughfares and public utility services. It is recommended that certain limited institutional and nonA '{: ' 121 �This page was revised April of 1983 - -:.'.1. Neighborhood Four ···l.i. The residential developl'lent that exists in this ·,neighlrorhood -ts df; a low density single family character. A significant amotin't ,~ · vacant land exists in the northeast and central portions of the neighborhood. Approximately 100 acres of vacant land between Willow Highwaiy< --an<i'0t,he Grand River in this neighborhood is presently in -agriculnu~a1, pto-d~ction. The Great Lakes Bible College Campus is located in the center of this neighborhood. The proposed east-west collector street.(will -t tr:ave-rie the center of this neighborhood~ . P-rovisions should ·l).e mades7to <irts--'u late this roadway as. much as poss•ible sfrom the Melody Acres S.t1bdiii;l-siottr to the south and from anticipated residential development to' th-e· rt(j:r·1!h. .. \. ,':. r. 1· .. ' ... .! 1 .,, This entire neighborhood is ·1oca:ted' within the Grand Ledge Schoo!l;T ,D:istrict with the Waverly/Grand Ledge School District boundary serving as this neighborhood's eas tem boundary. . ' : ·,''. •. · •- T The majority of this neighborhood:: lies within the Watson and Wa'tSbn Some portions of this district, parti"cularly the :..,: :; G.arfield Avenue Branch, have experienced persistent flooding ·pr,ob:lems 1 .in the past. The Watson ang Watson Drain generally lies wi1:hin~- the - · Creyts Road., right-of-way and empties into the Grand Rive-rc. ,. ,. -~. no.t. n·· Sanitary sewer and water service is generally available th.r:oughout '· this neighborhood. A sanitary sewer pumping station is · located on~ the nbrth side: of Olde River Trail within the Delta Mills Subdiv-ision.f r.Water: Well Number Six is located southeast of the intersection· of -Crey'ts· Rdad and Willow Highway. A water well is presently planned on the north side of Willow Highway, west of Rockdale Avenue. -'' J.,c--·. .. z..,_ :Dl!ainage District. A low density residential development classification is recommended for t.his neighborhood in order to preserve the character of existing- residential areas and also due to the fact that the existing utility systems and roadway facilities in this area are adequate to serve this':':.-type of development. ri~: -1 .. i t ~ f ·~ Neighborhood Five The majority of this neighborhood presently consists of vacant land with the exception of the Willow Woods, Robbins Acres and Armstrong Hills Subdivisions and dispersed single-family housing along Willow Highway, Canal Road, and Old River Trail. The existing land use pattern in the developed portions of this neighborhood is low density residential development. i::i . ., •( Delta Mills Park is located in the northeast portion of this neighborhood. This 32 acre facility was Delta Township's first park facility - antl offers a picnic shelter, softball fields, tennis courts, a basketball court, fishing and canoe launching. , ,. -- Sanitary sewer service is generally not available to the westernmost portion of the neighborhood at this time. The eastenmos t portion°: 0f the .,. neighborhood is presently served by sanitary sewer service. Water service is generally available in this area. A Township well site is located northeast of the intersection of Canal Road and Willow Highway. 0 128 �r This page was revised April of 1983 "'.'>. _l (-- The Delta Township Wastewater Treatment Plant is located on the north side of Willow Highway within this neighborhood. This facility, loc~ted on a 25 acre site, presently provides secondary treatment of s ewage. Planned improvements to the plant include flow equalization, ' odo r -, control and tertiary treatment. r, A low density residential classification is recommended for the neighborhood due to the establishea low density residential land use pattern and the general availability of utilities in the area. Neighborhood Six Neighborhood six is characterized by vast amo\lllts of vacant land and single family residences along Creyts and Canal Roads. The only existing subdivisions in this neighborhood are the Earlington Estates Subdivision in the extreme eastern portion .of the neighborhood and the Riyerdale Acres Subdivision in the northwest corner of the neighbor·nood . The Willow Creek residential condominiums are located on the sou t h side of Willow Highway immediately west of Carrier Creek. The proposed east-west collector road will traverse the center of this neighborhood. Proposed development in the center of Section Ten should be required to execute the necessary documents to reserve the needed right-of-way for the proposed facility. Efforts should be made to provide for a non-motorized transportation corridor adjacent to the Carrier Creek which could commence at Willow Highway and continue southwardly. This neighborhood is primarily served by the 36 inch Carrier Creek Sanitary Sewer Interceptor which traverses the center of the neighborhood in a north-south direction. Thus, lands within Section Nine, located west of Canal Road, are presently without sanitary sewer service. Sewer lines within Creyts Road serve the easternmost portion of the neighborhood . Public water service is generally available throughout the neighborhood. \ A 9\ 129 �This page was revised April of 1983 by the Myers and Henderson Drainage District while the central portion is served by the Decke Drainage District and the southwest area is served by the Munton Drainage District. This neighborhood is bordered by Onieda Township to the west. The Eaton County Development Plan illustrates parks and open space uses for the majority of land in Section 24 of Onieda Township while a small area is classified as rural non-agricultural uses. In December of 1982 Michigan's Transportation Commission chang:~it the proposed routing of I-69 from the "original alignment" whihh': tra·ii~t=sed Sections 20, 29, and 30 within Delta Township. The CommisJion"·' a.eiided to upgrade 16.4 miles of existing U.S. 27 to freeway status between· Lansing and Charlotte. ,1 ·, l ! ... , • ,. ~ I (1' ) ' The Michigan Department of Transportation has acquired approx::µil.ately 106 acres in Section 20 (neighborhood 27), 120 acres in Section 29 and 260 acres in Section 30 (neighborhood 28). At some time in the f~ture the Department will inevitably dispose of properties in neighborhoods 27 and 28 which it no longer has a need for. The proposed extension of Broadbent Road to Mt. Hope Highway will inevit, ably be delayed due to the change in routing of I-69. ~ A low density residential land use pattern is recommended Twenty Seven for the following reasons: for ~~ighborhood J 1. A low density single family residential land use pattern has already been established in the area due to the existence of £.he Coµntryside Estates and Evergreen Heights Subdivisions. 2. There are several areas in this neighborhood where soil conditions would not be conducive to the construction of conunercial or mulitple family buildings. 3. This neighborhood is located several miles from existing and proposed fire service facilities. Therefore, land uses wµich require significant fire flows should be discouraged in this area. ~-i Neighborhood Twenty Eight The majority of land in this neighborhood is vacant with the exception of several single-family residences located along section line roads. It is estimated that approximately 2400 acres of land within this neighborhood are currently in agricultural production. All of the neighborhood is located within the Grand Ledge School District. The neighborhood presently lacks public sewer and water service. The extension of public water and sewer service is not planned for this area in the near future. The entire neighborhood is served by designated county drainage districts. The easternmost portion of the neighborhood is served by the Dann Drainage District, the McCalpin Drainage District and the Moon and Hamilton Drainage District. The western portion of the neighborhood is served by the Munton Drainage district, the Thornapple Extension Drainage District, the Decke Drainage District and the Fox Drainage District. 148 �, ·'· '\. I - This page was revised April of 1983 Most of the soils in this area are very conducive to agricultural uses. These soils also present severe limitations for urban type development due to poor septic tank percolation, poor compaction and load bearing capacity and the fact that they are susceptible to frost action. The Delta Township Parks, Open Space and Recreation Plan recommends that a community park site be obtained somewhere in this neighborhood tn order to serve the long range recreation needs of residents in the southwest portion of Delta Township. Delta Township owns twenty acres of land on the north side of Millett Highway adjacent to I-96 which is planned to be used as a future cemetery site. This neighborhood is bordered by Onieda Township to the west and Windsor Township to the south. The Eaton County Development Plan depicts parks and open space uses within Sections 25 and 36 of Onieda Township. The Windsor Township Comprehensive Development Plan depicts agricultural land uses for those areas within Sections 4, 5 and 6 which abut Neighborhood Twenty Eight. An agricultural land use classification is recommended for all of Sec- tio~s 29, 30, 31 and 32 for the following reasons: l. , The, soils in this area are most conducive to agricultural activities. 2. ~ 3. Public utility service is not planned for this area in the near future. agricultural land use pattern has been firmly established in this area. A very low density residential classification is recommended for the remainder of Neighborhood Twenty Eight for the following reasons: 1. A very low density single-family residential land use pattern has been established in this area. 2. The relatively flat topography within the eastern portion of Neighborhood Twenty Eight presents problems in adequately handling storm water runoff generated by urban type development. 3. Public utility service is not planned for this area in the near future. 4. The section line, gravel surfaced roadways in this area could not safely accommodate the higher volumes of traffic which are associated with higher densities of residential developments. 149 �This page was revised April of 1983 .V Office Development Two large office development areas are described in the Future Land Use Plan. The first is located north and south of West Saginaw Highway between Canal Road and Carrier Creek. The second is located ih the ·vicinity of the Creyts Road/I-496 Interchange. The West Saginaw Highway office development area contains approximately 125 acres while thiF Creyts Road office area contains approximately 210 acres. Both proposed office development areas are directly a<ijacent to interstate highway· int'erchanges and are effectively linked with the entire Lansing metropolitan area as well as other portions of the State of Michigan. These two offi~e development areas should provide sites which are particularly attractive to companies desiring state and regional headquarters office complexes. The two office development areas, as delineated, are large enough in size and of appropriate shape to permit the design of integrated office parks or campus-lik~ developments with internal circulation and parking systems as well as attractive on-site landscaping. Because of the location of the office facilities in close proximity to · residential housini areas and their ready accessibility to the interstate highway system interchanges, congestion during peak traffic hours in the vicinity of these - developments should be minimized. ( Office development is also recommended adjacent to Waverly Road between Saginaw Highway and St. Joe Highway. The area bounded by Saginaw on the north, Waverly Road on the east, Michigan Avenue on the south, and Dibble Boulevard on the west is experiencing a gradual transition in land use. Although there are a number of residences in this area, a non-residential land use pattern is recommended for the future due to the following factors: 1. A mixed land use pattern presently exists in this area consisting of commercial/office uses and low density to high density residential uses. Encouraging office development in the area would establish a single land use pattern and prevent· conflicts between competing uses. 2. Public office equate office drains 3. The lots in the Parkview Acres Subdivision which front on Waverly Road generally have 350 feet of depth. Thus, these lots are large enough to accommodate physical improvements necessitated by office land uses such as buffer strips, service drives, parking areas, storm drainage detention areas, etc . 4. The area is no longer desirable as a residential neighborhood due to the high traffic volUliles on Waverly Road and the resultant negative impacts such as noise, aesthetics and vehicle emissions. In spite of the fact that a significant number of vacant parcels sewer and water service in this area is adequate to serve land uses. Storm drains in this area are presently inadto serve office land uses and thus it is recommended that land uses not be authorized absent improvements to the or the utilization of on-site detention measures. 150 - �exist adjacent to Waverly Road, a single family residence has not been constructed with frontage on Waverly Road for more than fifteen years. 5. Such factors as a close-in location to the greater Lansing metropolitan area, frontage and visibility on an arterial street, and the existence of an interstate freeway interchange less than one and a half miles away make this area attractive to office land uses. 6. A stable single-family residential neighborhood exists in the Clairborne Heights Subdivision immediately to the west of the aforementioned area. The establishment of office land uses along Waverly Road will serve as a transitional area between Waverly Road and the low density residential area to the west. The three block area which is bordered by Michigan Avenue on the north, St. Joe Highway to the south, Waverly Road to the east, and Hume Boulevard to the west consists of a mixture of commercial, office and singlefamily residential uses. Although there are a number of single-family res~dences located in this area, an office land use pattern is recommended for the following reasons: 1. This area is not a viable residential neighborhood for the following reasons: a. The lots in this area generally consist of approximately 6600 square feet which pres en ts difficulties when attempting to locate a 1,000-1,200 square feet residence on these properties. b. The high traffic volumes on Waverly Road make it extremely difficult for residents to ingress and egress from properties in this area in addi tian to the roadway's negative impacts such as noise and poor aesthetics. c. The existing mixed land use pattern in the area has resulted in inevitable incompatibilities and conflicts between land uses. 2. Designating an office land use pattern in the area would permit developers to assemble enough parcels together to form sites which would be large enough to accommodate office development. Parcels at least a third to a half acre in size would be required due to front setback requirements on Waverly Road, and the need for transitional buffer strips and storm water detention areas. 3. The area is attractive for office land uses due to the visibility and access provided by arterial roads such as Waverly Roa.cl, Uichigan Avenue and St. Joe Highway. This area is also located in close proximity to the I-496/Waverly Road interchange which affords excellent access to the greater Lansing metropolitan area. The recommendation for office land uses in these two areas is made with the following qualifications: 151 �This page was revised April of 1983 r tion of a few large industries within an area could significantly increase the amount of industrial development in that area and thereby increase the amount of land required. ., 1 It is reconnnended that the Township encourage the establishment of planned industrial parks within industrial areas. , ,. ,. ' • 9. "With the exception of very large plants and those that re-:.-,,, quire free-standing sites because of their need to be close ,~, to raw material sources or because of their incompatibility with other plants, industrial parks provide the most advan~ tageous locations because they are designed to meet the requirements of modern industries. Operating efficiencies can .-be gained and conflicts with neighbors can be avoided when ·an area is especially planned to accommodate industrial development. Interdependent plants can take advantage of opportunities to cluster in close proximity. If an industrial park in an urban area is sufficiently large and intensively developed, it will be able to obtain transit service which can result in significant cost savings both directly for employees and indirectly for employers." (Source: The Practice of Local Government Planning, International City Management Association, 1979, page 265.) In addition, industrial parks generally result in fewer curb .cuts and identification signs on arterial roads than do individual lot by lot developments. Since the businesses in industrial parks ·are . concentrated, it is often easier to cooperatively provide for such needs as storm water detention and rail service. VIII Parks, Open Space and Recreation Facilities Development In 1978 the Delta Township Parks and Recreation Connnission prepared a Parks, Open Space and Recreation Plan for the Township. The plan contains an inventory of existing park facilities, notes deficiencies in the parks system based on accepted recreation standards, contains a goals statement, and concludes with a parks and recreation master plan. The Parks and Open Space Plan and the Comprehensive Plan are well coordinated in that they utilize the same population projections and neighborhood units. Rather than attempt to duplicate the contents and recommendations contained within the Parks and Open Space Plan, the Land Use Plan depicts the future parks and open space sites which are illustrated on the Parks and Recreation Master Plan. Figure LU-III depicts private and public park facilities in the Township as well as designating four green belts. The four major green belts depicted serve two purposes. First, the green belts reflect one hundred year flood plain areas and attempt to preserve these areas in their natural state as much as possible. Secondly, these green belts are intended to be used to screen intensive industrial uses from less intensive residential uses The Carrier Creek Green Belt The Carrier Creek Green Belt begins at the Grand River and continues three miles to the south to Mt. Hope Highway. This area has the potential to 158 .. �~(CJ ~ ( ~'---' ( /' TOWNSHIP DELTA PARKS AND PUBLIC GREEN BELTS PARKS ANDERSON 2 DELTA MILLS 3 ERICKSON 4 GRAND WOODS (City of Lansing) 5 HAWK MEADOWS OI .... lf"I Q) bO Ill p.. 6 LELAND H H H 7 LOOTENS ~ 8 SHARP CJ PRIVATE L , , ,/<:// , / /--i·- ----:-' , ...... _ .,,,"' ,I l\()d / CITY Of LANSING I Q) ~ RECREATIONAL AREAS ~ 9 INGHAM COUNTY CONSERVATION LEAGUE 10 WOLDUMAR NATURE CENTER GREEN BELTS A CARRIER CREEK B MT. HOPE HIGHWAY C NORTH GRAND RIVER D SOUTH GRAND RIVER - ;:I bO •.-l NORTH FIGURE LU 111 �' r offer a myriad of recreational opportunities, ranging from a casual picnic lunch for adjacent residents or office workers to an all-day hiking or bicycling outing. It is anticipated that the majority of the open space, which will be preserved adjacent to the Carrier Creek, will lie within the 100-year flood plain due to the fact that the Townsh~p__ Zoning Ordinance prohibits permanent structures within such areas. It is recommended that a minimum distance of 50 feet from either side of the Creek be preserved for the open space corridor. The 100 feet wide open space corridor should provide adequate space to accommoda te bicycle paths and pedestrian walkways in the area. Fences and other structural facilities which obstruct access to the open space area should be discouraged. 1 It should be noied that the Carrier Creek, between the Grand River and I-496 is established as the Moon and Hamilton County Drain and · is under the jurisdiction of the Eaton County Drain Commissioner. S~nce the Carrier Creek serves as a county drain, its primary purpose is ~to provide a storm water runoff outlet for properties within the storm drainage district. There will be a need to periodically clean and maintain the drainage channel which could impact the natural vegetation in the area. It is hoped that land owners and developers adjacent to the Carrier Creek will voluntarily enter into open space agreements with the Township to assure the preservation of the area in its ~atural state. It would be cost prohibitive for the Township to attempt to purch~,sP J.and adjacent to the Carrier Creek for the purpose of reserving the land as -open space. North Grand River Green Belt The second major open space area runs north and south of the Grand River between Royston Road on the west and Webster Street on · the east. This area has excellent potential for development of day use facilities and water oriented recreation. The Carrier Creek green belt and the north Grand River green belt are linked at a common point and could provide the opportunity for continuous hiking and bicycling. South Grand River Green Belt The third major green belt is located between Lansing Road and the south course of the Grand River and contains the Anderson Nature Park and Woldumar Nature Center . The short-range improvements which are planned for Anderson Nature Park include fencing the perimeter of the site, upgrading existing nature trails, improving Wardell Road and the installation of an off-road parking area. Long-range improvements include the construction of a building to accommodate the proposed nature interpretation program. Continued efforts should be made to coordinate Anderson Nature Park's development and programming with the Woldumar Nature Center. Mt. Hope Highway Green Belt \. The fourth major green belt is located along the south side of Mt. Hope 160 �~ - - - · This page was revised April of 1983 Highway between I-96 and U.S. 27. The purpose of this green belt is to provide an effective separation between the planned industrial uses on the south side of Mt. Hope Highway and the residential uses to the north. It is recommended that the green belt have a minimum width of 50 feet and that it be landscaped with trees and shrubbery. Due to the relatively narrow width of the green belt, it is assumed that the area will serve passive recreational pursuits rather than active recreational uses. Consideration should be given to the installation of a pedestrian/bicycle pathway in this area which could serve workers who live in close proximity to the industrial tract. Private Development of Open Space Areas It is anticipated that portions of each of the recommended green belts will be developed and maintained as private or commercial recreation facilities. Such facilities could include golf courses, sportsmen's clubs, nature study preserves and various kinds of commercial recreation facilities which will maintain the natural beauty of the green belt areas while not disrupting their continuity. IX Proposed Thoroughfare Improvements Figure LU-IV illustrates improvements proposed for Delta Township's thoroughfare network. The thoroughfare improvements illustrated in Fig. ure LU-IV are designed to either correct deficiencies in the existing thoroughfare network or to serve the land development pattern contained in the Comprehensive Plan. Table LU-2 contains a description of each proposed thoroughfare improvement and a summary of the primary purposes the proposed improvement is intended to fulfill. Cost estimates have not been provided due to the volatile nature of road construction costs. Funding for many of the proposed projects is expected to be provided by federal monies, specifically Federal Aid to Urban Systems Funds, and non-federal sources such as the MDOT and Eaton County Road Commission. The road improvement projects do not appear in order of priority. X Community Facilities The community facilities classification on the future land use map, Figure LU-I, designates a number of public and semi-public institutional uses such as schools, cemeteries and governmental complexes. Churches are not included in this classification since they are typically located in residential neighborhoods. A review of the various community facilities within Delta Township is presented in the following chapter. 161 �-- Q z < Q,. ( ~ t- en WI- % u, w<J z ~ 0 I- ,c I..J w Q > • a:~ t-o cna: I- (J w -, 0 a: a. Q w ..J .= U,c( G) o:e en a. 0 a: a. C, Oc, I LI. ~% ::) ·- Q~ W> ~% a:- 0 ' I I \ I \ I \ \ \ \ \ \ \ \ \ \ \ '' ' '' \ \ \ \ ' ' '' ' ' I .._ I ' II ' \ \ I ' \ II \ I I I I I I I I I I I I I I I I I I: Figure LU-IV Page 162 I I I I ii \ �This page was revised April of 1983 TABLE LU-2 PROPOSED ROAD IMPROVEMENTS PROJECT NAME Elmwood Dr. Willow Highway Interstate· 69 LENGTH PROPOSED Ilfi'ROVEMENTS PRD!AR.Y (MILES) LOCATION .5 Saginaw Hwy. to Michigan Ave. New construction/reconstruction, realignment, widen to four lanes, install turn lanes. Eliminate through traffic from a residential neighborhood, improve circulation Waverly Rd. to Canal Rd. Resurfacing, drainage outlet, additional lanes at selected points Improve condition of existing roadway surface Not Available Construction of an expressway, connection to I-96 Provides connection to major midwestern metropolitan areas and the Stace Capitol of Michigan Ir\ and Indiana 3.5 Not Available PURPOSE(S) h St. Joe Hwy. 1.0 Creyts Rd. to Canal Rd. Reconstruction, correct vertical alignment, additional lanes at selected points 163 Improve traffic circulation and traf £ ic carrying capacity �'11111111 This pages was revised April of 1983 COMMUNITY FACILITIES r The Conmnmity Facilities Component of the Comprehensive Plan consists of five parts. In Part I Township offices and departments are analyzed and a brief description is given of major Township buildings. Part II contains a review of police protection services which are contractually provided to the Township by the Eaton County Sheriff's Department. The discussion examines the level of existing police service and describes future law enforcement needs. Part III consists of an evaluation of Township fire protection needs. Existing fire facilities are analyzed and future needs are reviewed. Part IV consists of a review of existing library service provided to Township residents. Finally, Part V contains an analysis of existing and future school faci l ity needs of the Waverly and Grand Ledge School Districts. I Governmental Offices and Departments Table CF-1 contains a listing of ings. The listing only includes does not include such facilities structures or other buildings of the major Delta Township owned buildthe larger Township structures and as well houses, lift stations, park less than 1,000 square feet. The Delta Township Administration Building is the most prominent Township owned structure. The building contains the offices of the Township Clerk as well as the Building, Accounting, Engineering, Planning, Parks and Assessing Departments. The Administration Building is almost fully occupied at the present time. It is anticipated that additional space will be needed to house Township administrative offices within the next ten years. It is reconnnended that a Township space needs study be undertaken in the future. The purpose of the study would be to conduct an inventory of existing Township floor space, analyze manpower needs, and provide a projection of future space requirements for Township governmental functions. II Police Protection The Police Department is responsible for the safety and security of the Township. The Department regularly patrols Township thoroughfares as well as commercial, industrial and residential areas. Other responsibilities of the Police Department include the serving of warrants, subpoenas and other forms of legal process, execution of court orders and transport of offenders to the Eaton County Sheriff's Department. Table CF-2 illustrates the workload of the Delta Patrol Division for the past seven years. 169 �This page was revised April of 1983 TABLE CF-1 INVENTORY OF MAJOR DELTA TOWNSHIP OWNED BUILDINGS Building Square Footage Primary Use Administration Building Houses the majority of Township departments Parks Department Building Date of Construction 10,600 1970 Parks maintenance equipment is stored and repaired here 1,900 1,400 1973 1977 Water Department Building Houses Water Department offices, well controls and monitoring equipment, and maintenance equipment 3,300 1,400 1970 1982 Wastewater Treatment Building Contains the Wastewater Treatment Department offices, laboratory and monitoring equipment and an incinerator 8,000 1971 Fire Station One Houses Delta Township Fi.re Department 3,700 1956 Fire Station Two Houses fire fighting equipment 2,600 1979 Sheriff's Department Sub-Station Houses the Eaton County Sheriffs Department's Delta Patrol Division 2,900 1982 Waverly Library Houses the Waverly Branch of the Ingham County Library 11,400 Remodeled in 1982 TABLE CF-2 DELTA PATROL DIVISION ACTIVITIES 1976-1982 1976 1977 1978 1979 1980 1981 1982 7,199 6,982 7,554 8,590 7,927 7,631 7,482 Total Accidents 853 924 1, 141 1,206 836 869 934 Total Arrests 719 495 322 575 876 856 1,042 2,821 1,981 3,164 2,748 3,594 4,409 4,372 Total Calls for Service Total Traffic Tickets 170 �- Existing Service / / Delta Township has contracted with the Eaton County Sheriff's Department for police protection since 1970. There are six patrol cars and twentyone employees which are permanently assigned to the Delta sub-station. In 1982 the police force moved into a new 2900 sq. ft. building on Administrative Drive. At the present time there is one lieutenant, two sergeants, one secretary and seventeen patrol deputies employed at the Delta Township substation. Additionally, a detective is based in Charlotte. The police department presently does not man the sub-station on a twenty-four hour basis. All calls at all hours are dispatched through the Eaton County Sheriff's office in Charlotte. Future Needs Police service is generally proivded by dividing the geographic area of the community into patrol districts. The factors determining the size of districts include cirme rates, overall size, geographic conditions, traffic conditions, population densities and response times~ The Delta Patrol Division has divided the Township into four service districts. There are no uniform "need for services" standards available for police service because these factors vary significantly from jurisdiction to jurisdiction. The national average for police service is presently 1.6 officers per 1,000 residents. The present ratio in Delta Township is approximately .8 officer per 1,000 residents. Although additional manpower was added to the Delta Township Patrol Division in 1982, continuing demands for police service preclude little specialization in order to cover investigation activities. More personel is needed for a wide variety of required specialties such as juvenile officer, traffic specialists, full time worthless document investigator and additional command/administration personnel. 171 �This page was revised April of 1983 III Fire Protection Personnel Prior to 1970 the Fire Department was staffed by a fire chief and volunteers. At the present time the Fire Department staff consists of a fire chief, a dispatcher, nine full-time fire fighters and twenty five volunteers. Three full-time fire fighters are available at all times at Station One. When a fire alarm is received the full time fire fighters take the fire engines to the scene and the volunteers, who are alerted by radio, respond to the scene. In 1979 the voters of Delta Township approved a millage issue of onehalf mill for the operation of a paramedic unit within the Township. A paramedic staff of three trained individuals now operates under the direction of the Township Fire Chief. Presently one trained paramedic is available at all times. A fully equipped ambulance was purchased in 1979 which is utilized primarily for paramedic activities. Service Table CF-3 illustrates Fire Department responses and Township fire losses for the past seven years. This table does not include such departmental activities as building inspections and mutual aid requests. TABLE CF-3 DELTA TOWNSHIP FIRE DEPARTMENT RESPONSES AND FIRE LOSSES 1976-1982 1976 1977 1978 1979 1980 1981 1982 76 28 57 86 36 63 61 21 63 57 21 so 56 15 50 61 39 54 64 34 61 Vehicle Fires 41 49 48 30 32 37 41 Ambulance Assists 14 30 35 49 101 91 59 155 66 15 6 35 8 2 14 107 1.5 15 6 117* 23 500 337 Fire Alarms Single Family Dwellings Multiple Family Dwellings Businesses Estimated Fire Losses (Thousand Dollars) Single Family Dwellings Multiple Family Dwellings Businesses Vehicle 60 106 16 17 68 1 7 4 *Total 1981 estimated loss all categories -- breakdown unavailable. 172 13 �Existing Facilities Station One is located northwest of the intersection of Canal Road and Saginaw Highway. The station consists of 3,700 square feet and occupies a 32,000 square foot site. The facility contains a kitchen, a living room, and bedroom which are utilized by the full-time firemen. The equipment which is housed at Station One includes two pumper trucks, a ladder truck, a mini-pumper truck, a water tank truck, a compressor/ generator truck, two ambulances, the fire chief's car and a jeep which which is utilized for grass fires. Fire Station One is well located with respect to the proposed Township development pattern. Access is available to both Canal Road and Saginaw Highway from Station One. The fact that the Station One site consists of less than three-quarters of an acre limits future building expansion. Station Two is located on the south side of Lansing Road immediately south of Millett Highway. The station consists of 2,600 square feet and occupies a 1.2 acre site. This facility is presently tmmanned. The equipment which is housed at Station Two consists of two pumper trucks. f ~ .( . ~ The location of Fire Station Two provides protection to that portion of the Township lying between the Grand Trtmk Western Railroad Tracks and the south course of the Grand River. Most of this area is within a one mile travel distance of Station Two. Apparatus stationed at this facility occasionally experiences difficulty entering U.S. 27. Traffic on the Grand Trunk Western Railroad Tracks impedes movement of fire apparatus to the Township's industrial tract at crucial moments. Fire Facility Location Criteria The Insurance Services Office has developed criteria for the location of fire stations. Locational criteria are based upon fire flow requirements for various types and densities of development. Fire flow requirements are the minimum number of gallons of water per minute (GPM) that would be required to extinguish fires. Fire flow requirements for most types of development range from a low of 500 GPM for single family residences separated from other buildings by a distance of 100 feet or more to a high of 12,000 GPM for very large, high hazard industrial facilities. Certain types of industrial or warehousing facilities such as oil refineries or lumber yards might have fire flow requirements in excess of 12,000 GPM. Precise computation of fire flow requirements for various types of development is a complex procedure which involves an evaluation of many details of building construction siting as well as on-site fire protection equipment. Generally, fire flow requirements increase in direct proportion to increases in the intensity of land use. In selecting fire station locations, consideration should be given to access problems created by topographical and man-made barriers. In 173 �This page was revised April of 1983 Delta Township, expressways and railroads form important man-made barriers which will affect the effective deployment of fire fighting equipment. The Grand River forms a natural barrier which will also affect the deployment of fire fighting equipment. The existence of the I-96 and I-496 expressways make it ncessary to select fire station locations in close proximity to the arterials which cross these expressways. Proposed Fire Station Locations Figure CF-I indicates the general location of the seven fire stations proposed to serve the development pattern contained in the Future Land Use Plan. Fire Stations Number One and Two are shown in the same area in which they are presently located. Plans for the development of Fire Station Number Three are already underway. The Township should acquire property at the other five locations as soon as practical to ensure the balanced distribution of facilities needed to provide a high level of fire protection. Construction of facilities should be paced to coincide with Township development. Furthermore, facilities should not be constructed absent assurances that the necessary personnel will exist to properly staff such facilities. The numbers which identify each of the following proposed facilities do not indicate a priority for the construction of the fire stations. Fire Station Number One It is recommended that Fire Station One continue to operate at its present location. Although the small size of the site limits expansion, the location of this facility should provide excellent protection for the Township Administration Building, the office areas located on Saginaw Highway east of Canal Road and the high density housing areas located to the north and south of Saginaw Highway. This facility should provide good secondary protection to the entire northern portion of the Township as well as to the southern portion of the Township adjacent to Canal Road. Fire Station Number Two It is _recommended that Fire Station Two continue to operate at its present location. The existing structure has been designed -so that it will accommodate a full range of modern facilities. Sufficient room exists on this site to train firefighters and provide for building expansion. Fire Station Two should provide excellent protection for the area between Lansing Road and the Grand River. This facility will also provide a secondary means of fire protection for the eastern portion of Delta Township's industrial tract. Fire Station Number Three Delta Township presently owns a one and one-half acre site on the north side of Mt. Hope Highway, immediately west of the General Motors Parts Warehouse, which is envisioned as a future fire station site. Providing improved fire protection to the industrial tract should be a high Township priority. Fire Station Three will provide good protection to 174 -~-----..;.._------ --~-~ ~ �Q w u, 0 a. t' ·' ~ 0. 0 :c Cl) z == 0 ~ a: Q.u, -. LL. 0 -c ~ -I w Q ... G) ~ a, LL. ·- Cz Zo <I- (J) (J) z -- 0 IC I- C, z ->w< I- ZI- (J) -a: ><WI. 0 IC I(J) (J) C,c( -u, IU,W .Z • Q w (J) 0 ii CL 0 a: CL 0 . .. .... ....-~ Qa, .... I I \ I \ ' I \ \\ \\ '' ' ' ' \ '' ' ' '' ' ' ' '- \ ',, I ' \ I I / \, \ I I I I I I I J Figure CF-I Page 175 I I I I I �This page was revised April of 1983 the northeastern po_rtion of Delta Township's industrial tract, most of which would lie within a one mile travel distance. Good protection would also be provided to the multi-family residential and commercial development proposed for the area adjacent to the interchange of Creyts Road and I-496. Fire Station Three would provide secondary protection to the low density residential areas between Michigan Avenue and I-496. Fire Station Number Four Delta Township presently owns seventeen acres of land on the east side of Elmwood Road directly south of the Plum Hollow Subdivision. Only a small portion of the site would be needed to accommodate Fire Station Four • . A two acre alternative site is owned by the Township on the west side of Elmwood Road immediately south of the St. David's Church site and adjacent to Sharp Park. Either of these sites would provide excellent protection for the Delta central business district, most of which is located within a one mile travel distance. The sites would also provide good protection for the strip commercial development on Saginaw Highway east of the central business district. Station Four would provide secondary protection to most of the northeast portion of the Township. Fire Station Number Five It is proposed that Fire Station Five be located adjacent to Willow Highway in close proximity to Looten's Park. Such a location would allow Fire Station Five to provide good protection to the low density housing areas located between Willow Highway and the Grand River. Such a site would also provide good protection to the Hayes School complex located at Nixon Road and Willow Highway. Fire Station Five should provide good protection to most residential areas north of Saginaw Highway and west of I-96. Fire Station Number Six It is proposed that Fire Station Six be located near the intersection of Nixon Road and St. Joe Highway. Such a location would provide good protection to all single family residential areas located between Saginaw Highway and Davis Highway. Fire Station Number Seven It is proposed that Fire Station Seven be located in the vicinity of the Canal Road/Millett Highway intersection. This location would place most of the southwestern portion of the Township's industrial tract within a one mile travel distance of Station Seven. Fire Protection Deficiencies While the indicated distribution of seven fire stations should provide the Township with excellent fire protection, there are three primary areas which are not ideally protected. The most important of these is Delta Mills and the low density residential area penetrated by Delta I 176 �This page was revised April of 1983 Township residents are also presently served by the Grand Ledge Public Library and the Lansing Public Library. The Grand Ledge Library is located on Jefferson Street in Grand Ledge and the Lansing Library is located on South Capitol Avenue in Lansing. • / V School Facilities Delta Township is served by four school districts as illustrated in Figure CF-II . The Grand Ledge and Waverly School Districts serve the major portion of the Township while the Lansing and Holt School Districts serve relatively small areas. Grand Ledge School Facilities I I The Grand Ledge School District, which serves the western portion of Delta Township, encompasses a large, primarily rural, service area. The district covers approximately 125 square miles distributed over several townships and three counties. Providing service to students distributed over such a large area necessitates daily bus runs of approximately 3,500 miles. Because of the extensive bussing necessitated by the size and population density of the district, school attendance areas have not been rigidly delineated. Instead, bussing has been utilized as a flexible tool which allows balanced classroom sizes throughout the school district. TABLE CF-4 ENROLLMENT IN THE GRAND LEDGE PUBLIC SCHOOL SYSTEM 1971-1982 Year 1971 1972 1973 1974 1975 1976 Year Enrollment 5,646 5,766 5,929 5,995 5,978 5,884 1977 1978 1979 1980 1981 1982 Enrollment 5,838 5,711 5,652 5,481 5,220 4,991 Table CF-4 illustrates student enrollment trends in the Grand Ledge School District for the 1971-1982 period. Student enrollments increased annually from 1971 until they peaked in 1974 after which time they have annually declined. Waverly School Facilities The Waverly School District, which covers the eastern portion of Delta Township, serves a primarily suburban service area. The entire district covers approximately 22 square miles, more than two-thirds of which is 179 �This page was revised April of 1983 located in Lansing and Delta Townships and the remainder of which is distributed between Watertown and Windsor Townships. The school district bus runs cover approximately 840 miles a day. The school district has attempted to develop a pattern of neighborhood schools where practical and to rely on bussing where rural densities exist. Table CF-5 illustrates student enrollment trends in the Waverly School District for the 1971-1982 period. Student enrollments declined annually throughout this period. TABLE CF-5 ENROLLMENT IN THE WAVERLY PUBLIC SCHOOL SYSTEM 1971-1982 Year 1971 1972 1973 1974 1975 1976 Year Enrollment 5,047 4,884 4,753 4,614 4,454 4,332 1977 1978 1979 1980 1981 1982 Enrollment 4,142 4,079 3,852 3,650 3,539 3,395 ~ Waverly School District facilities located in Delta Township serve Delta Township students as well as students located in other portions of the District. Further, some Delta Township students are served by facilities located in Lansing Township. The Waverly High School serves all district high school students. The Waverly East Junior High School, located in Lansing Township, serves all 6th and 7th graders. The three Waverly elementary schools located in Delta Township serve primarily Delta Township residents. Delta Township residents are also served by elementary schools located in the Lansing Township portion of the school district. J . 180 �~ ,) . ~ ,,,.•. .,,.,,, ,,.•"""''••'"""" DELTA TOWNSHIP Figure SS · II EXISTING & PROPOSED SANITARY SEWER SERVICE AREA { 1983) '"rj I-'• ()Q i:: 11 0 EXISTING SERVICE 8 1983 ·1985 CJ LJ 1986·1990 • ro (/) (/) I II H H 'i:l 1991 ·1995 POST 1995 TO BE SERVICED BY THE CITY OF LANSING Pl ()Q ro ..... 0 00 ! 1 i]rm!~ ![1i:ll !lli ~l l~ lltli[l 1 ,r;~MJ'~)~~'.:~[;~ ;gw¥.Y-. ................. ··········:r .......... , ::::::··.;, 0000000000 ~=❖:❖:0~P,.£S ~0oJ'0oa°0oJ ~ooooc°cfoof i?ooloooooo i:>0OO0O l~i=:=:❖i c. !?;::o~:!i~~:oc · =~• ;.. ~:•• .•: •".,·:" 0 1.. 1, • "':. ,, ...!l. ~ ;'.5 en - NORTH tI1 ti ~ --.... 00 ~ �IV Neighborhood Unit Delineation The residential land use pattern has been organized into twenty-eight individual neighborhood units. These twenty-eight neighborhood units are indicated in Figure LU-II. The delineation of neighborhoods was based on the following factors: I I I Location of natural or man-made devisive elements Distinct changes in land use Population patterns School district boundaries Existing land uses Sewer and water service areas Census tract boundaries A brief description of each neighborhood follows. Neighborhood One This neighborhood is unique in the Township in that it is located within the Lansing School District and is also served by the City of Lansing utility system. The 1975 Sanitary Sewer Service Agreement, which was entered into by the City and Delta Township, limits the density in this area to approximately five dwelling units per acre. The northern portion of Neighborhood One is positioned between a very low density residential subdivision to the west, being Saratoga Farms, and a higher density residential development to the east in the City of Lansing, being Mount Vernon Park. Residential development in this area should provide for a transition between the high density residential areas to the east and the lower density residential areas to the west. Delta River Drive bisects this neighborhood in an east-west direction. This roadway has been designated as a Natural Beauty Road by the Eaton County Road Commission in compliance with Act 150 of 1970. Due to the winding nature of Delta River Drive and the fact that sight distances are limited in this area, developments within this neighborhood should utilize Waverly Road as their primary access point. A significant amount of the southern portion of this neighborhood lies within the one-hundred year flood plain. Development in this area should be regulated so as to utilize and preserve the natural amenities of this area and to complement Grand Woods Park which is located on the south side of the Grand River in Sections One and Two of Delta Township. The extreme northern portion of this neighborhood lies within flight zones of the Capital City Airport to the northeast. However, it is expected that the airport flight zones will not impose a major impact on residential land uses in the area due to the fact that the Capital City Airport Master Plan reconunends that future air traffic utilize landing strips further to the north. This neighborhood is bordered by Watertown Township to the north. The Clinton County Comprehensive Plan illustrates parks and open space uses along the northern border of Section One of Delta Township. A low density residential land use pattern is recommended for this neighborhood due to the readily available access to an arterial road, the 124 �• = N I I I\"' ,J I ."'I' • >Z ::x, 0 mz >· cnZ m C) :::c gJ 0 ::x, :::c 0 0 (REVISED 4/8 3) Figure LU-II Page 125 C czc zmm --r -(C)- -·"T1 (C ... C z a,m (1) Ql> ::x, -I :::c: m C: (I) :::c: 0C 0 C C m r -I J> r - -I 0 :ez en :c "'C ~ _./ �THE DELTA TOWNSHIP COMPREHENSIVE PLAN 1982 prepared by: DELTA TOWNSHIP PLANNING COMMISSION 7710 WEST SAGINAW HIGHWAY LANSING, MICHIGAN 48917 �DELTA TOWNSHIP PLANNING COMMISSION DELTA TOWNSHIP BOARD OF TRUSTEES Ronald Ratajczak Chairman Joseph E. Drolett Supervisor Terry G. Bladen Vice Chairman Barbara Barrett Clerk June Johnston Secretary Robert Richards Treasurer Ronald Brabant Member Lyle Brown Trustee Barbara Israel Member Philip Chisholm Trustee Edward Jaye Member Daniel Stump Trustee Robert LaMoreaux Member Gerald Winans Trustee Janice Vedder Member Jerome Wittkoski Member The Comprehensive Plan for the Charter Township of Delta has been prepared pursuant to Act 285 of 1983, the "Municipal Planning Commission Act," and became effective on July 12, 1982 by unanimous approval of the Charter Township of Delta Planning Commission. �CONTENTS PAGE GOALS, OBJECTIVES AND POLICIES OF THE COMPREHENSIVE PLAN I. II. III. IV. v. VI. VII. VIII. IX. Community Goals . . . Residential Development. Commercial Development • Industrial Development . Community Facilities and Services. Transportation Facilities Development . • Open Space and Recreation Facilities Development • Energy . . . • . The Environment. GEOGRAPHIC DETERMINANTS . . I. II. III. IV. v. VI. VII. VIII. IX. Location of Delta Township Historical Growth of Delta Township. Climate. • . • . . . • . . . . . Geology and Topography. . ... Soil Conditions in Delta Township. Ground Water . • . . • • Surface Water • • • . . . Existing Land Use Pattern . . • Delta Township Land Use Trends (1972-1980) I. Population Growth in Delta Township. Population Projections • III. Characteristics of Existing Commercial Development Projection of Future Commercial Development . . • Major Findings of the Commercial Base Analysis I. III. 12 12 14 15 16 17 17 19 19 24 32 34 36 51 52 Analysis of Delta Township's Existing Industrial Base. Projection of Future Industrial Development Potential ••.• Conclusions • • OFFICE SPACE ANALYSIS . • II. 6 8 9 10 34 INDUSTRIAL BASE ANALYSIS I. II. 3 4 5 24 COMMERCIAL BASE ANALYSIS . . II. III. 1 2 12 POPULATION ANALYSIS AND PROJECTIONS. I. II. 1 52 55 60 61 Office Types in Delta Township Office Development Trends . . . • Determination of Delta Township Office Space Market • • . . . . . . . . . . . . . ii 61 61 64 �PAGE TRANSPORTATION .......... • ...................•.•.•................ 66 Historical Development of the Street System ............• Functional Classification of Existing Street System ..... Truck Operation Classifications ...........•............. Jurisdiction Over Delta Township Roads ................. . Financing of Road Improvements .•......•................. State Trunk Lines ......... . ...........................•. County Primaries and Locals .......................•..... Financing Prerogatives ....................•.....•....... Thoroughfare Cross Sections •............................ Right-of-Way Deficiencies .............................. . Mass Transit Service in Delta Township ................. . Railroad Facilities Serving Delta Township ............. . Air Service to Delta Township .......................... . Non-Motorized Transportation •........................... 66 66 I. II. III. IV. v. VI. VII. VIII. IX. X. XI. XII. XIII. XIV. 72 72 74 74 74 76 76 76 84 85 86 88 WATER SERVICE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90 Historical Information ......................•.........•. Description of Existing Water Service System ........... . Future Service Area . . ...............•................... 90 90 95 SANITARY SEWER SERVICE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . • . . . . . 98 Historical Information ••••••••...•....•.•.•.....•••..•.. Description of Existing Sanitary Sewer Collection and Treatment Facilities ................•.....••........ Future Service Areas for the Wastewater Collection and Treatment System.................................... 98 I. II. III. I. II. III. STORM DRAINAGE. . • • . • . • • • • • • . • • • . . • • • . • • . • • • • • • . • . • . • . . . . • • . . . . • • . . I. II. III. IV. Storm Water Design Criteria ............................ . Inventory of Existing Storm Drainage Facilities ........ . New Storm Drainage Practices ...................•........ Recommended Storm Drainage Practices .................•.. 101 103 109 109 109 111 112 SOLID WASTE 114 FUTURE LAND USE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . • . . . . . . . . . . 118 The Relationship of Planning to Zoning .................. Residential Development ................................. Residential Neighborhood Module Concept ..........•...... Neighborhood Unit Delineation ........................... Office Development...... . . . . . . . . . . . . . . . . . . . . . . . . • . . . . . . . Commercial Development............... . . . . . . . . . . . . . . . . . . . Industrial Development.................................. Parks, Open Space and Recreation Facilities Development... . . . . . . . . . . . . . . . . . . . . . . . . . . . . • . . . . . . . . . . . . . Proposed Thoroughfare Improvements ...................•.. 118 120 123 I. II. III. IV. v. VI. VII. VIII. IX. iii 124 150 152 157 158 161 / �PAGE COMMUNITY FACILITIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 169 Governmental Offices and Departments ................. . Police Protection .................................... . Fire Protection ...................................•... Library Facilities ..........................•......... School Facilities .................................... . 169 169 179 IMPLEMENTATION OF THE COMPREHENSIVE PLAN........................ 183 Zoning Ordinance ..................................... . Subdivision Ordinance .......................•......... Sign Ordinance ...........•............................ Capital Improvement Program .......................... . Administrative Procedures ............................ . Program Coordination ................................. . Federal and State Grants-In-Aide ..................... . Economic Development Corporation ..................... . Planning Advisory Services ........................... . Mapped Improvements Ordinances ....................... . Public Information Services .......................... . Revisions to the Comprehensive Plan .•..•..•.•••.••...• 183 183 183 184 184 184 184 185 185 185 185 185 I. II. III. IV. v. I. II. III. IV. v. VI. VII. VIII. IX. X. XI. XII. - --------~- iv 172 177 �TABLES Table GD-1 GD-2 P-1 P-2 P-3 P-4 C-1 C-2 C-3 C-4 C-5 C-6 C-7 C-8 I-1 I-2 I-3 I-4 I-5 0-1 0-2 0-3 0-4 T-1 T-2 T-3 T-4 T-5 Title Page Existing Land Use . . . . . . . . . . . . • . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1972 - 1980 Land Use Change: Delta Township ..•............. Comparative Population Trends . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Incremental Population Increases . . . . . . . . . . . . . • . . . . . . . . . . . . . . Population Per Household Delta Township 1960-1980 .......... . Population Projections to the Year 2000 . . . . . . . . . . . . . . . . . . . . . Five Mile Trade Area Population Projections . . . . . . . . . . . . . . . . . Year 2000 Tri-County Projected Per Capita Retail Expenditure Patterns . . . . . . . . . . . . . . . . . . . . • . . . . . . . . Changes in Retail Expenditure Patterns for the Tri County Region and Eaton County . . . . . . . . . . . . . . . . . . . . . . Year 2000 Projected Trade Area Retail Expenditures ......... . Neighborhood and Regional Shopping Centers within the Tri-County Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Proportion o f Total Trade Area Retail Expenditures Accruing to the Delta Central Business District in the Year 2000 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Retail Floor Space Required to Serve 2000 Retail Expenditure Patterns . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ~omparison of 1977 and Year 2000 Required Shopping Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Major Business Establishments Located in Delta Township's Industrial Tract . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Tri-County Region Employment Changes . . . . . . . . . . . . . . . . . . . . . . . . Projections of Manufacturing and Wholesale Employment in The Tri-County Area . • . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Projections of Manufacturing and Wholesale Employment in the Delta Industrial Tract . . . . . . . . . . . . • . . . . . . . . . . . . . . Projected Land Consumption for Manufacturing and Wholesale Activities in the Delta Industrial Tract ...... . Distribution of Office Buildings - 1977 Lansing Metropolitan Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Office Construction Activity by Governmental Unit 1971 - 1977 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Acreage and Floor Space Devoted to Office Uses Delta Township 1966 - 1980 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Projected Office Land Development and Projected Office Floor Space Requirements Delta Township 1981 - 2000 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Functional Classification of Highways-Metropolitan Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Delta Township Road Mileage by Functional Classification . . . . . . . . . . . • . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Planning Impacts on Roadways . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Unique Delta Township Features . . . . . . . . . . . . • . . . . . . . . . . . . . . . . . CATA Ridership . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . V 20 21 26 26 3] 32 40 41 42 45 47 48 49 50 54 57 58 58 59 62 63 63 64 69 70 71 72 84 �TABLES (continued) Table W-1 W-2 W-3 SS-1 SS-2 SS-3 SS-4 SW-1 SW-2 LU-1 LU-2 CF-1 CF-2 CF-3 CF-4 CF-5 Title Existing Water Wells, Del ta Township ..........•••..•••.•... Delta Township Water Consumption .•..•..•..•.•..........•... Recommended Fire Flows ..•..••.......••.......•••...•....•.. Water Resources Commission's Effluent Quality Standards for the Delta Township WWTP ..•.....•...•.•..•.. Sanitary Sewer Customers 1973-1980 •... • .......•..•....••.•. Projected Sanitary Sewer Connections and Land Acreage Consumption 1985-2000 .•..••.••...............•..• Wastewater Flow Projections at the Delta Township WWTP 1985-2000 .....•......•.....••..••.......•.• Estimated Solid Waste Generation Eaton County, 1980 .••.••.•...•.•.••.••..•.•....•..••••••. Estimated Soild Waste Generation Delta Township, 1980-2000 •...•..•.•...•.•.•••...•..•.••.. Future Land Use ••......•••..•...•.....••.........•......•.. Proposed Road Improvements .......•...•.•.•.......•••.•...•• Inventory of Major Delta Township Buildings •..•.•..•.••••.. Delta Patrol Division Activities 1975-1981 .........•...•... Delta Township Fire Department Responses and Fire Losses 1975-1981 •.••....•.•.•.•.••..••..•.•...•..... Enrollment in the Grand Ledge Public School System ...•..... Enrollment in the Waverly Public School System .•...••.•.... Page C 93 94 95 104 105 105 106 114 115 119 163 170 170 172 179 180 0 vi �FIGURES ~ ) Figure Title GD-I GD-II GD-III P-I P-II P-III P-IV Location of Delta Township in the Tri County Region.......... Soil Associations..... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Existing Land Use Map........................................ Location of Comparative Geographic Areas..................... Comparative Population Trends................................ Population Distribution Five Township Area 1960-1980......... Age-Sex Distribution for Delta Township 1960 - 1970 - 1975............................. . ........... Five Mile Trade Area Delta Township Central Business District.......................................... Delta Township Industrial Tract............ . . . . . . . . . . . • . . . . . . MDOT Functional Highways Classification...................... Truck Operation Classifications.............................. Road Classifications for Financing Purposes.................. Expressway Cross-Section........ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Cross-Section of Arterial Road with Boulevard................ Cross-Section of Two Way Arterial Street..................... Cross-Section of Collector Street............................ Cross-Section of Local Street................................ Road Right-of-way Deficiencies.......... . . . . . . . . . . . . . . . . . . . . • Existing Water Service Area (1982)........................... Existing and proposed Water Service Area (1982).............. Existing Sanitary Sewer Service Area (1982).................. Existing and Proposed Sanitary Sewer Service Area (1982).. .. . ..... ... . . ... •. .. .. . .. . . .. ... . . . .. .. . .. .. . . Existing Storm Drains (1980)................................. Generalized Future Land Use Plan••···········See binder pouch Delineated Neighborhood Units....................... . . . . . . . . . Parks and Green Belts........................................ Proposed Street and Highway Projects......................... Existing and Proposed Fire Stations.......................... Existing School Facilities................................... C-I ~ I-I T-I T-II T-III T-IV T-V T-VI T-VII T-VIII T-IX W-I W-II SS-I ss-II SD-I LU-I LU-II LU-III LU-IV CF-I CF-II vii Page 13 18 23 25 27 28 30 37 53 68 73 75 78 79 80 81 82 83 91 97 99 108 110 125 159 162 175 178 ��GOALS, OBJECTIVES AND POLICIES OF THE COMPREHENSIVE PLAN Community goals are general statements with a uniform, community-wide application. Objectives are expressions of specific developmental issues within the Township. Policies express measures designed to implement the stated objectives within Delta Township. The goals, objectives and policies presented in this section are intended to reflect particular local attitudes and aspirations with respect to the growth and changes within Delta Township. Delta Township as a community provides living, working, shopping and recreational spaces for the use and enjoyment of its residents. The goals and policies provide guidelines governing the preparation and implementation of the Comprehensive Plan. With proper design and effectuation, the Plan suggests means of improving and maintaining the living, working, shopping and recreational spaces for the betterment of the entire Delta Township community. Use and application of the stated goals, objectives and policies in planning and development is essential to ensure success of the planning process in Delta Township. They should be consulted each time a decision is made regarding private land development, redevelopment and public service capital expenditures. I Community Goals 1. Provide conditions of adequate public health and safety 2. Provide a choice in housing 3. Attain a diversified local economic base 4. Provide a variety of shopping opportunities 5. Assure a sufficient level of public services and community facilities 6. Attain a diverse property tax base to assure adequate revenues 7. Establish development densities to avoid overcrowding and placing burdens on public services 8. Establish conditions which promote an aesthetically pleasing environment 9. Emphasize a neighborhood development pattern 10. Provide opportunities for energy conservation and the use of alternate energy sources 11. Attain a high level of environmental quality while simultaneously fostering utilization of the Township's natural resources 1 �I II Residential Development 1. Objective: Provide a satisfactory range of housing choices Policies 2. A. A range of housing types should be provided to accommodate varying needs in household size, location and style preference. B. Residential buildings within each neighborhood should be compatible and transitions should be provided where different types occur in close proximity. Objective: Encourage residential development on a neighborhood basis with the necessary supporting facilities Policies 3. A. Residential development should occur on a neighborhood unit basis and should be functionally unified through land planning and interior circulation design. B. Residential areas should be adequately served by schools, neighborhood shopping facilities, parks and recreation areas, transportation facilities and police and fire services. Objective: Strive for maximum livability development and amenity in residential Policies 4. A. Residential development should provide adequate light, air, privacy and quietude. B. Residential living areas should be separated from commercial and industrial areas by functional elements such as open space or buffered thoroughfares. C. High density living areas should be developed to be compatible with lower density living areas. Objective: Preserve the existing housing stock Policy Existing housing should be protected from premature environmental decay. 5. Objective: Attractiveness and livability of residential development should be increased through open space relationships. Policies A. Open spaces within residential areas should be related to the 2 �overall open space and recreation facilities of the Township. B. Park and open space facilities, either public or private in ownership, should be provided within or in close proximity to medium and high density residential areas in order to afford residents of multifamily housing a balance of high density living and open space relief. C. The design of new residential developments should provide for the preservation of existing trees, scenic features and provide for natural settings. / 6. Objective: Medium and high density residential settlements should be situated near supportive services Policies III A. The capacity of existing and future public services should be considered in selecting sites for medium and high density settlements. B. Due to the high cost of providing public supportive services, higher density settlement areap should be situated to allow the most cost-effective installation of supportive services. C. Multi-family housing should be situated in proximity to comparison shopping and high capacity transportation facilities. Commercial Development 1. Objective: Distribute connnercial development according to the specific requirements of comparison and convenience shopping facilities Policy Development of comparison shopping facilities shoul d be situated to be easily accessible to residential areas. 2. Objective: Commercial development should be related to an overall land use pattern within the Township Policies 3. A. Commercial strip development along thoroughfares in the Township should be discouraged. B. Where strip connnercial development exists, or cannot be avoided due to the present land use pattern, remedial measures such as minimizing the number of access points, optimizing curb radii and utilizing parallel access roads should be examined. Objective: Attain satisfactory relationships between connnercial development and other land uses 3 '-<=. �- I Policies 4. A. Incompatible land uses should be eliminated from commercial areas. B. Commercial areas should be desi r,ned and situated so that they do not adversely impact nearby uses. Objective: Attain aesthetically pleasing commercial development areas Policies 5. A. Comparison shopping facilities and neif,hborhood convenience shopping facilities should include pedestrian circulation, landscaping, adequate setbacks and other amenities which create an attractive shopping environment. B. Sign control regulations should be promoted since they often result in advertising displays which communicate better and provide improved aesthetics. C. Landscaping within parking lots should be encouraged since it improves the visual environment and can beneficially affect the microclimate of parking areas by moderating the affects of heat, absorbing runoff, diverting wind and reducing noise and glare. D. Screening of solid waste areas should be required because it improves aesthetics. Objective: Facilities in commercial areas should be improved wherever possible Policies IV A. Early signs of blight in commercial areas should be reversed through resolution of traffic ingress and egress problems, prevention of excessive penetration of local driveways into arterial thoroughfares, elimination of excessive advertising signs, and provision for improved site planning design and landscaping in remaining developable parcels or upon reuse of existing buildings. B. High standards of site design and maintenance should be required in commercial areas. Industrial Development 1. Objective: Provide suitable conditions for the development of new industry and expansion of existing industry Policies A. Industrial development should be continued in the area generally bounded by 1-96, Mt. Hope Highway, U.S.-27 and the south Township boundary. 4 �B. 2. The industrial area should be reinforced through improved accessibility, utility installation, and supporting service ' facilities. Objective: The attainment of an optimum relationship between industrial development and supporting transportation facilities Policies 3. A. Industrial enterprises should provide adequate off-street parking and loading facilities. B. Roadways built to all-season standards should be provided throughout the industrial area. Objective: Industrial development should be compatible with other land uses in the Township Policies A. The creation of industrial parks should be encouraged and scattered industrial operations should be discouraged. B. Industrial areas should be separated from residential areas by appropriate open space buffers or other transitional land uses. C. Industrial nuisances such as air pollution, noise and vibration should be controlled by adequate zoning and performance standards. D. Incompatible land uses should be prevented from intruding into industrial areas. V Community Facilities and Services 1. Objective: Attain an optimum aesthetic relationship between public facilities and the neighborhoods in which they are situated Policies 2. A. The design of public buildings should be of high quality and should contribute to the character of the neighborhood they serve. B. Installation of underground utilities should be encouraged in order to achieve pleasing neighborhoods. Objective: Attain an optimal functional relationship between community facilities and the transportation system Policies A. Elementary schools should be located so that they are within walking distance of all students in the attendance area. 5 �• ' 3. B. Elementary and junior high schools should be located away from heavily traveled thoroughfares. C. Churches, meeting halls, and other places of public assembly should be located on major arterial streets in order to increase their accessibility to the public and to prevent intrusion of extraneous traffic into residential neighborhoods. Objective: The provision of law enforcement services adequate to maintain the security, safety and well-being of the Township's residents and property Policy Police facilities should be located to allow deployment of adequate manpower within minimum time to all parts of the Township. 4. Objective: The provision of fire protection services adequate to meet Township needs Policies 5. A. Fire protection facilities should be located where they can provide adequate service to all development in the Township. B. Buildings which require significant fire flows should be located where they can be served by the public water system. Objective: Implement a timely and cost-effective site acquisition program for public buildings Policy Sites for the development of institutional uses should be acquired well in advance of the development of an area. 6. Objective: Provide water, sanitary sewer and storm drainage facilities adequate to serve development needs Policy Development of water, sanitary sewer and storm drainage facilities should be staged to coincide with anticipated needs. VI Transportation Facilities Development 1. Objective: Maintain a balanced relationship between land use traffic generation and the thoroughfare system capacities Policies A. Thoroughfares should be organized in an interrelated functional system, with the traffic carrying and land use 6 �I 111111 service functions of each thoroughfare segment clearly defined. Local streets should primarily serve abutting properties and should be used only by local traffic. Collector streets should gather and channel traffic from local streets to the arterial street system. Arterial streets should carry traffic from collectors to destinations or to limited access expressways. B. 2. Improvement of the thoroughfare system should be coordinated with adjacent communities to ensure both a sound local and regional transportation system. Objective: Separate major thoroughfares from neighborhood units Policies 3. A. Freeways and major arterial streets should be located so as to bound rather than penetrate residential neighborhoods. Neighborhood streets should be reserved for local residential traffic. B. Development should be separated from arterial streets and expressways by adequate buffer space or building setbacks. Objective: Design and build attractive thoroughfares Policies 4. A. Where practical, thoroughfares should be located to take advantage of existing scenic features such as wooded areas, and topographic variations. Where appropriate, landscaping and nonobtrusive noise barriers should be developed along thoroughfare rights-of-way. B. The use of cul-de-sacs, which create areas of privacy, prevent through traffic and often provide for better utilization of odd shaped parcels of land, should be encouraged. C. Curvilinear streets should be promoted in residential developments since they discourage through traffic and increase visual interest. Objective: Develop an efficient and pleasant pedestrian and bicycle transportation system. Policies A. Pedestrian and bicycle routes should be provided wherever possible between residential, recreational and other land use areas of the Township. Where feasible, pedestrian linkages should be free from interruption of motorized traffic. B. Provisions for non-motorized transportation should be incorporated into residential developments and road construction projects wherever possible. 7 I �- ' 5. Objective: Minimize conflict between land uses and transportation facilities Policies 6. A. Major thoroughfares should have a minimum number of intersections in order to limit land use-transportation friction. B. Frontage or service roads should be utilized in commercial, institutional and industrial zones in order to maintain the traffic carrying capacity of the roadway and to reduce the occurence of conflicting turning movements. C. Ingress and egress points to major traffic generators should be designed to include, where appropriate, such items as sufficient curb radii, deceleration lanes, through passing lanes and lane tapers in order to insure safe traffic movements. Objective: The provision of public transit service to Township residents Policy Improvements to mass-transit services within the Township should be encouraged. 7. Objective: Maintenance of and improvements to the streets and highways in the Township should be a continuing process to ensure the safety and convenience of motorists Policy The Township's Capital Improvements Program should include a road construction and maintenance reserve which could be utilized as a local match to federal road construction grants as well as possibly supplementing monies expended by the Eaton County Road Commission for maintaining Township streets. VII Open Space and Recreation Facilities Development 1. Objective: Create an interrelated system of open space and recreation facilities to meet the leisure time requirements of the Township's populatior ·. Policies A. A system of recreational facilities should be developed which includes major community-wide day use recreation facilities, major park and athletic facilities for use by residents of the Township, neighborhood recreation facilities, and special facilities such as community recreation centers, bicycle and hiking paths and scenic riverside vistas. 8 �2. I I B. Open space areas which link residential areas with shopping districts and provide opportunities for non-motorized transportation should be encouraged. C. Commercial recreation facilities should be related to the planning and development of public open space areas where possible. Objective: Open space and recreation areas should be designed to enhance the character of residential developments Policies 3. A. Open space should be utilized to delineate residential areas and to give individuality and character to various neighborhood units. B. Developers should be encouraged to provide open space and recreation facilities as part of their overall development design. C. Neighborhood recreation facilities should be developed in conjunction with school facilities wherever possible. Objective: Delta Township should pursue a timely and economical open space acquisition and development program Policies VIII A. Sites for recreation facilities should be acquired or reserved well in advance of development. B. Implementation of open space and parks development in the Township should include particjpation of federal, state and local governments. Energy 1. Objective: Encourage the development of energy efficient forms of transportation Policies 2. A. Growth patterns which enhance the feasibility of mass transportation service should be promoted. B. The installation of sidewalks and bikepaths, in order to facilitate the use of non-motorized transportation, should be encouraged. Objective: Implement local regualtions which permit innovative methods of energy utilization and generation 9 �- ' Policies 3. A. Alternative energy generating technologies such as wind, biomass and solar should be encouraged. B. Township regulations should be drafted which insure a property owner's right to sunlight. C. Energy generating facilities should be compatible in terms of safety and aesthetics with adjacent land uses. Objective: Investigate and encourage new techniques relating to energy use and conservation Policies IX A. Public and private decision-makers should analyze the possibility of utilizing steam produced by the Erickson Power Plant as a resource for industrial operations within the area. B. Delta Township governmental services should emphasize energy conservation through its capital improvements spending. C. Construction design practices which will encourage ener gy conservation should be promoted. D. Buildings should be oriented to take advantage of energy conservation practices. The Environment 1. Objective: Insure that development activities respect the features of the natural environment Policies A. Township planning efforts should recognize the value of retaining vegetation since it helps control runoff, stabilizes slopes, attracts wildlife, buffers noise and provides privacy. B. Flood-prone areas should be preserved in their natural state to minimize environmental damage, reduce the unnecessary private and public costs which result from inappropriate development in these areas, assure the safety of residents, and guarantee the free flow of water. C. Marshes and wetlands within Delta Township should be preserved since they serve as ground-water discharge areas, provide wildlife habitats, provide natural filtration of contaminates within stormwater and are a component of the natural drainage system. D. Urban development should be limited to soil types which allow for properly functioning septic systems if sanitary sewer service is non-existant. 10 �E. 2. The development of steep slopes should be avoided since the development of such areas can result in erosion or septic tank problems. Objective: Preserve prime agricultural lands for farming activities Policies 3. A. Isolated residential development in agricultural areas should be discouraged so as to ensure the economic viability of agricultural enterprises. B. Highly productive soils such as those found in southwestern Delta Township should be reserved for the production of specialty crops. C. Agricultural lands adjacent to watercourses should be managed such that agricultural wastes and soil sediments do not adversely affect water quality via run-off. Objective: Measures should be taken to minimize the negative impacts of urban development on the natural environment Policies A. Areas from which mineral deposits have been extracted should be reclaimed and proper safety measures undertaken. B. Delta Township should participate in regional efforts to investigate the possibility of establishing a solid waste management program. C. Soils which are highly susceptible to erosion should be protected by corrective measures if development is proposed. D. Natural drainage patterns should not be disrupted absent remedial action due to the fact that erosion, siltation and structural damage may result. E. Properly designed and engineered storm drainage controls should accompany the installation of significant amounts of impervious surfaces. F. The abatement of pollution of Delta Township watercourses should be given a high priority. G. Groundwater quality and supply problems should be identified and a groundwater management strategy should be developed. H. A comprehensive flood plain management program should be a required element of the Township's planning efforts. 11 �l �, GEOGRAPHIC DETERMINANTS I , Location of Delta Township The location of a community is an influential factor and indicator of what changes are likely to take place within the community. Location of a community in relation to major transportation facilities and employment centers will bear directly on the likelihood of growth within the community. I I' Situated within the Lansing Tri-County Region, Delta Township has experienced rapid growth since 1960. This growth can be attributed to the Township Is close proximity to major employment centers, such as the State Government and the Oldsmobile Industrial Complex, as well as Delta's strategic location in relation to the interstate highway network. Major routes providing direct service to the Township are I-96, I-496 and US 27. Interstate Highway 69, eventually connecting Port Huron, Michigan and Indianapolis, Indiana is slated for completion through Eaton County into Delta intersecting at the I-96/I-496 Interchange. Existing and proposed freeways have given impetus to expansion of commerce within Delta's industrial sector, especially with respect to najcr freight carriers and the warehousing distribution service industry. The Grand Trunk Western Railroad (GTWRR) traverses the southeastern quadrant of the Township, paralleling US-27. The GTWRR operates a major rail switching yard in Section 25, further complementing rail services to the Township. Capital City Regional Airport is located one-half mile northeast of Delta Township. Waverly Road and Grand River Avenue provide primary access to the airport from the Township. Capital City Airport provides scheduled commercial air passenger and air freight services as well as charter flights for both passengers and air freighc. Regionally, the Lansing area and Delta Township have economic links throughout the East North Central portion of the United States. This highly industrialized region is directly dependent upon the highway and rail systems for distribution of finished and semi-finished products to markets. This fact further contributes to the economic viability of the Lansing area due to its favorable location with respect to major highway and rail facilities. Delta Township, as evidenced by Figure GD I, enjoys a preferred position within the Lansing Metropolitan Area with respect to access to highway and rail facilities. II Historical Growth of Delta Township The history of Delta Township can be traced along three lines of development. The first is the founding, growth and withering of Grand River City, also known as Delta Mills. This line of development began in the 1830's reached its peak in the 1880's and 1890's and subsequently terminated. The second line of historical development in Delta Township can also be traced from the 1830 1 s with the founding of scattered farmsteads distributed throughout the Township but primarily on section lines. This line of development continues today as a significant proportion of Township land which is actively used for agricultural purposes. Delta Township's third line of historical development connnenced in the .1930 's when the eastern portion of the Township began to be developed as a suburb of Lansing. This line of development was dependent on the growth of the Lansing Region and did not greatly accelerate until after 1945. 12 I, I �• FIGURE GD-I LOCATION OF DELTA TOWNSHIP IN THE TRI-COUNTY REGION IN Settlement of the Tri-County Region along with most of the rest of lower Michigan was postponed by the erroneous Tiffin report of 1815 which diverted settlers to Indiana, Ohio and Illinois. Subsequent survey and exploration work conducted under the direction of Governor Cass corrected the record and by the 1330's south central Michigan and the Tri-County Region were attracting settlers interested in both lumbering and farming. The first settler of the Delta Mills area was Erastus Ingersoll who purchased 800 acres on the Grand River. Ingersoll and others had come to the Delta Mills area in search of a site for an educational institution to be modeled after Oberlin College. However, their plans for the Grand River Theological Seminary were dashed by the financial crisis of 1837-38. In the meantine, Ingersoll built a sawmill and began lumbering operations. An 1840 letter authored by a resident of Delta Mills indicated that people came from twenty miles away to have their flour made. Delta Mills continued to develop throughout the latter half of the 19th century at ~vhich time it reached its peak population of approximately 300. During the 1880's and 1890's Delta Mills was served by Methodist and Congr egational churches, three blacksmiths, three grocers, two masons, one cabinetmaker, one carpenter, one painter and one paperhanger and two physicians. Manufacturing activities included were fabrication, cigar wrapping and furniture building. Social life at this time centered around the churches and the Grange Hall which attracted both local residents and farmers from the surrounding countryside. Farming activities throughout Delta Township must have commenced about the same time that Erastus Ingersoll was founding Grand River City and building his lumber mill. However, it was not until 1844 that the State Legislature acted to officially establish Delta Township whose territories were broken off from the eastern portion of Oneida Township. Tax rolls in 1844 indicate twenty-six residing in the Township. 13 - �-, I I I At about the same time that Erastus Ingersoll was planning the Grand River Theological Seminary and other settlers were clearing portions of Delta Township for farmsteads, decisions were being made in other parts of the State which would one day have a direct bearing on Township development. By the terms of the 1834 Constitution, it was required that the capital of Michigan be removed from Detroit within a period of twelve years. The prosperous communities of Jackson and Marshall, located on the territorial road between Chicago and Detroit, were given primary consideration as sites for the new capital. However, due to the stubborn nature of partisans of each city, an alternative location was selected. The Village of Michigan, later to become known as Lansing, was proposed by a legislator who owned a sawmill nearby. Growth of Lansing during the second half of the 18th century was primarily due to the establishment of the capital there. However, the City also became the site of growing economic activity. By 1869 there was at least one manufacturing concern serving the outside market. This firm produced agricultural implements, bobsleds and stoves which were distributed over a wide portion of the midwest. Another firm made machinery for the lumbering industry operating further to the north. In 1886, R.E. Olds built his first horseless carriage in Lansing. His subsequent decision to establish automobile manufacturing operations in Lansing was the most important single factor in the history of the Lansing Metropolitan Area. It was during the last quarter of the 19th century when Lansing was becoming a complete urban entity with governmental, manufacturing and educational activities that surrounding cities and villages such as Delta Mills were reaching their fullest development as service centers for the local farm population. However, during this time population increases produced in the farm lands were attracted to Lansing rather than to the small service centers. During the 1930's the wide-spread use of the automobile and the development of paved streets led to the suburbanization of Lansing's growing population. This process was much accelerated after 1945 when the industrial power which had been mobilized for Worlcl War II was diverted to production of consumer goods, particularly the automobile. III Climate Delta Township lies within the central plains climatic region. The regional climate is moderated by the influence of the Great Lakes. The Great Lakes act as a moderator of what otherwise would be locally hotter summers and colder winters. Characteristics of Delta's climate and adjacent inland areas are best described as follows: .Temperature averages 26.3 degrees in winter, 69.5 degrees in summer, with an annual average of 48 degrees . . The frost-free growing season typically runs from early May to mid October and averages 154 days . . Precipitation approximates 33 inches annually, and is fairly well distributed throughout the year. The average number of days receiving measurable rainfall is 160 or about 45% of the year . . Snowfall varies considerably each year, but the normal snowfall approximates 26-28 inches. 14 �• .Prevailing winds are out of the southwest during warm weather months, and west-southwest during winter, averaging6-10m.p.h. during a typical 24 hour period . . Tornadoes pose a nominal threat during warm weather months, but destructive thunder storms and severe winds are a more common occurrence. An area's climate is not typically deemed a controlling environmental factor with respect to the development of a community. However, temperature, winds, and precipitation have several meaningful effects upon urban culture and manmade development . . Amount and frequency of rainfall does affect ground water recharge and thereby affects water supply . . Rainfall amounts and intensity affect storm drain design capacity and slope design of impervious areas . . Rainfall distributed throughout the growing season is conducive to a variety of agricultural activities . . Snowfall amounts as received in Delta suggest that roadsides and parking lots be designed to store snow during weather . . Plant and landscape materials, sensitive to extremes in temperature and precipitation, must be carefully selected . . Wind levels may require specific development regulations as to wind loading and vegetation or structural screens in shopping and living areas to reduce ground level wind speeds . . Level of sunlight has numerous implications: such as alternative energy, heat concentrations from extensively paved areas, recreation opportunities, need for shade and orientation of building to the sun. When preparing short term plan elements and specific development regula·tions climatic influences must be given consideration. IV Geology and Topography Two primary geological formations underlie Delta Township. The first 100 feet below the surface consists of debris laid down and contoured by advances and recessions of the glaciers. Below this glacial debris is several hundred feet of sedimentary rock precipitated from the lakes which covered Michigan during the Paleozoic Era. This sedimentary rock alternates in layers between limestone, sandstone and shale. The glacial action which was responsible for deposits of debris over the many layers of sedimentary rock also created the surface topography of Delta Township and the rest of the Tri-County Region. This topography is primarily level with slopes ranging from zero to five degrees except along major watercourses where slopes may be steeper. Elevations in Delta Township vary from a high of 890 feet above sea level in the vicinity of Creyts Road and U.S. 27 to a low of 800 feet where the northern course of the Grand River leaves the western edge of the Township. These elevations reflect Delta Township's location near the center of the Tri-County Region which slopes gradually from a high elevation of 1,052 feet in southern Ingham County to a low elevation of 640 feet in western Clinton County. Within the context of this gradual slope from the southeast to the northwest, Delta Township topography is characterized by a major drainage divide. The 15 �, northern and eastern portions of the Township lie within the Grand River drainage basin while the southwestern portion of the Township lies within the Thornapple River basin. Most of the portion of the Township lying within the Grand River basin drains to the northern course of the Grand River; however, much of the southeastern portion of the Township drains to the lower course of the Grand River. Drainage in the southwestern portion of the Township is toward the southwest. The relatively level topography within the Township does present several important implications to further urbanization. These influences are generally described as follows: Sewerage and storm drainage systems, dependent upon gravity flow for optimum operation, must be carefully located, sized and graded at initial installation to avoid operating problems and service area limitations. Level land can result in monotonous development unless artifically induced contours and/or vegetation zones are introduced into the urban environment. Development of the steeply sloping lands adjacent to the Grand River and Carrier Creek, should be judiciously regulated or precluded by planning policy and development controls. The steep slopes (woodlots usually exist concurrently) pose potential for hillside erosion and stream damage, yet at the same time offer scenic areas and passive open spaces for the benefit of nearby homesites. V Soil Conditions in Delta Township Three factors must be considered in evaluating soil conditions in Delta Township. These factors are fertility, stability and permeability. Most of the diverse soil types found in Delta Township are in the medium to high fertility range. This fertility, as well as a moderate climate and rainfall make large portions of Delta Township highly attractive for agricultural purposes. Soil stability factors are important considerations in determining the feasibility of large commercial and industrial developments which can be constructed on unstable soils only at great costs. Construction of large facilities has occurred on soils of poor stability characteristics, however, such development is costly and should be avoided where possible. The permeability of drainage capacity of soils is related to both their fertility and stability. The low percolation rates attributable to the mixture of clay, silt and sand common to much of Delta Township soils are desirable for agricultural activities because they allow water to move through them at rates beneficial to plant growth. However, the clay content of these soils makes them unacceptable for the discontinous type of suburban development which must be served by septic tanks and drain fields instead of sanitary sewers. The diverse pattern of soil types found in Delta Township makes it difficult to draw generalized conclusions about which portions of the Township are acceptable for different kinds of development. Specific tests are necessitated for each development proposal to determine whether or not soil conditions permit utilization of septic tanks and drain fields on a permanent basis, or not at all. Similarly, detailed soil analyses would be needed to determine the load-bearing characteristics of particular development areas due to the diversity of soil types in Delta Township. 16 �• Despite the wide variety of soil conditions scattered throughout the Township, it is possible to draw some broad generalizatons pertaining to the type of development and services which must be provided to portions of the Township. Soils which are extremely poorly drained and which have high concentrations of peat, muck and alluvial soil can be found scattered throughout the Township. Such poorly drained soils cannot accommodate septic tanks and drain fields and present load-bearing problems which make development difficult. The greatest concentrations of such poorly drained soils occur in the southwest quadrant of the Township west of Broadbent Road and south of Mt. Hope Highway. These organic soils are utilized for the growing of sod and cash crops such as mint and vegetables. Other major locations where peat, muck and alluvial soils are located include the banks of the Miller Creek. Concentrations of somewhat poorly drained soils occur throughout the Township, but particularly in proximity to the peat, muck and alluvial soil of the southwest quadrant. Other concentrations of poorly drained soils occur along the Miller Creek watercourse, and at various locations between the Carrier Creek and Elmwood and Snow Roads. For the most part, soil conditions in the Township are of sufficiently low permeability to indicate that septic tanks and drain fields will be inadequate for use on a long term basis. As a matter of local policy and regulation, development of vacant land should be discouraged where public sanitary sewer service is not provided concurrent with such development. Figure GD-II illustrates general soil associations in Delta Township as determined by the Eaton County Soil Conservation Service. VI Ground Water Fresh water used by Delta Township residents and persons living throughout the Tri-County Region comes from water bearing layers of sandstone rock known as aquifers. In portions of the Region, including Delta Township, water is also pumped from gravel and sand lying above bedrock. The primary ground water source for the Region is known as the Saginaw sandstone formation which can be tapped by wells averaging 300 to 400 feet in depth. Ground water levels vary according to seasonal climatic conditions and the rate of pumping. When water in an area is pumped faster than it can be naturally supplied, the residential or municipal wells surrounding the area become temporarily dry. Tri-County Region ground water is notable for its hardness; it includes 300 ppm hardness and 0.5 ppm iron. Glacial deposits in the Township vary considerably in their water yielding characteristics. Again, detailed study of specific locations and their characteristics are prerequisite to determining the true availability of ground water. Outwash deposits are potential sources of large water supplies because they usually consist of permeable sands and gravels. An exposed outwash has been identified by the Michigan Department of Transportation lying in Section 19 of Delta Township. VII Surface Water The principal natural feature in Delta Township is the Grand River which enters near Dimondale, just south of the Township, and then traverses the southeast corner of the Township and then re-enters the Township at Waverly Road and crosses the entire width of the Township. A greater length of the Grand River is in Delta Township than in any governmental unit in the Region. Minor watercourses which flow into the northern course of the Grand River include the Carrier Creek and Miller Creek and numerous other natural drains of lesser size. Minor watercourses feeding into the southern course of the Grand River include the Clement's Drain and other drains. Natural drainage 17 �,) ) 1) DELTA TOWNSHIP Figure GD·II SOIL ASSOCIATIONS D Marlette· Capac: t.8 Houghton-Gilford-Adrian: Nearly level to gently undulating, well drained to somewhat poorly drained, loamy soils on till plains. Nearly level, very poorly drained, mucky and loamy soils in glacial drainageways. >zj I-'· 00 C t'i (I) D @ Marlette-Capac-Owosso: Nearly level to hilly, well drained to somewhat poorly drained, loamy soils on moraines and till plains. I H H ,tj D Pl 00 ro ,_. ,,,," 00 ,,..,, ........,...,,..,,,---/ L ________ .,,, ,,- ---- / / / / I -- / / .,,. / / / / ,, ,, / ,, ,, / / / Capac- Parkhill: Nearly level to gently undulating, somewhat poorly drained, loamy soils and nearly level, poorly drained and very poorly drained, loamy soils; on till plains and low moraines. --··---- 100 Year Flood Plain / NORTH Ill �in the southwest portion of the Township is southwesterly toward the Thornapple River. Delta Town ship's watercourses, particularly the Grand River and the Carrier Creek present an excellent potential for the development of recreational facilities and high value residential areas. To realize this potential, the problems of flooding and water pollution must be addressed. Water pollution is primarily a regional problem, the resolution of which Delta Township can promote by taking a lead in implementing high standards of wastewater treatment. Flooding is also a regional problem which Delta Township can best help solve by prohibiting development within the natural flood plains. Figure GD-II illustrates the general location of the one hundred year flood plain within Delta Township. VIII Existing Land Use Pattern Delta Township may be characterized as a community experiencing a major change in personality. The emerging land use pattern suggests the community is developing an independent economic base, major comparison shopping facilities, and a wide variety of housing types. No longer a sparsely developed, suburban bedroom community, the 1980 lµnd use survey reveals that vacant land in Delta Township is being converted to urban uses at the rate of over one hundred acres per year. During the 1972-1980 period twenty one new subdivisions were platted, four apartment projects were constructed, and three condominium developments were constructed. Major commercial and office uses developed during the 1972-1980 period including the Waverly Plaza, additions to the Lansing Mall, Auto Owners Insurance Company headquarters and the Hilton Inn. Major new industrial-warehouse uses include Oldsmobile Plant Number Five, the Meijer Distribution Center, General Motors Parts Warehouse addition, Central Transport, Blue Arrow Trucking, Interstate and Associated Motor Freight Companies, Lansing Storage Company, Flint Pipe and Well Supply Company , Clark Foundation, the Detroit News, Shreve Steel and Coco.Cola. Table GD-1 presents a breakdown by acres of the existing 1980 land use composition of Delta Township. Figure GD-III presents the spatial distribution of the existing land use pattern. A comparison of Figure GD-III with its 1972 counterpart on page 23 of the 1973 Comprehensive Plan provides the reader with insight regarding the extent of land development in the Township in the 1972-1980 period. IX Delta Township Land Use Trends: 1972-1980 Delta Township's land use p~ttern can be characterized as being in a dramatic state of change. Since the 1972 land use survey was conducted as background for the 1973 Comprehensive Plan, approximately 1,000 acres of land has been converted from an agricultural or vacant classification to urban uses. Table GD-2 illustrates the change in the 1972-1980 period which has taken place as to the land use pattern. As of November 1, 1980, Delta Township had 3203 acres of land devoted to single-family detached residential uses (low density), 234 acres to multiple family residential uses, 413 acres to public-semi public uses including schools, churches and colleges, 325 acres to commercial uses, 606 acres to parks and open-space uses, 739 acres to warehousing-industrial uses and 2380 acres to transportation facilities and utilities. 19 �1 I TABLE GD-1 EXISTING LAND USE 1980 Acreage Percent of Total Residential Single Family Two Family Multiple Family 3203 30 234 Office Commercial - Retail Commercial - Services Warehousing Industrial Utilities and Transportation 14.2 .1 1.0 87 198 127 495 244 2380 .4 .9 .6 2.2 1.1 10.5 413 606 1.8 2.7 7881 6387 335 34.8 28 . 2 1.5 22,620 100.0 Community Facilities Schools Parks and Open Spa ce Agriculture Vacant Water Area TOTAL 20 �• TABLE GD-2 1972-1980 LAND USE CHANGE: DELTA TOWNSHIP 1980 Acreage 1972 Acreage Percent Change Residential Single Family Two Family Multiple Family Office Commercial - Retail Commercial - Services Warehousing Industrial Utilities and Transportation 3203 30 234 2,878.oO) *83.0 87 198 127 495 244 * 171. 0 40.0 * * 2380 * + 11% * + 182% * + 16% + 218% * * * Community Facilities Schools Parks and Open Space Agriculture Vacant Water Area 413 606 214.0 461.0 * * * TOTAL 22,723 7881 6387 335 * * * 22,620 * *Information not available. (1) Actual 1972 adjusted acreage was 2,878 based on calculations developed by the Delta Township Planning Department 21 + 93% + 31% �1 [, '\ Nearly all of the new land development in Delta Township during this period occured east of I-96, and, excepting industrial and warehouse uses, north of I-496. This is explained due to the provision of sanitary s ewer , public water, and urban storm drainage utilities in this area. Since the 1972 land use survey a most obvious trend has been the infill of the so-called northeast quadrant of the Township, being south of I-496 and east of I-96. This growth in the southeast quadrant has been based upon favorable location in relation to transportation facilities and an aggressive posture on the part of Township Officials in providing utilities to and encouraging development of the area, known as the "Delta Industrial Tract." Another very evident trend has been the substantial number of large lot single-family homes built in the non-urbanized portions of Delta Township. Occuring primarily west of I-9 6 , most of these homes have been constructed on non-platted parcels of land. Over one-quarter of the Township's total land area lay vacant as of 1980. The majority of the vacant land within the Township is located west of 1-96. Vacant land appears in a number of forms including floodplains and wetlands, forested areas, large acreage parcels occupied by a single dwelling, fallow farm land, public lands and areas composed of poor soils. Vacant land is recognized as an important commodity since it represents one of the Township's most valuable natural resources and presents many opportunities for the future. The existing land use map, Figure GD-III, differentiates between lands in agricultural production and vacant lands. The amount of land used for farming activities in the Township has decreased as development of the Township's industrial tract has intensified, residential subdivisions have been platted and the construction of single family homes on large parcels has increa sed. During the period of 1969 to 1978 the amount of land in agricultural production in Eaton County decreased by eight percent. (Data source: "Michigan Farm Lands are Increasing Again", Detroit News, April 12, 1981). During the late 1970's several hundred acres of farm land in the Township were enrolled in farmland development rights agreements under the provisions of Act 116 of 1974 being the Farmland and Open Space Preservation Act. Delta Township has attempted to preserve prime farm lands by a number of actions including active participation in the aforementioned farmland preservation program, creation of agricultural zoning districts and efforts to channel new development to areas already served by public utilities and services. The Comprehensive Plan recognizes agricultural activities as a long-term, permanent land use rather than a "holding area" for future development. 22 ��I -~-----..... TOWNSHIP DELTA Figure GD·III EXISTING LAND USE Single Family Residential k Single Family Subdivision Two Family Residential __, ~ Multi-Family Residential ii Office • Commercial Retail D Commercial Service ~ Warehousing [ ] Industrial-Manufacturing II II Transportation-Utilities Public-Semi-Public Parks and Open Space Agriculture D CITY OF LANSING .1L-------------- ............. ....... Vacant and - NORTH Figure GD-III Page 23 Non-Urban �1 ~I POPULATION ANALYSIS AND PROJECTIONS An analysis of population characteristic.s I ai.1d trends cannot be undertaken exclusively for a limited geographic area such as the 35 square mile area of Delta Township. In order to make reasonable estimates of population within the Township, it is necessary to consider population characteristics and migration patterns in and around the entire Lansing Metropolitan Area. The Tri-County Regional Planning Commission (TCRPC) projections, together with population characteristics data from the 1970, 1975, and 1980 census reports have been relied upon extensively in the following discussion of Township population trends and characteristics. I The population analysis and projection chapter consists of two parts. In Part I, the past trend of population growth in Delta Township is described; comparisons are also drawn between Delta Township's past growth and that of similar and surrounding areas. Part II deals with Delta Township's future population; general implications of future population change and characteristics are also discussed. I Population Growth in Delta Township Past population trends experienced by Delta Township have been compared to the population trends of the State of Michigan, the Tri-County Region, the Five-Township Area, Eaton County and Meridian Township. These areas are grap_h ically depicted in Figure P- I. Figure F-II illustrates the nature of Delta Township's growth over the past fifty years. Each decade has experienced substantial additions to the Tcwnship's total population. In numerical terms, Delta Township's population has risen from under 2,000 in 1930 to 23,800 in 1980. This represents a growth rate for the fifty-year period of more than 1100 percent. Thus, Delta Township had the largest growth rate in the period of any of the six areas which were analyzed. The region's second largest growth area, Meridian Township, experienced a rate greater than 900 percent for the period. During the 1960's Delta Township experienced its highest rate of growth, being a 129 percent increase, for any decade within the 1930-1980 period. The population increase for the Township in the 1970-1980 period indicates a clecr c,ase in the rate of growth when compared to the previous decade. During the 1960-1970 period, Delta Township's annual population increase averaged approximately 970 persons. The 1970-1980 period resulted in the Township's population increasing by approximately 600 persons annually. Comparison of Delta Township Population Trends With Other Areas Tables P-1 and P-2 provide comparisons of change in Delta Township population to other selected areas. Table P-1 presents resident population for the period 1930-1980. Table P-2 shows the numerical increases for each census year during the same period as well as the corresponding percentage of population increase for each period. The rapid pace of population growth in Delta Township is evident when compared to the other areas. Figure P-II graphically depicts the information contained in the aforementioned tables. 24 �• I FIGURE P-I LOCATION OF COMPARATIVE GEOGRAPHIC AREAS STATE OF MICHIGAN FIVE-TOWNSHIP ,""T"-t--+~+ii-41+ffld-""T"-, AREA TRI-COUNTY REGION DEWITT DELTA DELHI ,, FIVE-TOWNSHIP AREA - 25 �1 I I TABLE P-1 COMPARATIVE POPULATION TRENDS 1930 1940 1950 1960 1970 1980* Delta Township 1,921 2,618 4,131 7, 627 17,396 23,822 Meridian Township 2,878 4,767 9,!08 13,884 23,827 28,754 103,160 116,184 158,293 198,142 245,842 271,661 31,728 34,124 40,023 49,684 68,892 88 ,JJ 7 Tri-County Region 172,489 191,411 244,159 298,949 378,423 419,750 State of Michigan 4,842,000 5,256,000 6,373,000 7,823,000 8,890,000 9,262,078 Five-Township Area 1 Eaton County 1 rncludes Delta, Delhi, DeWitt, Lansing and Meridian Townships; Lansing and East Lansing. Source: Table by Delta Township Planning Department based on data from the U.S. Censuses of Population and Housing, 1940-1970; from the Tri-County Regional Planning Commission; and from the Department of Management and Budget, State of Michigan. *1980 Figures represent Final 1980 Census Counts, February, 1982 TABLE P-2 INCREMENTAL POPULATION INCREASES 1930-1940 Delta Township Meridian Township Five-Township Area Eaton County Tri-County Region State of Michigan Source: 1940-1950 1950-1960 1960-1970 1970-1980>'< 697 (36%) 1,513 (5 3% ) 3,496(85%) 9,769(129 %) 6,426(37 %) 1,889(66%) 4,341(91 %) 4,776 (52 ;~ ) 9,943 ( 71 %) 4, 923 ( 21%) 13,024 (13%) 42,109(25 %) 39,849(25 %) 47,700( 21%) 25,819(U%) 2,376( 9%) 5,899 (18 %) 9,661(24 %) 19,208( 39%) 19, 4L+5 (28 %) 18,922 (11 %) 52,748(28 %) 54,790(2 2% ) 79,474( 27%) 41,327(11%) 414,000( 8%) 1,116,000(21 %) 1,451,000 (23 ~~ ) 1,052,000( 13%) 372,078( 4%) Delta Township Planning Department based on data in Table P-1 *1980 Figures represent Final 1980 Census Counts, February, 1982. 26 �• FIGURE P-II COMPARATIVE POPULATION TRENDS 130 120 110 I I I 100 I I I I I 90 I I w fl) 80 ct w 0::: u z I- z w 70 60 u 0::: w 11. 50 40 \ \ ""\ " .. ··· .· ·. ·· .. _ "" 30 .··· DELTA TWP. ···.... EATON CO. MERIDIAN TWP. 20 10 ················ ~,, TRI-COUNTY REGION FIVE-TWP. REGION 0 19201930 1930- 1940- 1950- 1960- 1970- 1940 1950 1960 1970 1980 Tl ME -. 27 19801990 �1 I FIGURE P-III Population Distribution Five Township Area • 1960-1980 !DELTA TWP. -MERIDIAN TWP. -EAST LANSING LANSING/ LANSING TWP. -DELHI TWP. TWP. ;DELTA TWP. 1960 TWP. -EAST LANSING TWP. TWP. ;DELTA TWP. 1970 EAST -LANSING -DELHI \DEWITT TWP. TWP. 1980 28 �I - • Distribution of Population in the Five-Township Area The Five-Township area encompasses a large portion of the Lansing Metropolitan area. Figure P-III portrays changing distribution of population in the area during the 1960-1980 period. Those portions of the metropolitan area with increasing shares of population are vividly presented. The Townships of Delhi, Dewitt, Meridian and Delta currently represent thirty percent of the metropolitan area population as compared to fifteen percent in 1940. This redistribution of metropolitan area population appears to be continuing. A possible explanation for this changing pattern of population distribution is a general tendency for the growth of a given area to slow after a certain density has been reached. During the 1960-1970 period, the population in the suburban townships surrounding Lansing, being Delhi, Dewitt, Delta and Meridian, increased by 46 percent while the increase in the 1970-1980 period was 23 percent. The slow down in the urbanization of the suburbs can be attributed to many factors including increasing energy costs, a decreasing supply of land which has the necessary public utilities, and the increasing cost of development which is characterized by high land costs, high mortgage rates, and high materials costs. The Impact of Inrnigration on Delta Township's Population Growth Inmigration has played a significant role in Delta Township's phenomenal population growth. Usually, the net migration experienced by an area over a period of time is determined by finding the difference between the actual change in population during the time period and the natural increase or decrease of the population over the same time period. Natural increase or decrease is determined by the difference between the recorded births and the recorded deaths attributed to the region for the time period in question. Until recently, however, birth and death records have not been kept for areas smaller than a county. During the period of 1960-1970, sixty-five percent of the population growth in Eaton County was attributed to inmigration. Inmigration also had a significant impact in the 1970-1980 period when sixty-four percent of the population growth in Eaton County resulted from inmigration. Certainly, Delta Township has experienced a large amount of inmigration over the past decade. Due to the fact that Delta Township's population grew at a greater rate (35%) than Eaton County's population (25%) during the 1970's, it is likely that Delta Township experienced a higher inmigration rate than did Eaton County. Age-Sex Structure of Delta Township's Population An age-sex pyramid for Delta Township is illustrated in Figure P-IV. It indicates the number of males and females in various age groups thus resulting in its pyramidal shape. Such a graphic presentation of population structure is useful because it indicates at a glance any abnormalities present in a population. The concept of a perfect pyramid may be used as a guide against which to measure the pyramid actually generated by the population in question. The assumptions upon which the perfect pyramidal shape depend can be summarized as follows: Age-specific mortality rates will remain constant and will be, for any age group, equal to or greater 29 �1 ' than those of any younger group. This helps ensure that each age group will be broader at the base and more gradually sloped. Finally, the perfect pyramidal shape of any age-sex distribution depends on both birth and mortality rates being the same for both males and females. If they are not, the pyramid will be lopsided. It is unlikely that the foregoing assumptions would hold entirely for any real population as birth rates vary from year to year as do death rates. FIGURE P-IV Age-Sex Distribution For Delta Township 1960-1970-1975 'T!IYoan IINIOII CIT1ZINI 7 ,.INI LAIOII ,ollCI ITUDINTI' Plll•ICHOOL !I· 14 u11~•• s Year• 2400 ZIOO 1D00 1100 IIOO 1400 1100 1000 100 600 400 Females ZOO 0 200 400 100 100 1000 1200 1400 1800 1100 1000 UOCU400 Males "-••··-• 1975 P,OPULATION •----- 1970 POPULATION - - - 1960 POPULATION In Figure P-IV each age group, except the first, represents a span of ten yea~s. This limitation results in a deviation in the shape of the pyramid. The youngest age group, being a shorter time span, appears abnormally thin. In spite of this limitation, Figure P-IV contains useful data. The comparison it draws between Delta Township's 1960 and 1975 populations is indicative of the 173 percent growth rate that the Township experienced over the 15 year period. Population increases have been significant in every age- 30 �- I sex group, excepting only males 75 or more years old. The pyramid indicates abnormalities which appear in the general shape of Delta Township's 1960, 1970 and 1975 age-sex composition. Significant indentations can be seen for two 1960 age groups -- the 15 to 24 age group and the 25 to 34 age group. These indentations can be explained in terms of the aforementioned expected indentation of age groups born during the Depression. For males, the indentation of the younger group was carried forward to 1970 and all but disappeared in 1975. The indentation of the older group seems to have disappeared by 1970. This obviously represents a greater inmigration of males 25 to 34 years old in 1960. For females, the indentation of the older group has also been eliminated by the effects of inmigration. Further, the indentation of the younger group has itself almost disappeared as of 1975. Of significance is the size of the five to 14 age group in 1970. Although this group cannot logically be compared to the next younger group, it can be compared with the next older one. Again, in its extremely large size, the effects of inmigration can be seen. The 1975 census data indicates the effect of inmigration as to the five-14 age group has lessened significantly representing not only an absolute decline of population in this age group, but suggesting a decline of new families with school age children. Population Per Household An important social characteristic of population is the continuing decrease in the population per household in Delta Township. Table P-3 illustrates past trends in the population per household in Delta Township over a twentyyear period. TABLE P-3 POPULATION PER HOUSEHOLD DELTA TOWNSHIP 1960-1980 Year Population Per Household 1960 3. 74 1970 3.75 1975 3.22 1980 2. 83 Source: U.S. Bureau of Census The continued decrease in the population per household can be attributed to many factors including a declining birth rate and corresponding maturation of the population as a whole. Social factors contributing to this decline include a greater mobility of the under 24 age group accompanied by higher economic independence, a declining marriage rate, and a trend toward childless cohabitation. - 31 1 �1 I I The U.S. Census Bureau has reported a 66 percent increase in nonfamily households during the 1970's. Nationally, nonfamily households in 1980 accounted for one-fourth of all units, compared to one-fifth in 1970. The Census also revealed that almost 90 percent of nonfamily households consist of one person. ,_ The 1980 census counts for Delta Township revealed that a significant difference exists between the population per household figures for multiple family units and single family detached units. An analysis of census tracts which consist solely of single-family detached dwellings revealed that the population per household figure is generally between 3.0 and 3.6 while the population per household figure for census tracts which were occupied by multiple units ranged from approximately 1.5 to 1.7. The decline in persons per household while the population increases has implications as to the demand for and type of dwelling to be provided for in future years. Based on present trends, it appears that the population per household figure in Delta Township will continue to decline. This trend will very likely result in a demand for smaller dwelling units and a decrease in the school age population. 1 II Population Projections Estimates of future population are important in the planning process to the extent they provide general indications of probable land consumption, school enrollments, public facility use demand and similar impacts. This section provides population estimates for 1985, 1990 and the year 2000 within Delta Township. Basic methodology is a regional cohort-survival model with apportionment among minor civil divisions to consider affects of net migration. Net migration has been developed from two sources: (1) trend increases in Delta Township population in excess of expected cohort-survival totals and (2) increases in reported household tax return exemptions on U.S. Census Bureau data. Table P-4 provides the population projections for Delta Township, Eaton County and the Five-Township Metropolitan Area, and the TriCounty Region through the year 2000. TABLE P-4 POPULATION PROJECTIONS TO THE YEAR 2000 1980* 1985 1990 2000 Delta Township 23,822 26,138 29,355 34,466 Eaton County 88,337 92,965 101,222 113,800 Five-Township Area 271,661 291,537 306,180 337,145 Tri-County Region 419,750 443,270 475,750 527,999 *1980 population figures represent the final 1980 census counts. Source: Population Projections for the Tri- County Region, 12/15/77, Tri-County Regional Planning Commission, Lansing, Michigan. 32 �- I Table P-4 suggests Delta Township, in comparison with other areas in the Tri-County Region, will continue to evidence a significant growth rate, though not as dramatic as occurred in the 1950-1970 period. The real increase in Township population is expected to average 500-550 persons per year through the planning period. The population projections for the year 2000 indicate that Delta Township will experience a 45 percent population increase, the Five-Township area a 26 percent increase, 29 percent for Eaton County and a 27 percent increase for the entire TriCounty Region. Population projection is not an exact science and is affected by numerous factors in the local projection area. Increases in employment beyond that expected, recessionary periods, amenities of a community and other factors all influence the amount of inmigration. Also, a community's growth policy may have a significant impact on the population change. If Delta Township should institute a growth policy requiring phasing of development on lands adequately served by utilities, parks, schools, roads and other services, the estimates of population increase would be different from those being projected. The presentation of estimated population herein has presumed no such growth policy. The declining household size suggests a leveling off or actual decline of school-age children during the planning period. This will affect school facility planning. The trend toward fewer persons per household may be of importance as to development regulations pertaining to minimum dwelling unit size and also as to minimum parking space requirements, especially in multiple housing developments. 33 7 ��COMMERCIAL BASE ANALYSIS Commercial facilities in Delta Township are presently located in four principal areas: The Delta Central Business District (CBD); on Saginaw Highway east of Elmwood Road, on Saginaw Highway west of Mall Drive West, and at the Waverly Plaza along Waverly Road. The Delta Central Business District consists of an enclosed mall shopping center, the Lansing Mall, which contains the Hudson's, Penny's and Montgomery Ward Department Stores, as well as Meijer Thrifty Acres, K-Mart and Dornet Village which are located on the south side of Saginaw Highway across from the Lansing Mall. The stores of the Delta CBD comprise a comparison shopping magnet of regional significance. Although the Lansing Mall-K-MartMeijer Thrifty Acre group was not planned in a related fashion and is bisected by the traffic pattern of Saginaw Highway, this grouping of major stores does function as an interrelated business district. The commercial district located on Saginaw Highway east of Elmwood Road consists largely of commercial strip developments which were primarily constructed during the period of 1965 to 1975. There is little or no functional transition between the types of commercial uses in this strip, and the area is generally congested and unattractive. The area along Saginaw Highway west of Mall Drive West is evidencing a similar trend toward total strip development which will probably be reached unless alternative land development policies are implemented. With the exception of the Waverly Plaza, the commercial development on the west side of Waverly Road is of a strip nature. However, existing retail stores are separated by large distances of non-commercial usage so that a true strip character has not yet emerged. / I Characteristics of Existing Commercial Development Types of Commercial Enterprises Retail shopping areas within Delta Township have taken on two different and distinct forms. The first type of commercial development is known as the shopping center which is defined as "a group of commercial establishments, planned, developed, owned and managed as a unit related in location, size, and type of shops to the trade area that the unit serves; it provides onsite parking in definite relationship to the types and sizes of stores. 1Prior to the evolution of the shopping center, retail stores were usually developed as a miscellaneous collection of individual stores each on a separate parcel of street frontage. The second type of commercial development is generally referred to as as strip development. This type of development usually fronts on both sides of an arterial roadway and extends inward for half a block. Strip development is often characterized by an assortment of office and commercial uses requiring relatively small parcels of land. 1The Community Builders Handbook, Urban Land Institute, Washington, D.C. 1968, pg. 264. 34 �- I Shopping centers are generally classified as one of three types; the neighborhood, the community, and the regional. The shopping center's type is determined by its major tenant or tenants rather than site area or square feet of structures. The Urban Land Institute defines the three types of shopping centers as follows: Neighborhood Center - provides for the sale of consumer convenience goods (foods, drugs and sundries) and personal services (laundry and dry cleaning, barbering, shoe repairing, etc.) for day-by-day living needs of an immediate neighborhood. It is built around a supermarket as the principal tenant. In size, the neighborhood center has an average gross leasable area close to 50,000 square feet. Community Center - in addition to the convenience goods and personal services of the neighborhood center, it provides a wider range of facilities for the sale of soft lines (wearing apparel for men, women and children) and hard lines (hardware and appliances). It makes more depth of merchandise available -- variety in sizes, styles, colors and prices. It is built around a junior department store or a variety store as the major tenant, in addition to the supermarket. It does not have a full-line department store, though it may have a strong specialty store. In size, the community center has an average gross leasable area of about 150,000 square feet, but the range is between 100,000 square feet and 300,000 square feet. Regional Center - provides for general merchandise, apparel, furniture and home furnishings in full depth and variety. It is built around a full-line department store as the major drawing power. For even greater depth and variety in comparative shopping, two department stores, or even three or more, are being included in the tenancy. In size, the regional center has an average gross leasable area of 400,000 square feet. Regional centers range in area from 100,000 square feet up to 1,000,000 square feet or more. / There are examples of these three types of shopping centers within Delta Township: Neighborhood Center - the West Saginaw Plaza, located northwest of the intersection of Saginaw Highway and Waverly Road, which consists of approximately 55,000 square feet. Community Center - the Waverly Plaza, located southwest of the intersection of St. Joe Highway and Waverly Road, which consists of approximately 180,000 square feet. Regional Center - the Lansing Mall, located northwest of the intersection of Saginaw Highway and Elmwood Road, which consists of approximately 1,000,000 square feet. Location of Types of Commercial Enterprises The majority of the Township's comparison retail stores are located in the Delta Central Business District. Department and apparel stores are more likely to be located in the Delta Central Business District than any other commercial area within the Township. The majority of the Township's retail convenience stores are located on Saginaw Highway east of Elmwood Road. The fact that convenience stores have yet to decentralize on a neighbor- 35 7 �hood level throughout the Township could be attributed to two factors: 1) Delta Township households are very auto-oriented, therefore, it is not an inconvenience for the majority of residents to drive several miles to purchase day-to-day necessities, 2) many residents oppose the establishment of any type of commercial development in their residential neighborhoods due to the fear that the commercial development would change the residential character. Fast-food restaurants are presently conceptrated on Saginaw Highway east of Elmwood Road due to the high visibility and traffic exposure offered by this area. Quality sit-down restaurants are much more dispersed throughout the Township than the fast-food outlets. It should be noted that the recent trend of converting gasoline station structures to other retail uses has frequently occurred in Delta Township. I I Reasons for Locating Commercial Uses Delta Township has experienced steady growth in commercial development over the past decade. There are several reasons which account for retail merchants desiring to locate in Delta Township: the Township's arterial stre2t pattern affords good traffic access while providing excellent exposure to retail firms; the availability of land within the Township, when compared to more urbanized and centralized locations in the Lansing Metropolitan Area, is a primary locational factor; and the existence of adequate public services makes the area attractive for commercial development. The steady increases in the Township's population over past decades, as well as the area's growth potential, is another inducement to retail firms. The existence of a regional shopping center such as the Lansing Mall also serves as an inducement for commercial development to locate in the area. Finally, Delta Township constitutes a new market place within the Lansing Metropolitan Area. / II Projection of Future Commercial Development In analyzing and projecting Delta Township's commercial facilities requirements ., it is necessary to distinguish between two basic kinds of shopping needs. First, comparison facilities must be provided to serve the needs for clothing, furniture, household appliances, and other major items. Secondly, convenience facilities such as groceries, drug stores, and barber shops will be required to serve daily shopping needs. This section will analyze Delta Township's comparison shopping needs as well as several of the more significant convenience shopping needs such as food stores, drug stores, hardware stores and restaurants. There are five basic steps required to project the facilities .needed to serve comparison and basic convenience shopping needs. First, the primary trade areas to be served by comparison and convenience shopping facilities must be determined. Generally, the trade area of convenience facilities is limited to surrounding residential neighborhoods, while the trade area for a regional comparison shopping center includes a large portion of the Lansing Metropolitan Area. 36 �- I FIGURE C-I FIVE MILE TRADE AREA DELTA TOWNSHIP CENTRAL BUSINESS DISTRICT 0 <{ 0 "'..... ..... j; w DEWITT TOWNSHIP 0 ..... w w "'..... V) ~ I I r--""' r I 1-96 CEDAR PARK CENTER 37 7 �The second step required to project the need for comparison and convenience shopping facilities is to determine future total sales in various retail categories within the trade area. Determination of trade area future total retail sales is dependent upon changes in population, purchasing power and expenditure patterns within the trade area. The third step is to determine the proportion of total trade area retail sales that will accrue to the projected facilities. Convenience facilities are considered to draw business throughout their trade area. The proportion of total trade area retail sales that comparison facilities will draw is dependent upon a number of factors, most important of which is the relative quality and location of competitive facil i ties. The fourth step is to determine the amount of square foc.tage required to sustain the proportion of total trade area retail sales that the facilities will generate. This determination can be based on current projected marketing standards. The final step is to compare the projected future requirements with existing facilities. This comparison will indicate the extent to which new facilities will be required. In determining future comparison shopping facilities needs, attention will be focused on the concentration of comparison facilities centered in the Delta Central Business District. These facilities include the Lansing Mall Stores, Meijer Thrifty Acres, K-Mart, and Dornet Village. Further, the stores of the Delta Central Business District can be meaningfully compared with other major shopping areas in and near the trade area. This comparison will be the basis of assessing the impact of these stores on the trade area. Determination of Comparison Shopping Trade Area The first step required to analyze the major comparison facilities in and near the Lansing Mall is to determine the trade area served by these facilities. The experience of regional shopping centers in other metropolitan areas indicates that such centers draw a major portion of their customers from within a three to five mile radius. Because it is located in a sparsely settled region, the Delta Central Business District would most likely have a trade area approximated by a five mile radius. This trade area is indicated in Figure C-1. It encompasses virtually all of Delta Township, most of the western half of the City of Lansing-Lansing Township area, as well as significant portions of Watertown and DeWitt Townships. While it is assumed that 50 percent of the Delta CBD c ustomers live bey onc the five mile trade area, it is probable that in the future this percentage will decrease. AsDeltaTownship becomes more densely populated, it will contribute more and more patrons to the stores of the Delta CED. Furthermore, insofar as the areas surrounding Delta Township remain rural, they will be less significant to the stores of the Delta CBD. As some areas near Delta Township become more highly urbanized, they can be expected to develop their own comparison shopping facilities. This will reduce the demand that would otherwise be placed on Delta Township's facilities. 38 �- • conversely, because of the Tri-County Region's excellent highway system and the expected future pattern of population gr·owth, it is likely that the stores of the Delta CBD will continue to play a large role in fulfilling the comparison shopping needs of people living in the outlying portions of the Tri-County Region. Based on the foregoing considerations, it is assumed that by the year 2000 approximately 60 percent of the patons of the Delta CBD stores will live within the five mile trade area. While this judgment should not be interpreted as a firm prediction, it will be useful as a basis for further analysis. Determination of Convenience Shopping Trade Area Having determined the trade area of Delta Township's comparison shopping facilities, attention is now directed to consideration of the trade area of Delto Township's convenience shopping facilities. As previously noted, convenience shopping facilities generally have a limited trade area. This is understandable because of the frequency with which they are patronized by individual customers. Because people are reluctant to travel far to satisfy daily shopping needs and because of the amount of traffic generated by convenience shopping trips, convenience stores ideally should have a trade area no larger than a grouping of neighborhoods. Therefore, the exact distributi on of trade area delineations for convenience shopping facilities in Delta Township will depend upon the neighborhood unit plan. The present analysis will restrict itself to specifying the total amount of convenience shopping facilities which will be required to serve Delta Township's projected year 2000 population. Projection of Future Retail Sales The second major step required to analyze and project the need for comparison and convenience shopping facilities within Delta Township is to determine trade area future total sales in various retail categories. Determination of trade area future total retail sales is dependent upon three factors: 1) population growth within the trade area, 2) growth in per capita retail expenditures within the trade area, and 3) trade area changes in retail expenditure patterns. Current and projected populations for the trade area are presented in Table C-1. This table divides the trade area into the following units: Delta Township, the Lansing-Lansing Township area, Watertown and DeWitt Townships. Population increases in the Lansing and Lansing Township portions of the trade area were determined from projections of the total population of Lansing and Lansing Township by using a two-step procedure. First, the Lansing-Lansing Township area was surveyed to determine the distribution of vacant residential land which might accommodate increases in population. Second, future land development trends envisioned by the Tri-County Regional Planning Commission for the Lansing-Lansing Township area were evaluated for their probable impact on the development of vacant residential land. Consideration was given to the projected distribution and extent of various densities of development. Based on the distribution of vacant residential land and expected development trends, one-half of the projected population increase for the Lansing-Lansing Township area was allocated to the portions of Lansing and Lansing Township lying within the five mile trade area. 39 ] �TABLE C-1 FIVE-MILE TRADE AREA POPULATION PROJECTIONS / Political Subdivision of the Trade Area 1980* 1990 2000 Delta Township 23,822 29,355 34,466 Lansing-Lansing Twp. Area 68,100 75,063 76,238 Watertown Township 1,200 1,904 1,923 DeWitt Township 1,900 2,859 3,543 Data Source: Tri-County Regional Planning Commission, 12/15/77. *1980 population figures represent final census counts, February, 1982. The portions of DeWitt and Watertown Townships' populations living within the five-mile trade area were determined by the same methodology as was applied to the Lansing-Lansing Township portion of the trade area. The portion of the two townships' 1980 population living within the trade area was estimated on the basis of the existing pattern of residential development. The portion of the two townships' 1980 through year 2000 populations living within the trade area was determined from Tri-County Regional Planning Commission population projections. Population increases were allocated to the five-mile trade area on the basis of the availability of residential land and expected development trends. It was determined that approximately one-fifth of DeWitt Township's 1980 through the year 2000 population is or will be living within the five mile trade area. It was also determined that approximately one-third of Watertown Township's 1980 through the year 2000 populations are or will be living within the trade area. The second factor bearing on future trade area retail sales is future per capita retail expenditures. Future per capita retail expenditures can be determined by estimating projected increases in real per capita purchasing power and applying such a projection to an estimate of current per capita retail expenditures. During the period of 1969 to 1974 per capita incomes within the Tri-County Re8ion increased 38.4 percent. Per capita income is computed by dividing the residence-adjusted total personal income by population estimates.2 In order to account for inflation during the 1969 to 1974 period, the increases in the U.S. City Average Consumer Price Index were applied to the increases in per capita incomes. The U.S. City Average Consumer Price Index figures are derived by the U.S. Bureau of Labor Statistics based on a cross sampling of 56 U.S. cities. According to the U.S. Bureau of Labor, the U.S. City Average Consumer Price Index figure is more indicative of the impact of inflation on the Lansing Area than either the U.S. or Standard Metropolitan Statistical Area Consumer Price Index figures. The U.S. City Average Consumer Price Index increased 34.5 percent during the period of 1969 to 1974. When the 34.5 percent increase in the consumer 2The source of the per capita income figures was Current Population Reports, U.S. Bureau of Census, Series P-25, Number 670. 40 �- • price index is subtracted from the 38.4 percent increase in per capita incomes, the result is a "real" growth rate of 3.9 percent for the period or .78 percent per annum. This .78 percent annual "real" growth rate was then applied to the period of 1975 to the year 2000 in order to arrive at a projected year 2000 Tri-County per capita income. In order to determine what percentage of the year 2000 inflation adjusted per capita money incomes would be ci2vt2t.~1 to retail expenditures, a national index was applied. In 1975 the U.S. per capita personal income was $5,903 of which $2,746 or 47 percent was devoted to retail e xpenditures. Applying this percentage to the projected year 2000 Tri-County inflation adjusted per capita money income of $5,502 results in an inflation adjusted per capita money income retail expenditure in the year 2000 of $2,586. TABLE C-2 YEAR 2000 TRI-COUNTY PROJECTED PER CAPITA RETAIL EXPENDITURE PATTERNS(l) Total Retail Spending $2,586 Total Comparison Store Spending Department Store 853 491 Variety Store 13 Apparel and Accessory 129 Furniture and Appliance 91 Other Comparison Store 129 Total Convenience Store Spending Food and Liquor 518 440 Drugs 52 Hardware 26 Eating and Drinking 310 Other Retail Expenditures 905 (1) Based on 1969 dollars. Source: Table by Delta Township Planning Department based on a projection of Tri-County Region retail expenditure patterns developed by the staff. Table C-2 presents the Year 2000 estimate of total per capita retail expenditures along with a breakdown of how the total expenditure is epxected to be allocated to various retail categories. 41 A �TABLE C-3 CHANGES IN RETAIL EXPENDITURE PATTERNS FOR THE TRI-COUNTY REGION AND EATON COUNTY Tri-County Region 1963 Tri-County Region 1967 Eaton County 1967 Eaton County 1972 Percent of Total Percent of Total Percent of Total Percent of Total 100.0% 100. 0% 100. 0% 100. 0% Total Comparison Store Spending 28.1% 32.9% 43% 56% Department Store 11.0% 16.3% 2% 2% Variety Store 2.3% 1. 3% * * Apparel and Accessory 4.3% 5.0% 3% 6% Furniture and Appliance 4.2% 4.5% 5% 4% Other Comparison Store 6.3% 5.8% 33% 44% 28.2% 25.1% 32% 24% 23.9% 21.4% 29% 21% Drugs 3.0% 2.8% 3% 3% Hardware 1. 3% 0.9% * * Eating and Drinking 5.9% 6. 7% 7% 9% Other Retail Expenditures 37.9% 40.1% 18% 6% Total Retail Spending Total Convenience Store Spending Food and Liquor - Source: Tri-County data contained in the 1967 Census of Business, Major Retail Centers, Eaton County data containec in Economic Profile of Eaton County, Office of Economic Expansion, Michigan Department of Commerce, September 1975, Sheet #6.1. *Data not available for this category. 42 �Changes in Retail Expenditure Patterns The third factor bearing on future trade area retail sales is current and expected changes in retail expenditure patterns. Table C-3 presents retail expenditure patterns in the Tri-County Region for the years 1963 and 1967 and retail expenditure patterns for Eaton County for the years 1967 to 1972. The table indicates total expenditures in various comparison and convenience retail categories. Three aspects of retail expenditures within the Tri-County Region deserve particular attention. First, within the general comparison category, the relative growth in department store sales at the expense of sales in other comparison facilities is notable. This Tri-County regional trend is reflective of a national trend that has been going on for several years. All other comparison retail categories fared less well than did the department store category. Apparel and accessory stores and furniture and appliance stores posted gains well below the comparison store average. Variety and specialty stores actually showed a decrease in their proportion of total retail sales. The relative increase in department store sales in conjunction with the relative decrease in other comparison store sales is evidence of the superior drawing power of the multifaceted department store approach to comparison goods merchandising. It should be pointed out that the variety store has suffered most from the impact of the department store. This should be expected in view of the fact that the two types of stores are similar, with the exception that the department store actually offers a greater variety of merchandise. Because of the substantial marketing edge of department stores over variety stores, it can be expected that department stores will continue to increase their sales at the expense of variety stores. The fact that apparel and accessory, furniture, appliance and specialty stores have not fared quite as badly against department stores as have variety stores probably reflects an advantage of specialization. Another important reason why these stores have not lost more ground to department stores is the modern tendency to group them with department stores and other specialty stores in shopping centers. This creates a complex of stores which all benefit from the drawing power of the major department store. The second notable feature of Tri-County regional retail expenditures pertains to the food and liquor category. This category has experienced a decline which is attributable to a steady increase in per capita incomes, a rise in the efficiency of food production and distribution techniques, and and an increase in the number of meals which are consumed outside the home. The steady growth within the fast-food industry durin~ the 1970's is expected to continue into the future. The third significant feature is the fact that comparison store and other retail expenditure categories have each shared approximately one-third of the total sum devoted to retail expenditures. The convenience store category has recently experienced a small decline which has been offset by growth in the eating and drinking category. 43 �Based on the foregoing analysis, an allocation of the year 2000 per capita retail expenditures to various retail categories was determined. As previously noted, this allocation of the year 2000 per capita retail expenditures to various retail categories is presented in Table C-2. It should be noted that the large proportion of total expenditures classified in Tables C-2 and C-3 as "Other Retail Expenditures" represents two groups of expenditures. These groups are automobile dealership expenditures and non-hardware building materials expenditures. Automobile de a l ership expenditures are not isolated for special attention because of the fact that automobiles represent such a major comparison purchase that standard methods of analysis involving considerations of limited trade areas do not apply. Thus, it is difficult to determine the need for automobile dealerships based on the concept of a five mile trade area. The need for building material supplies, like the need for automobile dealerships, is difficult to determine on the basis of a relatively limited trade area. Furthermore, the various kinds of facilities, ranging in character from lumber yards to plumbing stores, required to merchandise building material supplies vary greatly in the amount of space required to serve the need for building material supplies based on projections of dollar volume of sales. • Having determined a projection of the year 2000 per capita expenditures in various retail categories and having also determined the population of the various zones of the trade area of Delta Township's major comparison shopping facilities, it is now possible to determine the total future ret~il expenditures that will be generated within the various zones of the trade area. This determination is based upon population multiplied by per capita expenditures. The results of this multiplication are presented in Table C-4. Comparison expenditures are presented for all zones of the trade area because all zones will contribute business to the comparison shopping facilities of Delta Township. Convenience expenditures are presented only for Delta Township beca u se Delta Township's convenience facilities will be supported primarily by local residents. The third factor determining the impact of loss on the various zones of the trade area is the distance of the Delta CBD and the distance of competing facilities from the various zones of the trade area. The further away the Delta CBD is from the center of population of a trade area zone, the smaller the proportion of total retail sales generated within the trade area zone that will accrue to the Delta CBD will be. Conversely, the farther away competing facilities are from the center of population of a trade area zone, the larger will be Delta Central Business District's proportion of the trade area zone's retail sales. • Having determined the future retail expenditure pattern for the comparison and convenience trade area of Delta Township, attention will now be directed to determining the proportion of future comparison and convenience sales generated within the trade area that will be spent in Delta Township's retail facilities. This determination is quite simple with respect to convenience type retail sales. As noted earlier, convenience stores do business within their relatively limited trade areas. Therefore, it will be assumed that all convenience sales potential generated within Delta Township will be spent in Delta Township. This assumption is dependent upon the provision of sufficient properly located convenience merchandise outlets to allow full realization of their potential . 44 �.... I TABLE C-4 YEAR 2000 PROJECTED TRADE AREA RETAIL EXPENDITURES(l) Dewitt Township Watertown Township Total from Beyond Delta Township $65,031,000 $3,022,000 $1,640,000 $69,693,000 16,923,000 37,433,000 1,740,000 944,000 40,117,000 448,000 991,000 46,000 25,000 1,062,000 Apparel and Accessory 4,446,000 9,835,000 457,000 248,000 10,540,000 Furniture and Appliance 3,136,000 6,938,000 322,000 175,000 7,435,000 Other Comparison Store 4,446,000 9,835,000 457,000 248,000 10,540,000 Delta Township Total Comparison Store Spending S29,399,000 Department Store Variety Store Total Convenience Store Spending Food and Liquor City of Lansing Lansing Township R' 17,853,000 15,165,000 1,792,000 Drugs 896,000 Hardware Eating and Drinking 10,684,000 (l)Based on 1969 dollars. Source: Table by Delta Township Planning Department based on data presented in Tables C-2 and C-3. Determination of Accrual of Future Trade Area Sales to Delta Township Determination of the proportion of future trade area comparison retail sales that will accrue to Delta Township's major comparison facilities is a complicated task involving three considerations. These three considerations are (1) the existence of competitive facilities, (2) the relative attractiveness of competitive facilities, and (3) the distance of Delta Township's comparison facilities and their competitors from the various zones of the trade area. 45 �The first consideration in determining the proportion of total trade area comparison sales accruing to Delta Township's comparison facilities is the existence of competitive facilities. An investigation of retail sales outlets within the Tri-County Region led to the conclusion that there are two regional shopping centers and three community shopping centers in direct competition for the retail sales that will be generated within the trade area of the Delta Central Business District. The two regional shopping centers in competition with the Delta Central Business District are the Frandor Shopping Center and Meridian Mall. The three community shopping centers in competition with the Delta Central Business District are the Waverly Plaza, Logan Center, and Edgemont Center. The City of Lansing's Central Business District is also located within the delineated trade area and competes with the stores of the Delta Central Business District. Although the City of Grand Ledge shopping area is not located within the five mile trade area, it does have an impact on the Delta CBD. Table C-5 provides a listing of neighborhood and regional shopping centers within the Tri-County area. Although this list is not all inclusive, it does include those shopping centers which have the most impact on the Delta CBD's five mile trade area. The second primary consideration which impacts the Delta Central Business District is the relative attractiveness of the enumerated competitive facilities. Six factors must be weighed in evaluating the relative attractiveness of the competitive comparison facilities. Three of these factors are related to accessibility and circulation: 1) the ease of accessibility to the various competitive facilities as determined by surrounding street patterns; 2) the availability of convenient parking spaces; and 3) the features of internal vehicular and pedestrian circulation patterns which facilitate or hinder customer use. A fourth important consideration influencing the relative attractiveness of competitive shopping facilities will be the existence or absence of climate control advantages common in modern shopping malls. The fifth factor pertaining to the relative attractiveness of competitive shopping facilities will be the drawing power of major department stores associated with those facilities. The sixth and most basic consideration pertaining to the relative attractiveness of competitive facilities will be their total size. The Delta Central Business District and the competing comparison shopping facilities were evaluated in terms of the six criteria of attractiveness. It was determined that the three regional shopping centers were of approximately equal attractiveness when judged on the basis of all six criteria. Of course, all of the main shopping areas have distinctive features by which they are uniquely characterized. However, negative features in each shopping area tended to be balanced by equally positive features in the same area. Based on the number of shopping facilities in ~ompetition with the Delta Central Business District and on the relative attractiveness of those facilities and the distance of the Delta Central Business District and competing shopping facilities from the center of population of the various Lansing Mall trade area zones, a determination was made as to the proportion of total trade area retail sales which would accrue to the Delta Central Business District. It was determined that the Delta Central Business District 46 �-, would receive approximately 85 percent of the total retail sales generated within the Delta Township portion of its trade area, 15 percent of the retail sales generated within the Lansing-Lansing Township area, 15 percent of the retail sales generated within DeWitt Township and 30 percent of the retail sales generated within Watertown Township. TABLE C-5 NEIGHBORHOOD AND REGIONAL SHOPPING CENTERS WITHIN THE TRI-COUNTY AREA Gross Leasable Floor Area (sq. ft.)* Name Lansing Mall Number of Stores* 1,000,000 105 Frandor 550,000 100 Meridian Mall 6b,0,000 116 284,000 18 Logan Center 238,000 27 Meridian Township Meijer 220,000 1 Waverly Plaza 182,000 15 South Lansing Meijer 175,000 1 Cedar Park Center 112,000 25 Edgemont Shopping Center 110,000 12 Michigan Ave. Eberhard/Rogers Complex 110,000 3 Haslett Village Square 80,000 20 West Saginaw Plaza 58,000 7 Country Meadows Village Center 55,000 14 Bath Corners Shopping Center 37,000 8 Granger Mall 30,000 9 Willow Plaza 25,000 6 West Saginaw Hwy. Meijer, K-Mart, Dornet Village >'<The square footage of the various retail facilities and the number of stores within them are subject to constant change. The square footage figures and retail store figures include vacant units. 47 �Based on the foregoing determination of the proportion of total retail sales generated within the different zones of the trade area which are attributable to the Delta Central Business District, and upon data presented in Table C-4, a determination was made of future total trade area retail expenditures accruing to the Delta Central Business District. The proportion of total trade area retail expenditures accruing to the Delta Central Business District is presented in Table C-6. TABLE C-6 PROPORTION OF TOTAL TRADE AREA RETAIL EXPENDITURES ACCRUING TO THE DELTA CENTRAL BUSINESS DISTRICT IN THE YEAR 2000(l) Delta Township Total Comparison Store City of Lansing Lansing Township Dewitt Township Watertown Township Total From Beyond Delta Township $24,989,000 $9,755,000 $453,000 $492,000 $10,700,000 14,385,000 5,615,000 261,000 283,000 6,159,000 381,000 149,000 7,000 8,000 164,000 Apparel and Accessory 3,779,000 1,475,000 69,000 74,000 1,618,000 Furniture and Appliance 2,666,000 1,041,000 48,000 53,000 1,142,000 Other Comparison Store 3,779,000 1,475,000 69,000 74,000 1,618,000 Department Store Variety Store Total Convenience Store Food and Liquor 17,853,000 15,165,000 Drugs 1,792,000 Hardware 896,000 Eating and Drinking 10,684,000 (l;Based on 1969 dollars. • Source: Table by Delta Township Planning Department based on data presented in Table C-4. 48 �• TABLE C-7 RETAIL FLOOR SPACE REQUIRED TO SERVE 2000 RETAIL EXPENDITURE PATTERNS City of Lansing, DeWitt, Watertown and Lansing Townships Portion of the Trade Area Delta Township Portion of the Trade Area Expendltures 1 Comparison Store Oepartment Store Variety Store Apparel and Accessory Furniture and Appliance Other Comparison Store Sales Per ~uare Foot $24,989,000 Required Floor Area in Square Feet Expend! tures 442,000 $10,700,000 Sales Per Sguare Foot Total Trade Area Requ 1red Floor Area in Sguare Feet Non-Trade Area Requ1 red Floor Area in Sguare Feet Tota 1 Trade Area And Non-Trade Area Required Floor Area In Sguare Feet 189,000 631,000 422,000 1,053,000 112,000 374,000 262,000 636,000 24,000 14,385,000 $55 262,000 6,159,000 $55 381,000 $40 10,000 164,000 $40 4,000 14,000 10,000 1,618,000 $70 23,000 77,000 34,000 23,000 76,000 53,000 129,000 27,000 90,000 63,000 153,000 3,779,000 2,666,000 3,779,000 $70 54,000 $50 53,000 I, 142,000 $50 $60 63,000 1,618,000 $60 91,000 218,000 Convenience Store 17,853,000 Food and liquor 15,165,000 $175 87,000 1,792,000 $95 19,000 896,000 $50 18,000 10,684,000 $80 134,000 Drugs 1 Required F10or Area in Square Feet .i:,- '-0 Hardware Eating and Drinking ~Based on 1969 dollars. Sales per square foot information derived from Dollars and Cents of Sho~ping Centers: 1975, Urban Land Institute . Sales per square foot figures represent an average of sales per square foot f gures for Regional, Community, and Neighborhood Shopping Centers. Source: Table by Delta Township Planning Department based on data presented In Table C-6. )) iii )) )) J �Projected Retail Floor Space Requirements Table C-7 indicates retail floor space required to serve future trade area retail expenditure patterns. This table projects required space for comparison, convenience and eating and drinking facilities in the year 2000. The projections of future required floor area for each category of commercial activity were developed by dividing projected expenditure levels by established expenditure rates per square foot of commercial space. Table C-7 also portrays the required floor area of various comparison and convenience retail facilities for the year 2000. The seventh column of Table C-7 entitled "Total Trade Area" represents the sum of the required comparison floor area for the Delta Township portion of the trade area as well as for the portion of the trade area outside Delta Township. The total commercial floor space area requirement projected in this column does not reflect the total amount of commercial facilities which could be sustained within the Delta Central Business District in the year 2000 because, as previously explained, only 60 percent of the customers will originate from within the primary trade area. The eighth column in this table, entitled "Non-Trade Area," indicates the floor area required to serve customers originatinr; from beyond the trade area. The final column in Table C-7 indicates the floor area which can be sustained by both the Central Business District trade area and non-trade area customers. The year 2000 convenience shopping space requirements are shown in the third column of Table C-7. TABLE C-8 COMPARISON OF 1977 AND YEAR 2000 REQUIRED SHOPPING FACILITIES Floor Area of Existing Facilities in Square Feet (1977) Name Total Comparison Store Floor Area Required Additional Facilities in Sq. Ft. 1,051,290 1,053,000 1,710 734,281 20,000 100,861 38,240 157,908 636,000 24,000 91,000 129,000 153,000 -98,281 4,000 -9,861 90,760 -4,908 140,937 124,000 -16,937 Food and Liquor Drugs Hardware 125,337 5,400 10, 100 87,000 19,000 18,000 -38,337 13,600 7,900 Eating and Drinking 94,229 134,000 39,771 Department Store Variety Store Apparel and Accessory Furniture and Appliance Other Comparison Store Total Convenience Store "" Projected Requirements in Square Feet (year 2000) Source : Delta Township Planning Department 50 �-, I Table C-8 compares existing commercial space in Delta Township with projected commercial space requirements for the year 2000. / III Major Findings of the Commercial Base Analysis In view of the foregoing analyses of existing and projected characteristics of Delta Township's commercial base, the following conclusions are significant in the development of the Township's Comprehensive Plan: 1. When projected year 2000 retail expenditure patterns are applied to population projections for the same period, the floor area of existing comparison commercial facilities within Delta Township nearly equals the projected need for the year 2000. The greatest need exists in the furniture and appliance store category where it is projected that an additional 90,000 square feet of additional space will be needed by the year 2000. On the other hand, existing department store space should more than satisfy Delta Township's needs for the year 2000. Within the convenience store category it is projected that Delta Township will need an additional 14,000 square feet of drug store space and an additional 8,000 square feet of hardware store space. It is estimated that a need for 40,000 square feet of additional eating and drinking space will exist by the year 2000. 2. During the late 1970's a significant amount of commercial development took place within the Delta Central Business District; foremost among these developments was the Lansing Mall expansion. The upgrading of the roadways surrounding this area will help to insure the continued viability of this area. A large share of the remaining undeveloped land in the area consists of parcels of one acre or less which lack arterial road frontage. 3. In spite of a low vacancy rate and the renovation of a number of commercial properties in the area, the commercial strip along West Saginaw Highway east of Elmwood Road evidences early signs of potential blight and decline. Existing efforts should be continued to solve local traffic ingress and egress problems, reduce the excessive number of driveways penetrating Saginaw Highway, promote the concept of a service drive paralleling the arterial roadway, regulate the profileration of signs, and provide for landscaping provisions within commercial areas. 4. Presently, Delta Township is lacking an adequate number and distribution of neighborhood level convenience shopping facilities. Despite the autooriented nature of local residents, a policy advocating neighborhood level convenience shopping areas should be adopted. 5. The way the ket 6. Portions of Waverly Road evidence the same trend toward excessive strip commercial development which has occurred on Saginaw Highway. However, it is still possible to prevent this excessive growth of commercial strip development on Waverly Road through effectuation of appropriate planning policies. existing strip commercial development along both sides of Saginaw Highshould be contained within its existing boundaries. Development of remaining vacant parcels within these areas will occur due to the mardemand for commercial properties at high traffic locations. 51 ��INDUSTRIAL BASE ANALYSIS The largest single tract of industrially zoned land in the Lansing Metropolitan Area lies within Delta Township. Located in the southeast quadrant of the Township, the industrial tract experienced a significant amount of development during the 1970's. This section begins with a discussion of the Township's existing industrial development which includes a listing of major industrial firms within the Township. The second portion of this section provides projections for future industrial development in the Township and also notes recent trends in industrial employment. I Analysis of Delta Township's Existing Industrial Base The principal industrial, wholesaling and distribution activities in the Township are concentrated within the Delta Township Industrial Tract. This 2100-acre area of land is generally bounded by Mt. Hope Highway on the north, US-27/Temporary 1-69 on the east and southeast, and 1-96 on the west and southwest. Three major facilities are situated in this tract including the Oldsmobile Diesel Engine Plant, Meijer Distribution Center and the Erickson Electric Generating Station owned by the Lansing Board of Water and Light. The industrial tract also includes the area -~ bounded by I-496 to the north, Mt. Hope Highway to the south, Waverly Road to the east and Homeland Subdivision to the west. This area includes three major industrial facilities being the General Motors Part Warehouse, Jacklin Steel and Douglas Steel. Figure I-I illustrates the location of the Delta Township Industrial Tract. The proximity of Delta Township's industrial tract to major interstate highway connections is a local manifestation of the Lansing Metropolitan Area's position as the economic hub of central Michigan. The Grand Trunk Western Railroad also plays an important role in the activities of Delta Township's industrial, warehousing and distribution operations. The General Motors Parts Warehouse and Oldsmobile Diesel Engine Plant extensively utilize the railroad for incoming and outgoing shipments. The Meijer Distribution Center receives most food goods by rail and thereafter, the bulk of the goods is trucked to Meijer retail stores throughout Michigan. The Grand Trunk Railroad line has evidenced its intention to expand services to the industrial tract by construction of new marshalling yards (1971), an auto port (1975-76), new spur tracks to the Meijer Distribution Center (1975) and new spur tracks to the Oldsmobile Diesel Engine Plant (1980). Composition of Existing Industry Delta Township's full range of industrial, warehousing and distribution activities is shown in Table 1-1. This table illustrates the number of Delta Township firms engaged in various industrial, warehousing and distribution activities. Table I-1 indicates that a major portion of Delta Township's industrial firms are engaged in some form of distribution. Included in the distribution group is the General Motors Parts Distribution Center discussed earlier along with the Meijer and Coca-Cola Distribution Centers. The other firms represented in the distribution group are comparatively small transfer and trucking operations. Most of the establishments engaged in distribution activities are affiliated with 52 ~ �-, • - I . .. FIGURE I-I DELTA TOWNSHIP INDUSTRIAL TRACT Industrial Tract Location within Delta Township ST. J E HWY. MT H PE HWY. -< ::0 0 DAVIS HWY. J Illustration of Delta Township Industrial Tract 53 LY RD. �finns carrying on operations outside the Lansing Metropolitan Area. With the exception of the General Motors Parts Distribution Center and Meijer Distribution Center, firms engaging in distribution activities employ relatively few people in their local operations. During the 197O's a significant number of new industrial firms, the majority of which were associated with distribution of materials and goods, located in the industrial tract. This trend suggests that the location and access characteristics of the industrial tract are highly desirable. Typically, firms providing common carrier and freight transportation services require highly accessible locations to both metropolitan and regional service areas. TABLE I-1 MAJOR BUSINESS ESTABLISHMENTS LOCATED IN DELTA TOWNSHIP's INDUSTRIAL TRACT Construction and Related Activities Distribution Ameri-Cel Structures Inc. Clark Foundation Company Douglas Steel Jacklin Steel T. R. Noyce Construction Company Rieth-Riley Construction Company Shreve Steel Company Tom's Asphalt Paving Company General Trucking Alvan Motor Freight Associated Truck Lines Blue Arrow Inc. Bruce Cartage Central Transport Inc. Interstate System Transcon Lines Tucker Freight Lines United Trucking Service Warehousing Air-Lift Company Auto-Owners Warehouse Fann Bureau Warehouse Manufacturers Service Corporation Nabisco Warehouse Sherriff Goslin Company Atlas Truck Rental and Leasing Keena Truck Leasing Ryder Truck Rental and Leasing Wholesaling Others Central Dairy Supply Flint Pipe and Well Supply Kendall Electric Company Coca-Cola Company General Motors Parts Distribution Center Hi-Klas Beverage Lansing Storage Company Meijer Distribution Center Stevens Van Lines Truck Rental Light Manufacturing Ideal Company Heavy Manufacturing Detroit News Printing Facility Oldsmobile Diesel Engine Plant Utilities and Railroads Erickson Generating Station Grand Trunk Western Railroad Grain Elevators Millett Elevator Company Ralston Purina Company Miscellaneous A-1 Auto Parts Canteen Services 54 �.... I • Industrial Tract Land Inventory Approximately fifty percent of the land within the Delta Industrial Tract has been developed or is committed to existing industries. The industrial tract consists of some 2100 acres of land area, of which approximately 1,000 acres are developed or are now being developed. Among the largest land users are the Erickson Electric Generating Station (305 acres), Meijer Distribution Complex (250 acres), Oldsmobile Diesel Engine Plant (280 acres), GeneralMotors Parts Warehouse (195 acres), Coca-Cola (30 acres) and the Detroit News (12 acres). Industrial-warehousing uses have consumed an estimated 100 acres per year of vacant land during the 1972-1980 period. Industrial Development Activity in the Lansing Metro Area During the 1970's, Delta Township attracted a significant number of industrial warehousing firms. In the 1972-1977 period, approximately 27,000 square feet of manufacturing space was constructed in the Township. During this same time approximately two million square feet of warehousing space was constructed. In the late 1970's, the following major projects were constructed within the industrial tract: Oldsmobile Plant Number Five (1,000,000 square feet), the General Motors Parts Warehouse addition (825,000 square feet), Meijer Hardlines Distribution Building (415,000 square feet), Coca-Cola Warehouse (85,000 square feet) and the Detroit News printing facility (30,000 square feet). II Projection of Future Industrial Development Potential An analysis and projection of industrial, warehousing and distribution economic potential will be carried out in four steps. First, attention will be directed to the overall structure of the Lansing Tri-County Region's economy. Secondly, consideration will be given to those special features of the Tri-County economic structure which are important to industrial, warehousing and distribution economic potential. Thirdly, regional employment trends in industrial and wholesaling trades will be analyzed. Finally, projections of future Tri-County industrial and wholesaling employment will be presented and analyzed in order to determine future development potential for Delta Township. Tri-County Regional Economic Structure The economy of the Tri-County Region is based upon three key elements: state government, higher education and automobile manufacturing. Having an economy based on three such diversified elements has benefited the Lansing area in terms of economic balance and stability that would not be possible in a more narrowly-based economy. Furthermore, this economic structure has enabled the Lansing Metropolitan Area to take advantaie of national growth trends in the three key economic sectors of government, education and industry and thereby evolve as the economic hub of central Michigan during the post World War Two period. Features of the Tri-County regional economy which have a bearing on the potential for future industrial development are primarily related to the skills and expertise which exist within the Metropolitan Lansing Area. 55 �The region has facilities and personnel required for basic research operations. Furthermore, it has a good supply of skilled craftsmen capable of participating in a broad range of manufacturing activities. These assets should assure the region steady growth over future decades. The durable goods industry of the Lansing Metropolitan Area revolves around the production o f transportation equipment. Despite conscious efforts to decentralize the automobile manufacturing industry , the Lansing area complex of transportation-affiliated industries is expected to retain its national importance as a major automobile manufacturing center. Future expansion of automobile affiliated industries in the Tri-County Region is expected to depend on national economic and population trends and local and state governmental policies. While automobile manufacturing and its ancillary industries f orm the mainstay of the Lansing Metropolitan Area manufacturing community, there are numerous non-durable industries. Key non-durables in the Lansing area are generally the ones classified as central place industries. Central place industries are characterized by strong ties to locaJ and regional markets that can be served from a central place. They are dependent upon a highly competitive market. The Meijer Distribution Center is an example of a central place industry since it operates to service metropolitan and regional retail outlets of the parent company. A feature of the Tri-County Re gion which is very important to its potential as a warehousing and distribution center is its strategic location in the lower central portion of Michigan. As already indicated, the network of modern highways that link Lansing with other parts of the state enhance this position. Air and rail transportation facilities in the Lansing Metropolitan Area also help to strengthen this potential. Having analyzed the general structure of the Tri-County regional economy and having evaluated those special features of the Tri-County Region which have a bearing on potential industrial, warehousing and distribution development, we now turn to a consideration of Tri-County regional manufacturing and wholesaling employment trends. Table 1-2 indicates that manufacturing and wholesale employment trends show small, but significant, gains in manufacturing and wholesale employment between the years 1965 and 1978. Despite these gains, the tables show that manufacturing and wholesale employment has lagged behind total non-farm employment. Manufacturing and wholesale employment grew by 11 and 33 percent, respectively, between the years 1965 and 1978. At the same time government and retail employment increased 146 and 70 percent, respectively . Evaluation of the foregoing trends in manufacturing and wholesale employment must be tempered with the realization that the time period during which they developed saF a national shift in employment away from manufacturing towards retail trade. Furthermore, during the same time period, local developments included significant expansion in the operations of both Michigan State University and state government. In view of these facts, Tri-County manufacturing and wholesale employment trends should be read for their absolute growth. The fact that manufacturing and wholesale employment failed to gain as a proportion of total employment should not be taken as an indication that these two sectors of the Lansing economy are without vitality . Indeed, the future portends slow 56 I �-, • I but steady growth in both of these areas. Projection of Manufacturing and Wholesale Employment Table 1-3 presents projected manufacturing and wholesale employment projections for the Tri-County Region developed by the Tri-County Regional Planning Commission. This projection is based upon expected changes in the structure of the national economy and on past and proposed trends in Tri-County economic development. The projected Tri-County employment shown in Table 1-3 was developed during 1977 by the Tri-County Regional Planning Commission. The entire region was divided into 465 traffic zones. Using statewide growth projections, the Tri-County allocation of state growth, and knowledge of local land development trends, land use assignments were made within each traffic zone. Employment, a key factor in traffic generation, was also developed for each traffic zone based on TCRPC employment projections and assignments to each zone. Regional employment and economic development trends do not provide sufficient detail for proper analysis of economic change within Delta Township. Using the traffic zone socio-economic data, traffic zones 91, 92, 93 and 94 represent the geographic area of Delta Township's Industrial Tract, previously discussed. Table 1-4 presents the summary of these four traffic zones as to projected manufacturing and wholesale employment which may be expected by 1985 and the year 2000. TABLE 1-2 TRI-COUNTY REGION EMPLOYMENT CHANGES 1965-1978 1965 1974 1978 1965-1978 Percent Change Manufacturing Employment 40,941 33,383 41,400 1.1 Retail Employment 16,192 24, 1 77 29,000 79 .1 Government Employment 27,653 49,550 68,100 146. 3 Other* 34,376 40,849 45,800 33.3 119. 162 147,959 184,300 54.6 TOTAL Sources: Tri-County Regional Planning Commission Michigan Employment Security Commission 1cWholesale employment estimated at 15% of the "other employment" category based on projections by TCRPC and Robert Gladstone Associates. r 57 �TABLE I-3 PROJECTIONS OF MANUFACTURING AND WHOLESALE EMPLOYMENT IN THE TRI-COUNTY AREA Manufacturing Wholesale Source: 1978 1985 2000 1978-2000 Percent Change 41,400 39,872 43,510 5.0 6,800 7,300 9,700 42.6 Final 1985 and 2000 Traffic Zone Socio-Economic Data, TCRPC, 1977 TABLE I-4 PROJECTIONS OF MANUFACTURING AND WHOLESALE EMPLOYMENT IN THE DELTA INDUSTRIAL TRACT 1974-2000 Percent Change 19 74 1985 2000 Manufacturing 758 1,865 2,865 277. 9 Wholesale 105 252 549 422.8 Source: 1985 and 2000 Traffic Zone Socio-Economic Data (1977), Tri-County Regional Planning Commission Delta Township Planning Department Since raw projection of employment provides no indication of future land consumption, it was deemed necessary to determine average employment density for manufacturing and wholesale activities, then compute raw land requirements by dividing projected employment by employment density, thereby obtaining a rough notion of land consumption. Table I-5 presents the results of this calculation. Table I-5 indicates some 200 acres of new land will be needed for industrial-wholesale enterprises in the 1981-2000 period. When compared with 1972-1977 economic expansion in the industrial tract, approximately 120 acres per year, the forecast seems highly conservative. However, 1972 through 1977 was an extraordinary period of economic expansion due primarily to the advent of the Meijer Distribution Center and the General Motors Parts Warehouse expansion. Absent these two enterprises, the rate of economic expansion whould have been significantly lower. 58 �-, • TABLE I-5 PROJECTED LAND CONSUMPTION FOR MANUFACTURING AND WHOLESALE ACTIVITIES IN THE DELTA INDUSTRIAL TRACT Employees Per Acre Employment Change Additional Acres 1974-1985 Manufacturing 15 958 63 Wholesale 10 147 15 1986-2000 Manufacturing Wholesale 13 1,149 88 9 297 33 Competitiv2 Position of Delta Township in Attracting Industry Within the Tri-County Region The industrial tract of Delta Township contains approximately 1100 acres of vacant, not yet committed, land. When compared to the estimated 200 acres of land needed for manufacturing-wholesale uses by the year 2000, this amount of land appears to be an excessive reserve, even perhaps speculative. However, several factors suggest the current boundaries of the industrial tract, as depicted in Figure I-I, should be retained; they are: 1. The strong influx of new industry during the past decade suggests the industrial tract is favorably located for transportation-distribution dependent industry. 2. The present limits of the industrial tract form a logical transition between industry and other land uses. 3. The industrial tract provides an area with land reserves sufficient to accommodate post-2000 economic expansion. 4. The Township has maintained a consistent pro-economic expansion philosophy, evidenced by sizable investments for utilities and roads in the industrial tract and creation of the Delta Township Economic Development Corporation. Continued promotion of economic growth by Township officials could result in increased land consumption for industrial uses. 5. Industrial firms have recently sought to purchase tracts larger than their immediate needs would dictate to accommodate future conditions and to ensure a measure of privacy since many manufacturing concerns have been the object of nuisance claims due t o noise, smoke, dust, vibration and the like. 59 �III Conclusions 1. The Delta Township Comprehensive Plan, 1973 Edition, recommended reservation of some 2100 acres of land for present and future industrial and related uses. The Delta Industrial Tract has evolved consistently with this recommendation. Although designation of this amount of land for future development exceeds the projected potential requirements of 200 industrial acres, it is believed that the Township should provide for industrial expansion which may occur beyond the twenty-year projection period of the Plan. Also, the future location of a limited number of very large industries within Delta Township could measurably increase the amount of new industrial development in the Township and thereby increase the amount of land required. 2. Delta Township should continue with planning and construction of utilities, roads and essential services within the industrial tract, thus maintaining its advantages in the Lansing Metropolitan area as to providing services. 3. Delta Township should receive a significant proportion of the new economic expansion occurring within the Tri-County Region to the year 2000. Favorable location, accessibility, sound utility system, comparable tax rates and incentives now offered via tax abatement and public financing all contribute to this conclusion. 4. Township officials should carefully monitor new enterprises to ensure compatibility with existing industrial activity, adequacy of utilities, proper fire protection and that needed private services are maintained. Such private services should include retail and personal services conveniently located near the industrial tract to serve the large number of employees projected. Fast-food, drive-in bankin8, personal services and certain professional services are typically found on the fringe of major employment areas. 60 ��OFFICE SPACE ANALYSIS Delta Township's competitive position with regard to the development of quality office space is favorable. The linkage afforded by I-496 to downtown Lansing and other activity centers enhances the office potential of lands accessible to I-496 such as those located at the interchange of Creyts Road and I-496 or Saginaw Highway and I-96. This section examines demand factors and market influences instrumental in the formation of the market for office space in Delta Township. The analysis begins with a discussion of the current office types and tenant characteristics of those firms located in Delta Township. This is followed by an examination of the local factors which influence the existing office market. The analysis concludes with office space demand projections for Delta Township to the year 2000. I Office Types in Delta Township Office space is separated into three types for analysis, as follows: 1 1. General Purpose: Buildings where no one tenant occupies more than 80 percent of the rentable area. The Verndale Office Building on West St. Joe Highway is an example of a general purpose office building. 2. Single Purpose: Buildings in which one tenant occupies more than 80 percent of the rentable area. Michigan Farm Bureau and the Auto-Owners Insurance Buildings typify single purpose office buildings. 3. Medical-Dental Buildings occupied by doctors and dentists, and associated labratory facilities. The West St. Joe Professional Building is an example of this t ype of office use. No significance can be attributed to the various office types or classifications in terms of land use, traffic impact or compatibility with adjoining uses of land. However, these classifications are relevant when projecting future floor space demands. II Office Development Trends In 1978 the Delta Township Planning Department conducted a survey of office space within the Lansing Metropolitan Area. It was determined that of the 2.1 million square feet of office space which existed in the area in 1977, 29 percent was constructed during the 1971-1977 period. The predominate type of office space was general purpose (57%) with single purpose office uses occupying 34 percent of the - loffice space integral with industrial facilities is not included in this analysis. 61 �space and medical/dental uses utilizing nine percent of the office space. Table 0-1 presents the distribution of office space in the Lansing Metropolitan Area as of 1977. The data indicates that as of 1977, 62 percent of the existing office space was located within the City of Lansing. The table excludes state owned office buildings. ./ TABLE 0-1 I DISTRIBUTION OF OFFICE BUILDINGS - 1977>~ I LANSING HETROPOLITAN AREA Gross Floor Area - Square Feet General Purpose Single Purpose MedicalDental Total Square Feet Percent of Total 1,020,558 246,182 82,020 1,348,760 62.0 114,052 34,144 39,140 187,336 8.6 Delta Township 59,220 328,962 17,938 406,120 18.7 Lansing Township 35,666 22,144 23,464 81,274 3.7 Meridian Township 94,300 31,574 24,400 150,274 7.0 1,323,796 663,006 186,962 2,173,764 100.0 City of Lansing ,I City of East Lansing TOTAL Source: Delta Township Planning Department using municipal building permit data. *Excluded from this survey data is office space located in residences, rer.iocl~led res idences , office space located in lofts, commercial-retail centers and the like and government owned office space. Table 0-2 depicts office space construction for the period 1971-1977 in the Metropolitan Area. While maintaining a dominant position as to the total amount of existing office floor space, the City of Lansing accounted for 33 percent of the office space constructed during the 1971-1977 period. Delta and Meridian Townships have added 36 percent and 15 percent respectively during the aforementioned period. The obvious trend toward suburban locations for new offices can be attributed to several factors including the availability of land, site access and population shifts within the Lansing Metropolitan Area. Table 0-3 indicates that 602,000 square feet of office space was constructed in Delta Township in the 1966-1980 period. The construction of these office buildings resulted in the development of 90 acres of land. It should be noted that 98 percent of the office space in the Township as of 1980 was constructed in the aforementioned fifteen year period. As of 1980, 71 62 �percent of the Township's office floor space was devoted to single purpose uses, 24 percent to general purpose uses, and five percent to medical/ dental uses. TABLE 0-2 OFFICE CONSTRUCTION ACTIVITY BY GOVERNMENTAL UNIT 1971-1977 General Purpose Single Purpose Medical Dental Total Square Feet Percent of Total 155,988 92,182 6,620 254,740 32.9 City of East Lansing 34,057 34,144 4,140 72,341 9.5 Delta Township 50,220 209,962 13,938 274,120 35.5 Lansing Township 35,666 6, 14Lf 15,264 57,074 7.3 Meridian Township 94,300 19,570 113,870 14.8 370,231 362,002 772,195 100.0 City of Lansing 39,962 TABLE 0-3 ACREAGE AND FLOOR SPACE DEVOTED TO OFFICE USES DELTA TOWNSHIP 1966-1980 Year Square Footage 1976-1980 1971-1975 1966-19 70 Acreage 1966 Year Square Footage Acreage Year Square Footage Acreage 1971 86,100 17.15 1976 176,800 30.00 20,200 4.11 1967 21,800 1. 32 1972 10,600 .92 1977 1968 23,700 2. 17 1973 100,900 12.27 1978 1969 2,900 .33 1974 5,800 .36 1979 75,400 7.94 1970 15,300 2.54 1975 13,100 1. 30 1980 49,700 10.55 63,700 6.36 216,500 32.50 322,100 52.60 63 �III Determination of Delta Township Office Space Market Prior office space construction activity both in terms of gross space and the location are important keys to determining likely future construction activity. Data as to existing gross floor area in the Metropolitan area together with construction activity since 1971 has been set forth herein. Projecting office space construction, and accompanying land requirements is generally determined by one of two methods, they are (1) historical averaging and obsolescence allowance and (2) projection of office space using occupations. For purposes of this analysis the historical averaging and obsolescence allowance method is used. Utilizing the information contained in Table 0-3, it was determined that, in an average year during the 1966-1980 period, approximately six acres were converted to office land uses and 40,000 square feet of office floor space was constructed. Three large office land developments, being the Auto-Owners Insurance Headquarters (172,000 sq. ft.), the conversion of the O'Rafferty High School to the Michigan National Bank Operations Center (101,000 sq. ft.) and the Farm Bureau Insurance Headquarters (76,000 sq. ft.) accounted for 58 percent of the office space constructed in this period. TABLE 0-4 PROJECTED OFFICE LAND DEVELOPMENT AND PROJECTED OFFICE FLOOR SPACE REQUIREMENTS DELTA TOWNSHIP 1981-2000 \ to 1985 1981 to 1990 1981 to 1995 38 acres 75 acres 113 acres 150 acres 200,000 Sq. Ft. 400,000 Sq . Ft. 600,000 Sq. Ft. 800,000 Sq. Ft. 1981 I \ I \ . . I Projected Land Area Required For Office Uses Projected Office Floor Space Requirements I Source: 19 81 to 2000 Delta Township Planning Department (1981) Table 0-4 contains projected office land consumpti on requirements an d projected office floor area requirements within Delta Township for the 19812000 period. Based on building activity in the Township in the 19661980 period, it has been estimated that 7½ acres per year should be reserved for office uses to the year 2000. The r e commended reservation of 7.5 acres per year includes a 25 percent increase in the annual six 64 n hr:-----==- - - - �acres office land consumption figure in order to provide for flexibility in choice. The recommended land reservation requirements are based on the following assumptions: 1. The demand for office space in Delta Township in the 1981-2000 period will be similar to the demand experienced in the 19661980 period. 2. The Township will continue to be an attractive area for office land uses. 3. During the 1981-2000 period 90 percent of the office space constructed prior to 1931 will become obsolete and will be vacated in favor of newer buildings. 4. The projected development of 7½ acres of office land per year is based on contemporary floor area to site area ratios and existing parking and landscaping requirements. In summary, it is recommended that office use areas be utilized as transition zones between residential and non-residential areas. Modern office developments are generally attractive in design, site landscaping and normally have daytime activities, and thereby are less deliterious to the peace and quiet of residental areas than are other non-residential uses. 65 ��TRANSPORTATION The objective of the transportation network is to provide essential service in moving vehicles throughout the Township, provide convenient access to private property and allow efficient work, shopping and leisure time vehicle trips. The street network is the most sophisticated and developed element of the transportation system. Other elements include the public bus system, operated by the Capital Area Transportation Authority (CATA), non-motorized facilities including sidewalks and bikeways, and airport and rail services, including passenger and freight cartage. The transportation plan element of the Comprehensive Plan provides an analysis of each facet of the transportation system giving recognition to fuel costs, increased government emphasis on public transit service and non-motorized facilities. I Historical Development of the Street System The existing thoroughfare pattern of Delta Township has evolved primarily from two basic highway development factors. First, the mile road grid pattern evident in the Township reflects development along section lines which date back to the nineteenth century survey of the Northwest Territory. This policy of providing access routes along section lines has at times produced seemingly arbitrary road alignment patterns with respect to natural features. However, construction of section line roads has also provided reasonably good access to all points within the State. The second basic highway development factor which had a great impact on the thoroughfare pattern of the Township is the Federal Interstate and Defense Highway Program. The program is aimed at developing high speed efficient transportation links between major centers of economic importance throughout the country. In Delta Township, two existing interstate highways and a proposed third interstate highway impose a strong new pattern over the old grid configuration. A north-south segment of Interstate 96 divides the Township into east and west halves. Interstate 496 divides the eastern half of the Township into northeast and southeast quadrants; the proposed Interstate 69 will divide the western half of the Township approximately into northwest and southwest quadrants. These existing and proposed interstate highways provide efficient connections to downtown Lansing as well as to other major economic centers of the state and nation. II Functional Classification of the Existing Street System Classification of streets in an urban area is intended to identify each street according to its service function. Such classification establishes the relationship of each street to the entire system servicing the urban area. Functions are identified with respect to the types of land use served and the magnitude of their traffic generation, and also according to the mix of "through" and "local" traffic on the various segments of the network. Through traffic refers to trips which begin and end outside 66 �of the immediate study area. Most of the trips on I-96, for example, are likely to have their point of origin and destination at places remote from Delta Township. The interstate highway network and major U.S. and state routes make up the principal arterial network of roads. A large portion of trips on a residential street are likely to be comprised of traffic with both origin or destination in the immediate vicinity. These streets are therefore designated as local streets in the functional system. Local streets provide the motorist with access to abutting land, whereas, arterial highways facilitate movements through an area. Figure T-I presents a classification of Delta Township's streets and roads by the Michigan Department of Transportation (MDOT) in 1979. A description of the various classifications follows in Table T-1. The following list illustrates the basic criteria which are generally considered when classifying urban streets. 1. 2. 3. 4. 5. 6. The origin and destination of trips served (intra-urban, inter-urban and rural-urban). The volume of trips served. The type of land uses served. Spacing between travel corridors. Route continuity. Physical characteristics such as parking, the number of access points, etc. The classification of streets and highways in an area such as Delta Township which is rapidly urbanizing is often complicated because land use patterns are not yet established, travel volumes are light and the existing physical condition of a roadway may discourage its use as classified. It should be noted that road classifications often change in jurisdictions which are experiencing significant growth due to increases in traffic volumes, physical roadway improvements and changes in land uses. There are approximately 160 total miles of roadways in Delta Township including expressways, section line roads and local subdivision streets and roads. Road rights-of-way, including the interchange rights-ofway, occupy over 2,000 acres or approximately nine percent of the Township's total land area. Table T-2 depicts the total mileage of the various roadway classifications in Delta Township. 67 �_...,,,,,,,..,.~· ._,p•""·~·"",t,••'~ DELTA ~,,,,....,...~ TOWNSHIP Figure T·I __.11 11111111111 '~ 111111111 MICHIGAN DEPARTMEN OF TRANSPORTATION FUNCTIONAL HIGHWAY C L ASS I F I CAT I ON ~ STATEWIDE ARTERIAL >-rj I-'• ~ (JQ C REGIONAL ARTERIAL l"i (l) _... METRO·AREA ARTERIAL 1-3 I H ~ t8 "O •~ ~~t~.f~~} k~ I . ~ ~ ~ 1!L~ .•. .. "''I"'!::"" I 0-0::, I'-- !>' ~ - !§ii,,,..,_.. ¾ t ..,,,- VI(' -1.t".I· ""' 0i:Sl LOCAL 1111111 PRINCIPLE COLLECTOR ••• SECONDARY COLLECTOR -- 'b F -I I -- www URBAN BOUNDARY AREA / / ,,,,.,, , , . . - ,,/,,::,,,,,,.,, ~,, ,,,,, / ✓ --1· / ____ ., ., ,. , ,., , . --- -----✓ / I / ARTERIAL .,,. / / / / CITY OF LANSING NORTH ~ �TABLE T-1 FUNCTIONAL CLASSIFICATION OF HIGHWAYS METROPOLITAN AREAS TYPICAL TRIP LENGTH (mil_es) DESIRABLE OPERATING SPEEDS PRIMARY SERVICE FUNCTION ACCESS CONTROL Statewide Arterials Through traffic Full or none 45-55 4-20 Regional Arterials Through traffic, limited land service Usually none 30-45 10 or less Metro-Area Arterials Intra-area traffic, connect other arterials, moderate level of land service Usually none 30-45 10 or less Lesser arterial service at local level, more emphasis on land access None 30-45 10 or less Principal Collectors Connect local systems to arterials None 25-40 2 or less Secondary Collectors Connect local systems to arterials and other collectors None 25-35 1 or less Residential Access to residences None 20-25 ½ or less Local Access Land service, local access None 20-25 ½ or less Industrial-Commercial Service to industrial and commercial land areas None 20-30 1 or less MDOT CLASSIFICATION {mph) Arterial System °' '° Local Arterials Collector System Local Road and Street System ) ) ~ I �TABLE T-2 DELTA TOWNSHIP ROAD MILEAGE BY FUNCTIONAL CLASSIFICATION* Classification Mileage Arterial System Statewide Arterial 13 miles Regional Arterial 6 miles Metro-Area Arterial 6 miles Local Arterials 12 miles Collector System Principal Collectors 23 miles Secondary Collectors 1 mile Local Streets Residen t ial 99 miles Local Access 0 miles Industrial - Commercial 0 miles Total *As classified by MDOT 70 160 miles �The two primary factors having an impact on the design and function of a roadway are traffic volumes and character or composition of traffic. Socio-economic factors which influence decisions as to road network design and function are numerous. They include safety, energy conservation, aesthetics, etc. Physical characteristics of a roadway, which influence traffic volumes and composition, are analyzed in Table T-3. TABLE T-3 PLANNING IMPACTS ON ROADWAYS Significance to Roadway Planning Physical Characteristic Right-of-way: 1. Affects possibility of additional roadway lanes. 2. Impacts cost of roadway expansion. 3. Affects future land uses on vacant land. Roadway Surfacing: 1. Inadequate roadway surfacing can result in transfer of vehicle trips to other roadways. 2. The type of surfacing determines the longevity of the roadway and the applicable truck operation classification. 3. Lack of hard surface can inhibit urbanization. Number of Lanes: 1. Affects traffic carrying capacity. 2. Influences future land uses on vacant land. 3. Affects motor vehicle operating speeds. 4. Impacts motor vehicle accident rate. 5. Affects availability of mass transit services. Topography: 1. 2. 3. 4. 5. Subsurface Conditions: 1. Important determinant in locating streets. 2. Can negate possibility of depressed roadways and necessitate elevated structures. Man-made Features: (signs, adjacent construction, etc.) 1. Affects traffic speeds, turning movements, spacing of intersections, parking, pedestri.an and mass transit service, traffic signalization and capacity of roadway. Roadway Shoulders: 1. Serves as a storage space for disabled vehicles. 2. Provides a recovery area for out of control vehicles. Determines road gradients. Affects alignment. Impacts road cross section. Affects sight distances, Impacts traffic carrying capacity of roadway. 6. Affects motor vehicle operating speeds. 71 �There are a number of factors which are unique to Delta Township which have to be considered when planning for future roadways. The following list cites examples of such factors: TABLE T-4 UNIQUE DELTA TOWNSHIP FEATURES Results Condition III Relatively flat topography: 1. 2. 3. 4. Reduces road grad i ents. Facilitates location of roads. Insures better sight distances. Aids in cost reduction. Existence of the Grand River: 1. Limits the number of possible north-south road corridors. 2. Required bridges increase costs. 3. Hampers road continuity. Suburban location of the Township: 1. Significant volumes of commuter traffic generated. 2. A very auto-oriented populace. 3. Significant volumes of through traffic are encountered. Existence of Regional Shopping Centers: 1. Generates significant amounts of non-local traffic . Truck Operation Classifications Figure T-II illustrates truck operation classifications for Delta Township roadways. Roadways which are designated as State Highways or County All Season routes are constructed and maintained to a standard which allows the roadway to carry maximun per axle loads during all weather conditions. Class B routes have more stringent weight restrictions than Class A routes. The need for all-season roadways is most important within the Delta Township industrial tract. IV Jurisdiction Over Delta Township Roads Responsibility for the construction and maintenance of streets and roads in the State of Michigan lies with one of three governmental units. The MDOT is responsible for the construction and maintenance of all state trunk lines. In incorporated areas, municipal governments are responsible for the construction and maintenance of all streets that are not part of the state trunkline system. Finally, in unincorporated areas responsibility for the construction and maintenance of roads not part of the trunkline system lies with the various county road commissions. Since Delta Township is an unincorporated portion of Eaton County, responsibility for construction and maintenance of Delta Township streets and roads lies with the Eaton County Road Commission and, in the case of state trunk lines, with the MDOT. 72 �7 I I I I : I I I I I I I I I ' ' ' I II -.. I '\ ' ' \ ' ' '' \ \ \ '' \ \ '''' ' '\ \ \I I ' \ \ I I ~ 1/. ("')-1 rn0 .. L I I ~ C') (') :lJ C') CJ) 0 0 00 C: C: )>C: )> -I -I -I z -< Figure T-II .:a z -< ~ cz -I m -< :::c )> i" i" C) l>m )> (') i" )> CJ) CJ) CJ) CJ) CJ) m )> :lJ :lJ 0 0 )> )> • C Page 73 cnn ~" :!!o C') i" )> a:, )>C: )> CJ) 0 z CJ) -I :::c ~ -< ("') "tJ -1::a -)> 0-t z0 z "T1 cc C ""'I (D C m r- -I )> -I -- -I 0 :ez CJ) :::c 'tJ �V Financing of Road Improvements While the responsibility for construction and maintenance of Delta Township streets and roads lies with the MDOT and Eaton County Road Commission, financing for such construction and maintenance may come from the State of Michigan, Eaton County or Delta Township itself. The MDOT distributes Federal Highway Funds as well as gas and weight tax collections from Michigan's Motor Vehicle Fund to the various county and municipal road commissions. Delta Township may transfer funds to the Eaton County Road Commission for the purpose of constructing or maintaining county roads within the Township or to the Department of Transportation for the purpose of constructing and maintaining state trunk lines within the Township. Act 51 of the Public Acts of 1951, as amended, establishes the mechanisms for financing streets and roads in the state. The basis for financing Michigan streets and roads is their classification as state trunk lines, county primary roads, city major streets, county local or city local streets. Figure T-III illustrates state trunk lines, county primary roads and local roads. VI State Trunk Lines Act 51 of the Public Acts of 1951, as amended, charges the MDOT with responsibility for delineating a system of state trunk lines, all portions of which are to be roads of major statewide importance. Because of their statewide importance, the responsibility for constructing and maintaining state trunk lines lies solely with the MDOT. However, Public Act 51 makes provisions for local participation in the financing of state highways under two specific conditions. First, local governments may finance enlargements for state trunk lines designed specifically to carry additional local traffic rather than through traffic. Secondly, local governments may contractually participate in the financing of state trunk lines in order to expedite improvements desired locally. VII County Primaries and Locals Act 51 of the Public Acts of 1951, as amended, charges the various county road commissions with the responsibility for classifying county primary and county local roads. The classifications developed by the various counties are subject to the approval of the MDOT. Public Act 51 specifies that county primary roads are to be those roads of "the greatest general importance." Determination of which roads are of the greatest general importance is based upon traffic volumes, primary generators of traffic served, and other important producers or attractors of motor vehicle trips such as industrial development or natural resources. The determination of a county primary system is an important task for the county road commission and the MDOT because county primary roads are financed from earmarked portions of the Motor Vehicle Fund. Threefourths of the 34 percent of the total of the Motor Vehicle Fund allocated to counties is specifically set aside for financing the county primary road system. Two county roads are located in Delta Township which are under the jurisdiction of agencies other than the Eaton County Road Commission. 74 �7 = I = = \ I I I ) I I I I I I I I I I I I I I I "\ I \ I II I \ ' '\ I 0 .... -< .., 0 Ill II "'O.,, :IJ c:oo - lz 'ti :a -s:: 0 :x, --; :c )> :a -< -4 O::!\., cnz, -4 cnzcn (/) -4 )> m :a :a C: )> ;,:; 0 C z r- z m Figure T-III Page 75 :IJ:IJ)> "'O C ml>)> "T1 C C m r- (D )> (0 ... ~ ~ ~ -- 0 G')- en Ocn Z-n ("') )> - -I 0 z :ez -.,, :::c �Eaton Highway is a county local road under the jurisdiction of the Clinton County Road Commission. Waverly Road is a county primary which is under the jurisdiction of the Ingham County Road Commission from North Grand River Avenue to just south of Lansing Road where the Grand River crosses Waverly Road. The City of Lansing has jurisdiction over Waverly Road from the Grand River south to Jolly Road. VIII Financing Prerogatives As previously noted, Delta Township is empowered to contract with the MDOT for the construction and maintenance of state trunk lines and with the Eaton County Road Commission for the construction and maintenance of county roads. Delta Township may meet the obligations assumed under contracts with the MDOT or the Eaton County Road Commission with funds derived from three sources. First, the Township Board may levy a general millage tax or a special assessment for the purpose of road construction and maintenance. A three mill general millage tax may be initially levied by the Township Board on its own initiative while an additional three mill tax may be levied with referendum approval. The Township Board may issue road construction bonds for road improvements. These bonds must be retired by either general taxation or special assessments. IX Thoroughfare Cross Sections Figures T-IV through T-VIII illustrate thoroughfare cross sections for the various roadway classifications within Delta Township. Adherence to the cross sections recommended herein will benefit the Township in the following ways: 1. Will assist in insuring that adequate right-of-way exists for additional traffic lanes, turning lanes, acceleration and deceleration lanes, storm drainage and sidewalks. 2. Will help to assure compatibility between the proposed thoroughfare and existing or proposed land uses by utilizing natural vegetation strips and preserving the natural grades. 3. Will maintain the traffic carrying capacity of roadways via minimization of curb cuts, the provision of adequate pavement width and the installation of adequately sized road shoulders. X Right-of--Way Deficiencies I1inimum right-of-way requirements are illustrated in the thoroughfare cross sections. Based on these standards, any classified street with less right-of-way than that which is recommended is considered inadequate. Figure T-IX identifies roadways which in 1981 had inadequate rights-of-way. Based on the aforementioned standards, many streets in Delta Township have inadequate rights-of-way. The impact of a right-of--way deficiency 76 �7 = will vary between roadways. Right-of-way deficiencies can result in high accident rates, transportation-land use conflicts and lower than desirable levels of service. The extent to which these problems will occur is dependent upon the types of land use in the vicinity, the number of traffic lanes and the volume of traffic on the roadway. It is very difficult to obtain adequate rights-of-way in the urbanized areas of Delta Township. However, in vacant areas which are subject to development pressures the ability e xists to protect the needed rightof-way. The Delta Township Board of Trustees, Planning Commission and staff should be cognizant of the right-of-way deficiencies illustrated in Figure T-IX and attempt to secure the needed right-of-way when reviewing site plans, proposed transportation projects or any other development proposals. This will help insure that the future land use activities will be properly integrated with the transportation network required to serve them. 77 �FIGURE T-IV EXPRESSWAY CROSS-SECTION POSSIBLE LANDSCAPED PRESERVATION OF NATURAL TOPOGRAPHY BUFFER 1 2 AT 24 RURAL !PAVEMENT W I D T H ~ I r ,I 2 AT 24°-36° URBAN t- 70°-94 RURAL MEDIAN WIDTH 1 I. I j 1 26 -50 URBAN 1 1 - - - - - - - - - - - 3~0 -400 R U R A L - - - - - - - - - - RI GH T OF WAY 1 1 - - - - - - - - - 320 -350 UR B A N - - - - - - - - ~ 78 �7 FIGURE T-V CROSS-SECTION ARTERIAL ROAD WITH 1 I OF BOULEVARD 1 0 -94 RURA~ MEDIAN WIDTH 1 60 -84' URBAN 1 I f - - - - - - - - - - 250 R U R A L - - - - - - - - - - - - " ' RIGHT OF WAY 1 1 0 - - - - - - - - - - - - - - - 200 -350 URBAN - - - - - - - - - - - " ' Ill~ A 79 J �FIGURE T-VI CROSS-SECTION OF TWO WAY ARTERIAL STREET 1 24'-60 RURAL 1,, r PAVEMENT _'1 WIDTH 7 1 1 48 -60 URBAN 1' SIDEWALK t I t. SIDEWALK URBAN a RURAL 1 IL~d-100' RIGHT OF WAY 80 �-7 = = FIGURE T- VII CROSS-SECTION OF COLLECTOR STREET 1 1 22 ·24 RURAL !L_PAVEMENT~ ~ WIDTH /J 28-60 URBAN I OP'T, P'KI. I I l. I,; r 1 1 2 6 - 100 RURAL a URBAN RIGHT OF WAY 7 81 _J �FIGURE T-VIII CROSS-SECTION OF LOCAL 1 STREET 1 20 -28 RURAL ~PAVEMENT -J WI 0TH ----;,i 1 1 26 -34 URBAN OPT. l'KG. I I OPT. PKe. js.w.l C. 1 66 RURAL ~11----- a URBAN RIGHT OF WAY - - - ~ 82 �7 I I I I : I '' I I ''II I I I I I I I I I II I '' \ ' ' \ ' ' '- ' I I "' ' ' '' '' ' '' ' ' ' ' '' ' ' I'' \ '\ \ ' I \ I \ I I c:x, mo 'Tl)> lz :x, :x, -o C) J> 0 :0 --< :cc :i: -f QC 'Tim 'Tl :eJ>~ -<m z -f z Figure T-IX Page 83 0C -m:xJ -·"T1 (C ... C CD z- -t _ :::c m-1 >< OG) (/)0 'Tl ~ )> -< 0 m r -t )> -t 0 ~ z (J) -.,, ::i:: /\ ~ I �XI Mass Transit Service in Delta Township Transit service in the Lansing area evolved in a manner similar to that of other systems across the country. An electric inter-urban railroad and local streetcar system served Lansing and surrounding areas until 1932 when they were replaced by a more flexible and inexpensive motor bus system. Up to 1964 transit service in the area was provided by private companies. In 1964 the City of Lansing increased its involvement in the operation of the Metropolitan bus system with the City assuming complete management and operation of the system in 1970. In January of 1972, the Capital Area Transportation Authority (CATA) was formed under Act 55 of the Public Acts of Michigan, 1963, through a petition by the City of Lansing. However, Delta Township never off i cially joined CATA. During the decade of the 1970's the CATA system continually experienced increases in ridership. Table T-5 illustrates CATA ridership figures for the past nine years. TABLE T-5 CATA RIDERSHIP Year Ridership 1980 1979 1978 1977 1976 1975 1974 1973 1972 4,635,248 (estimated) 3,850,000 (estimated) 3,674,424 3,140,549 2,330,653 1,835,948 1,267,578 864,214 732,609 In the late 1970's Delta Township annually provided CATA with financial subsidies for transit service provided within the Township. In 1981 this method of funding transit service was altered when a service contract between CATA and Delta Township was cooperatively drafted and executed. The contract, drafted for a one-year period, specifies the amount of service to be provided and the corresponding payments. Route Number Six of the CATA system presently traverses the Township along Waverly Road and West Saginaw Highway. This route has one hour intervals between buses (headways). A total of fifteen bus trips a day are made into the Township beginning at 6:40 a.m. and ending at 9:15 p.m. Transit service is not provided to the Township on Saturdays or Sundays. In 1981 voters residing within governmental units which are members of CATA, being the cities of Lansing and East Lansing and Meridian, Delhi and Lansing Townships, approved a millage issue which provided operating funds for CATA for a two-year period. Since Delta Township is not a member of CATA, its residents are not affected by the transit millage. 84 �In 1981 Delta Township joined the Eaton County Transportation Authority (Eatran). Headquartered in Charlotte, this agency provides transit service on a demand-response basis utilizing small, sixteen passenger buses. Eatran is funded 100 percent by the federal government until September 30, 1982, funded 75 percent by the federal government from October 1, 1982, to September 20, 1983, and funded 50 percent by the federal government after October 1, 1983. Eatran service is limited to Eaton County. At the present time, a significant amount of Eatran's service miles are recorded within Delta Township. The following factors could provide a major stimulus to increasing mass transit ridership in the Township: 1. 2. 3. 4. XII Expansion of mass transit service. Continued increases in the number of multiple-family households. Increased motor vehicle parking costs at Lansing Metropolitan locations, particularly the central business district. Increased costs of motor vehicle ownership and operation. Railroad Facilities Serving Delta Township The Chesapeake and Ohio and the Grand Trunk Western are the two railroad lines with tracks running through Delta Township. The Chesapeake and Ohio track cuts across the extreme northwest corner of the Township, but does not provide direct service to the Township. Two Grand Trunk Western tracks cut across the southeast corner of the Township parallel to U.S. 27. The tracks are part of a main line route serving Chicago, Port Huron, Toronto and intermediate cities. The Lansing yard located at Snow Road and Pierson Highway is Grand Truck Western's headquarters and main marshalling yard in the Lansing Metropolitan Area. Grand Trunk Western facilities and services in Delta Township represent one of the most important transportation assets in the Lansing Metropolitan Area. The Lansing yard consists of 13 switching tracks with automated controls and is a central assembly and dispatch point for railroad cars destined for all parts of the country. Grand Trunk Western serves the following Delta Township industrial type facilities. Oldsmobile Diesel Engine Plant Lansing Board of Water & Light's Erickson Station Meijers Distribution Center Millett Elevator Company Ralston Purina Company Grand Trunk Western has indicated a willingness to provide additional spur service to new industries desiring to locate in the Township's industrial tract. The Grand Trunk Western Railroad tracks carry approximately 15 trains per day in each direction, making Grand Trmnk Western the major rail line in the Lansing area. Grand Trunk Western has eliminated the passenger service it once provided to the Township. 85 J �Since August of 1975 the Grand Trunk Western has operated an automotive compourid,kn.uwn as Autoport, which is located on Snow Road adjacent to the railroad's main line. This facility was designed as an intermodal distribution center for both American and foreign-made automobiles. Vehicles are transported by rail from either the assembly plant or the U.S. port of entry to Autoport and then trucked to dealerships in Michigan cities and surrounding out-state areas. In the first four years of operation, over 100,000 vehicles were transported through this facility. From a railroad track layout perspective alone, most of Delta Township's industrial tract could be served by the Grand Trunk. The Grand Trunk Railroad plans to extend a railroad spur from the existing Meijer lead, which traverses the middle of Section 26 in a north-south direction, eastwardly three quarters of a mile to the Autoport facility which is located in Section 25. The potential also exists to serve the eastern halves of Sections 27 and 34 off of the Oldsmobile lead. Future railroad service to Delta Township is difficult to project. Recent national railroad trends have evidenced the elimination of some passenger and freight service to various parts of the country. The most important local trends affecting freight service to Delta Township will be the pace of development in the Township's industrial triangle and in other industrial areas servedoy-the Grand Trunk Western line. Past increases in freight traffic suggest that the future will witness moderate growth. XIII ,-..._ Air Service to Delta Township Capital City Airport is located near the northeast corner of Delta Township, north of Grand River Avenue in Clinton County. The airport provides commercial passenger, freight and general aviation service to the Lansing Metropolitan area. The 1600 acre airport is served at present by three major airlines; United, Republic and Piedmont. There are also two commuter airlines serving the Lansing Metropolitan area; Simmons and Freedom. These four airlines currently have 30 regularly scheduled flights per day to such major cities as New York, Chicago, Detroit, Denver, Atlanta, Milwaukee, Cleveland and Washington, DC. In 1978 United and Republic airline flights into and out of Capital City Airport carried 448,260 passengers, an increase of 58 percent since 1972. A total of 163,032 flights occurred at Capital City Airport in 1978. General aviation activity accounted for 88% of this total or 147,205 flights. Capital City Airport general aviation activity includes business, charter, survey and patrol flights, crop dusting, instructional and pleasure flying. Besides the main terminal facility, there are office, industrial, commercial, hangar, maintenance, crash/fire/rescue and classroom buildings located at Capital City Airport. The airport serves as the air transportation hub for Michigan State government, Michigan State University and many private businesses in the Lansing area as well as Delta Township 86 �Future Expansion The rapidly increased level of aviation activity at Capital City Airport has necessitated that airport facilities be expanded. Proposed plans are for expansion to occur in two phases: Phase I, 1975-1986, and Phase II, 1986-1995. The Phase I program includes the following: - Acquisition of approximately 1,511 acres to meet the requirements for the proposed expansion. Total airport size will be 2,711 acres after acquisition is completed. - Extension and strengthening of existing runways. - Construction of a general aviation runway. - Associated taxiway development. - Expansion of the terminal complex and general aviation facilities to meet 1985 requirements. Phase II construction would begin as the airport's facilities again approach saturation. The Phase II development program includes the following: - Construction of a new air carrier runway with a full parallel taxiway and exit taxiway. - Upgrade a general aviation runway to an air carrier crosswind runway. - Construct a new terminal complex and support facilities. - Construct additional hangar space and supporting apron and taxiways. - Construct additional general aviation parking spaces. - Construct additional local and itinerant tie down aprons. The proposed expansion of Capital City Airport is not expected to have any negative impacts on Delta Township. Because of proposed runway locations aircraft will be flying over less densely populated areas thereby exposing fewer people to aircraft noise. Residents in the northeast corner of Delta Township will experience a decreasing amount of aircraft noise exposure as airport expansion plans are implemented. The proposed airport expansion is not expected to result in an increase in total airport related emissions above those existing in 1976. Thus, in the quality of air in the vicinity of the airport is not expected to be lowered as a result of increased air traffic in the future. It should be noted that a portion of the northeast section of Delta Township is within an airport approach clearance zone of the airport. Within this zone the height of buildings is restricted. This restriction is not expected to have any adverse impact on Delta Township. 87 / �XIV Non Motorized Transportation The use of bicycles as an altemative means of transportation has risen dramatically in the 1970's due to the ever-increasing cost of gasoline and the threat of reduced supplies. Bicycles represent a practical energy conservation measure while providing door-to-door convenience and efficiency as a practical mode of transportation, particularly in urban areas. As part of a large urban area, Delta Township should provide for the growing needs of bicycle users in the Township. The Planning and development of a bicycle path system in Delta Township should be regionally coordinated in order to create an efficient bicycle route system throughout the Tri-County area. Engineering standards for constructing bicycle paths as developed by federal and State Departments of Transportation Officials should be utilized to avoid conflicts in connecting bicycle paths with adjoining municipalities. There are baiscally three types of bicyclists. The first group is children who use the bicycle extensively on low traffic residential streets. The second group is the average adult rider who usually rides close to home on local streets and generally is uncomfortable traveling long distances on heavily traveled streets. The third group is the experienced bicyclist who travels high volume arterials, generally keeps up with traffic in urbanized areas at a pace of 10-15 miles per hour and frequently travels relatively long distances of 10-20 miles. Each of the aforementioned groups has unique bicycling characteristics and therefore requires clifferent types of bicycle facilities to satisfy its needs. Children who commute to schools, parks and playgrounds can often be served by low volume local streets. Average adult cyclists generally feel comfortable on low volume streets and frequently prefer off-road recreational paths. The commuter bicyclist is oriented towards utilitarian bicycle trips and generally prefers on-road routes which offer the shortest distance between travel points. Due to the fact that the majority of bicyclists now utilize the roadway, with the exception being children who generally use sidewalks, greater emphasis should be placed on reducing motorist-bicyclist conflicts. Many Delta Township streets cannot adequately accommodate bicyclists due to poor vertical and horizontal alignments, narrow traffic lanes, and inadequate shoulders. This situation is especially critical in the vicinity of schools. In planning for non-motorized transportation in the Township, consideration should be given to developing bicycle lanes in conjunction with new road construction, improvements to existing roads, and the installation of bicycle/equestrian paths along utility easements. Many bike paths could be developed via these methods without significant additional funding. Bicycle lanes could also be constructed along the Carrier Creek and Grand River green belts as designated on the Future Land Use Map. One source of funding for bicycle path construction could be the Eaton County Road Commission which was authorized in 1979 to appropriate one percent of its funds for non-motorized transportation projects by an amendment to the Michigan Motor Vehicle Fund (Act 51 of the Public Acts of 1951). 88 �7 During 1979-1980 a Bicycle Transportation Plan was prepared by the Tri-County Regional Planning Commission. This Plan contains regional bicycling goals and objectives, a description of existing bicycle fa cilities, a review of local bicycle ordinances, and an analysis of education programs and engineering studies. The report also contains an appraisal of major Delta Township streets which were examined by experienced members of the Tri-County Bicycle Association regarding the street's suitability for safe bicycling. A sidewalk network to serve pedestrians should also be considered as part of a non-motorized transportation plan for the Township. The existing sidewalk system does not meet the needs of Township residents. Sidewalks do not exist to serve students commuting to schools forcing them to use roadways and creating a dangerous situation particularly for young children. Pedestrian-auto conflicts also occur in commercial areas due to the lack of sidewalks. In planning a sidewalk network, emphasis should be on the creation of a safe means of access for pedstrians to activity centers within the Township such as schools, parks and commercial areas. Priorities for sidewalk construction should be based on pedestrian volume to these activity centers. Funding for sidewalk construction is available through such state authorized means as the creation of special assessment districts or the levying of a special millage. 89 ��WATER SERVICE The previously documented growth which Delta has experienced has resulted in increased demands for municipal services including the provision of a public water supply. Because the Township has only provided this service for the past two decades the water supply system has experienced the advantages of the improved technology of the past twenty years. In order to maintain the high quality of the municipal services presently provided, the Township must continually evaluate the water supply and distribution system in terms of its ability to meet present and future water supply demands. This chapter describes the existing water system, provides projected water consumption figures and depicts future water service areas. I Historical Information The existing water supply system was initiated during 1957 with water being purchased from Lansing Township. Water mains were installed in three subdivisions; Knolls, Clairborne Heights and Huntington Acres. The Lansing Board of Water and Light operated the system until the late 1950 1 s when Delta Township purchased these water lines from the Board of Water and Light. In 1963 the Township began to establish its own water supply system. During this time the 500,000 gallon elevated storage tank on Snow Road was constructed, 100,000 feet of water mains were installed and water wells #1 and #2 were installed. These facilities served the area generally located between Waverly and Elmwood Roads. Major expansions of the system were initiated in October of 1965 and were completed in the spring of 1966. Well #3 was added to the system during this time and minor subdivision extensions, paid for by individual developers,were installed. Well #4 was constructed in 1968. In September of 1969 the State of Michigan entered into an agreement with the Township for water service to the State Secondary Complex located in Windsor Township adjacent to Delta's southern boundary. Additional water supply wells have been constructed in order to meet increasing water consumption demands. Well #5 was put into service during the summer of 1970, Well 116 in 1973, Well 117 in 1975 and Well :/18 in 1977. Since 1969, major new additions to the water service area have taken place. In 1975, Water District 115 provided service west of Creyts Road along Willow Highway and along Canal Road between Willow and Saginaw Highway. In 1978-1979 District #4 was established which provided service along Creyts Road between 1-496 and Millett Highway. Improvements in this area also included the construction of a 1.25 million gallon ground storage structure near the Creyts Road/Millett Highway intersection. In 1982 Water District #6 was established which provided service along Creyts Road between Millett Highway and U.S. 27. II Description of Existing Water Service System Existing Distribution System The Township's water system service area lies within an area best described as bounded by Waverly Road on the east, the Grand River on the north, Interstate 96 on the west and on the south by the southern Township boundary. The major exception is service to the State of Michigan Secondary Complex within Windsor Township. The existing water system service area is illustrated on Figure W-1. 90 -- - - -- ----- �,- (c c~ Ctr V' DELTA TOWNSHIP Figure W·I EXISTING WATER SERVICE AREA (1982) ISi TRANSMISSION MAIN [Q] WATER STORAGE [Q] WATER WELL ...-l °' (1) bO t1l p.., H ::i (1) H ;:l bO ·r-1 ~ CITY OF LANSING NORTH �A majority of water mains in the distribution system have been constructed within the past ten years and were largely installed as ductile iron pipe. With only minor exception, all mains are at least six inches in diameter. The system, being comparatively new and largely constructed with ductile iron pipes, is in good physical condition and has a long-term life expectancy. The present system of feeder or transmission mains looped along section lines consists largely of eight, ten and twelve inch mains. While these larger mains have adequate water flow properties, they have been installed at one mile intervals which is wider than the one half mile spacing recommended by the American Water Works Association. The transmission mains along portions of Creyts and Elmwood Roads are presently undersized. The installation of a 16" water main in the vicinity of Creyts Road and the construction of a 1.25 million gallon water storage facility helped remedy the water pressure inadequacy by reinforcing the transmission grid. As of 1981, the water distribution system consisted of approximately 87 miles of water mains. The water distribution system provides two primary services; (1) domestic consumption water and (2) fire protection. Discussion in later passages deals with consumption requirements, present and future. Provision of adequate fire protection is dependent upon adequately sized water transmission mains and adequate initial pressure at the well supply. Fire flow requirements are based t:pon building size, spacing between buildings, type of construction and the provision of sprinkler systems. Minimum standards have been established as to the required gallons per minute (GPM) needed to fight a fire and put it out. Many buildings in Delta require 3000 GPM with a limited number as high as 6000 GPM. As the water distribution system is expanded in response to future development, Delta Township should strive to coordinate future water main construction with the goal of strengthening the present transmission network. This approach will be particularly effective in portions of the Township which are onlypartially developed. That is, transmission mains can be constructed in terms of anticipated demands of these growing neighborhoods. The last section of this chapter provides approximate locations of proposed future transmission mains together with service area boundaries. Water Supply The water system has eight wells supplying water into the distribution system. These wells tap sandstone aquifers at depths ranging from 363 to 450 feet. The estimated combined maximum capacity of the eight wells is over 4000 GPM or 5.77 million gallons per day. This production cannot be maintained at maximum levels due to water draw down effects in the aquifers and the need to maintain the wells. Total well production can generally be maintained at 3,400 GPM or 4.9 million gallons per day. Table W-1 provides data regarding the existing production wells. 92 �TABLE W-1 EXISTING WATER WELLS, DELTA TOWNSHIP Year Insta lled Depth Diameter Water Production Rating in GPM( 1) 1 1963 426' 12" 300 2 1963 450' 12" 300 3 1966 390' 12" 300 4 1968 370' 16" 600 5 1970 423' 15" 600 6 1972 363' 15" 800 7 1976 267' 16" 268 8 1976 298' 16" 840 Well No. (1},.tJell production is indicative of the amount of water each well pumps from the ground in gallons per minute (GPM). The eight water supply wells in the Township's water system tap the Parma Sandstone formation lying some 350-450 feet below land surface. Rock aquifers such as the Parma formation provide lower water yields than glacial drift aquifers, but are less susceptible to the effects of contamination from surface sources. These rock wells are deeper than wells in glacial drift and have overlying strata which slows the recharge from surface waters. Rock aquifers are often highly mineralized, containing high concentrations of iron, maganese and hardness. Wells 1-3 are connected by water mains along Michigan Avenue. Water from Wells 2 and 3 is combined with Water Well 1 at which point chlorine is added as a disinfecting agent. Sodium hexameta-phosphate is added at each well prior to chlorination to stabilize the iron found in the water. All other wells are connected directly to the water system with chlorination and iron stabilization provided a t each. Water Storage The function of water storage in a public water supply system is threefold; it provides (1) a temporary source of water during electrical power mechanical failure, (2) supplemental water supply during periods of peak water demand and (3) fire protection capacity. The water system contains two types of water storage, an elevated tower and a ground tank. Elevated storage is most commonly used because of its reliability in case of electrical or mechanical failure. Larger water systems include ground storage equipped with variable speed pumps because of lower capital investment 93 �requirements per gallon of storage, the provisions of easy access for repair, and the fact that ground storage facilities have more aesthetic appeal than elevated storage tanks. The Delta Township system has a 500,000 gallon elevated tank on the east side of Snow Road just north of St. Joe Highway. This tank has a static water pressure at its base of 59 pounds per square inch (PSI). A ground storage tank, equipped with variable speed pumps, is located on the west side of Creyts Road some 600 feet north of Millett Highway. The tank contains 1.25 million gallons of storage capacity and delivers water into the 16 inch South Creyts transmission main. The ground storage facility helps maintain 50-55 PSI in the south end of the water system serving lands south of 1-496. Water Consumption Table W-2 illustrates that water consumption in Delta Township has steadily increased during the decade of the 1970's. A consistent pattern has emerged, that being that approximately 50 percent of the total water consumed is attributed to single family residences, 25 percent is consumed by commercial/ office establishments, 20 percent is consumed by multi-family residential developments and five percent is consumed by industry. It is expected that the amount of water consumed by industrial establishments will significantly increase as additional manufacturing operations locate in the Township industrial tract. TABLE W-2 DELTA TOWNSHIP WATER CONSUMPTION 1975-1980 Year Annual Water Consumption 1975 502,177,280 gallons 1976 564,380,960 gallons 1977 589,543,680 gallons 1978 638,522,720 gallons 1979 652,324,480 gallons 1980 64 7, 782 , 960 gallons Fire Flows As suggested previously, one major problem with the water distribution system is the undersized water transmission mains spaced on one-mile intervals. Historically, fire underwriters have identified municipal fire flow requirements using empirical formulas based upon resident population in the service area. With increasing sophistication of water supply systems and fire fighting apparatus, new criteria have been adopted which recognize the types of 94 �structure and density of development. In 1977, the Township Engineering Department calculated fire flows for existing major buildings, a partial listing of which is included in Table W-3. TABLE W-3 RECO"MMENDED FIRE FLOWS Establishment Recommended Fire Flow Duration of Fire Flow Village Green Apartments 6,000 GPM 6 hours Lansing Mall 4,500 GPM 4 hours Park W€3t Apartments 4,000 GPH 4 hours West Saginaw Plaza 2,750 GPM 2 hours Michigan National Bank Center 3,500 GPM 3 hours Sea Hawk Restaurant 1,500 GPM 2 hours Waverly High School 4,500 GPM 4 hours Meijer (retail store) 3,000 GPM 3 hours Hilton Inn 4,500 GPM 4 hours The addition of the 1.25 million gallon ground storage facility and the installation of 12 and 16 inch transmission mains along Creyts Road improved the water system's fire flow capability and duration of flow. It should be noted that having fire flow capability in well production and storage does not mean that recommended fire flow can be delivered to the site of a fire. The distribution mains must be properly sized, spaced, and looped to provide such fire flows at all locations in the water service area. For purposes of providing adequate fire protection, close monitoring of daily water consumption demand versus supply capacity is needed. The existing water system is capable of providing adequate fire flow to all but a few customers. Furthermore, as service is extended to new areas, need for transmission mains and added storage must be continuously reviewed. III Future Service Area Figure W-II provides an indication of the future water system service area in increments of five years. This figure should not be construed as identifying precise lands to be served during each time period. It is intended to convey the general extent and location of service area extensions based upon projeclcd service demands. Figure W-II should be viewed in conjunction with Figure SS-II presented in the Sanitary Sewer Service chapter as to the provision of both public water and public sanitary sewer services to given 95 �areas of Delta Township . There are extensive portions of the Tovmship to which Township public water services are not contemplated during the planning period. These areas are generally described as follows: (1) All lands lying north of the Grand River between Waverly Road and the west Township boundary. (2) The portion of the Township bounded by Interstate 96, Mt. Hope Highway, the west Township boundary and the south Township boundary. The water service limits represented in Figure W-II have been derived so as to provide water service only to those areas where it is costeffective to do so. Moreover, the general strategy of providing service is to encourage fill-in of vacant land near or within existing service area limits and to service existing residential development areas west of Interstate 96. It can be reasonably assumed that when the network of wells and transmission mains west of Interstate 96 is constructed, sufficient water supply capacity will exist to serve development on presently vacant lands consistent with current land use policies. 96 �I ~ ~ {([' ./••"' DELTA TOWNSHIP Figure W·II EXISTING & PROPOSED WATER SERVICE AREA (1982) • EXISTING SERVICE ~ 1982-1985 GE] 1986-1990 fl1 llI!II 1991-1995 r--- °' (l) b[) co p.., POST 1995 IS] TRANSMISSION MAIN IQ] WATER WELL H H I ::;:: (l) µ IQ] WATER STORAGE ,,,," .,,,.,,,,. ,,,.,,..,,. ,,.,,,.,,.. ,,. - ,,,,,, "" ,,,..,,..,,. ,,.,,, ,,,,,,,, -------✓/ ✓,-1·-- --/' / ,/ // I / ,,/ CITY OF LANSING NORTH Etl:lttt .·.·.·.-.-.·.·.·-·.·.·.·.·.·.·. ;:l bO •n r,:.. ��SANITARY SEWER SERVICE The tempo and location of land development within the Township is significantly affected by the availability of sanitary collection sewers. Given the characteristics of soils within the Township, on-site disposal systems, even for single-family detached homes, are not typically suitable. Thus, availability of sanitary collection sewers often determines the existing and future service areas with respect to Delta Township's sanitary sewer collection system. Land areas to which no future service is contemplated are also delineated. Largely because of past growth and development within the Township, the treatment of wastewater effluent has become an important service provided by Delta Township. Certain operating problems, to[ether with increasing quantities of wastewater resulting from the addition of customers to the sewer system, make prominent the need to anticipate appropriate capacity to treat wastewater entering the wastewater treatment plant. Future improvements to the capacity of the wastewater , treatment plant will be based upon anticipated growth. Improvements will anticipate subsequent flow increases and thereby be cost-effective. Delta Township contains slightly over 35 square miles of land area, less than 40 percent of which is served by sanitary sewers. So as to control growth within the bounds of the Land Use Plan, allow for orderly expansion of all municipal services, and to preclude over-zealous extension of sanitary sewers to areas not now served, a series of five-year, short-term phasing projections are set forth in the latter portion of this chapter. I Historical Information Establishment of Sewer Collection and Treatment Service The Delta Township Wastewater Treatment Plant is located on the north side of Willow Highway, one-half mile east of Canal Road. The original treatment plant was constructed in 19(5 and designed to treat one million gallons of wastewater per day. At the time of construction, sanitary collection sewers were also constructed to serve developed portions of the Township. The original collection and treatment system was financed by general obligation bonds and special assessments. The original collection sewer system is known as Sanitary Sewer District #2 of 1965. An addition to the collection system was constructed two years later and is known as Sanitary Sewer District #2 of 1967. Figure SS-I illustrates the Delta Township Sanitary Sewer Service System as it existed in 1982. Wastewater Treatment Plant Improvements Since the original wastewater treatment plant was built in 1965, the plant has been improved both as to capacity and quality of wastewater treatment. In 1972, Delta Township contracted with the Eaton County Board of Public Works for expansion of the treatment plant to provide added capacity and 98 �' I ( C \_ / '·····~"'''''' ~....../ DELTA TOWNSHIP Figure SS · 1 EXISTING SANITARY SEWER SERVICE AREA (1982) 0 t'SJ EXISTING SERVICE TRUNK SEWE R [] WASTE WATER TREATMENT PLANT ~ Q) b!) (\j p., H I C/'l C/'l Q) i... ::l b!) ·r-1 I .,, .,,.,, i:,., ,,,,,...,,,,:1,, .,,.,,,,,:,,,.,,,,... I , .,, , .,, ,, //,,_] _____ ,.~,.,, ,, ' I ' - .,, / / / / CIT Y OF LAN SI NG NORTH D �secondary treatment of wastewater. Under the contract, Delta Township continues to operate, maintain and manage the treatment plant. Impact of the Federal Clean Water Act Present federal law, as set forth in the Federal Clean Water Act (Public Law 92-500), seeks to achieve a hi gh level of water quality in all of the Nation's streams, lakes and coastal waters. The importance of careful planning in striving for improved water quality has become increasingly evident. Amendments to the Federal Water Pollution Control Act of 1972 affirm the importance of water quality planning and "mandate" local governmental participation in cleaning up the nation's surface waters. One such mandate is the requirement that a "201 Facility Plan" be prepared by the local governmental jurisdiction and submitted to the Environmental Protection Agency for its approval. The "Facility Plan, 111 based on the requirements of Section 201 of Public Law 92-500, proposed to develop an area-wide approach to improving municipal wastewater collection and treatment facilities and treatment methods. The basic intent of the facility plan is to demonstrate the need for any proposed facilities, to serve as a systematic evaluation of feasible alternatives, and to demonstrate that proposed measures represent the most costeffective means of meeting established water quality standards for wastewater discharge at the treatment plant. The Facility Plan represents established plannirL"!; goals and future waste-water collection treatment services. If fully implemented, the Facility Plan would ultimately move Delta Township into an area-wide sanitary sewer service system. Delta Township operates the largest treatment and collection system in the facility plan service area and was the lead local government in the preparation process of the Facility Plan. The projected sanitary sewer networks, presented herein, do not envision accomplishment of all the 201 Facility Plan features within the time frame of this Comprehensive Plan. The Comprehensive Plan is not area-wide in that it does not include recommendations for areas outside the Township. Also, the Township areas which are to be provided sewers within the specified time frame do not necessarily include those specified in the 201 Plan, nor do they adopt the same scheduling. However, using Township projections for population growth and development, the Comprehensive Plan recommends achievement of the standards for water quality required by Public Law 92500 within the necessary time period. It is assumed that the proposed future sanitary sewer service areas will be revised in the future in order to reflect participation by non-Delta Township areas, adjustments to population projections, as well as ·the consideration of land use trends not presently foreseen. R •·. I lThe Facility Plan was completed during December of 1975 and sets forth a regional service area. The report is entitled Delta, Windsor, Onieda, and Eagle Townships, Village of Dimondale and City of Grand Ledge Facility Plan for Regional Wastewater Treatment, Fishbeck, Thompson, Carr and Huber, Consulting Engineers. I 100 I I f-- �II Description of Existing Sanitary Sewer Collection and Treatment Facilities (; Sanitary Sewer Collection System As stated earlier, the first sanitary collection sewers were constructed in Delta Township during the 1965-1967 period and were designed to serve large areas within the northeastern portion of the Township. In 1972, Delta Township established Sanitary Sewer District #3 serving the Gettysburg Estates, Gettysburg Fanns and Gettysburg Farms West Subdivisions. This project included collection sewers within these subdivisions as well as an extension of the 36 inch Carrier Creek Interceptor. The Carrier Creek Interceptor carries wastewater from collection sewers throughout the central portion of the Township to the wastewater treatment plant. Additionally, the Carrier Creek Interceptor serves Delta's Industrial Tract and the State Secondary Complex in Windsor Township. In 1972, Sewer District #4 was initiated to provide collection sewers along the Grand River in the area south of Delta Mills. In 1975, Sewer District #5 was established to provide sewer service to three singlefamily residences on the north side of Willow Highway near Rockdale Avenue. Sewer District #7, which resulted in approximately threequcrters of a mile of sewer pipe serving customers along Creyts Road in the vicinity of Millett Highway, was constructed in 1975 and 1977. In 1982 Sewer District #8 was established which provided service along Creyts Road from Millett Highway to the south side of U.S. 27. The aforementioned sewer extensions were financed through the creation of sewer assessment districts. A number of other extensions, including those to the Verndale Complex and Delta Industrial Park, have been financed by the individual developments which benefited from the sewer extension. In 1975, the Township's Sanitary Sewer Fund financed a one-half mile extension of a 27 inch sewer interceptor from the Carrier Creek Interceptor easterly to Creyts Road within Section 27. The existing collection sewer system consists of pipes varying in size from four inches to 36 inches in diameter comprising a total of approximately 95 miles of sewer lines and five sewage pump stations. Wastewater Treatment Plant The present wastewater treatment plant (WWTP) is designed for an average daily wastewater flow of four million gallons with a maximum hydraulic capacity of eight million gallons per day. The plant presently treats an average daily flow of 2.5 million gallons of wastewater, serving 3900 customers. Problems and Issues with Respect to the Existing Collection and Treatment Facilities There are existing operational problens associated with the wastewater collection and treatment system operated by Delta Township. Furthermore, the past growth rate, Public Law 92-500 and the 201 Facilities Plan have had the effect of placing the Township in a posture of having to act 101 ~ ~ \ �promptly toward rehabilitating and improving these collection and treatment facilities. The following narrative puts issues in perspective and suggests an approach to resolution of each issue. The following is intended to provide a basis and framework for the proposed extensions to the sanitary sewer system which are discussed at the conclusion of this chapter. Infiltration The collection sewers in the Delta Township sewer system are relatively new, the oldest lines were constructed in 1965. There are, however, significant quantities of groundwater infiltration and inflow to sanitary sewer lines in the present system. It is estimated that approximately 40 percent of the wastewater received at the treatment plant is groundwater and/or stormwater. There are locations in the collection sewer system where sewer pipe is situated within the high ground water table. Also, a large number of dwellings and businesses have roof and footing drains connected to sanitary sewer lines. Some situations exist where sanitary sewer service leads have been built through an existing storm sewer. These leads may be broken or cracked causing a direct flow of storm water into the collection sewer system. This excess flow of water into the collection system overloads the wastewater treatment plant. Flow meters at the plant have recorded up to nine million gallons per day of influent to the treatment plant, far in excess of plant capacity. The excess of flow occurs primarily during periods of heavy rainfall, usually in the months of March and April. A detailed study of the present infiltration was conducted during 19751977.2 This study used daily flow records from the WWTP which were analyzed. The amount of infiltration and inflow was estimated based on methods developed by the U.S. Environmental Protection Agency. It was estimated that annually 300 million gallons of excess flow enters the treatment plant. An economic study was conducted to determine a costeffective approach to dealing with the excess flow. The study revealed that itwouldnot be cost-effective to initiate a program of disconnecting footing drains, but it did indicate that it would be costeffective to remove excess wastewater flows by rehabilitating existing sewers. A decision to proceed with rehabilitation on a limited basis would eliminate approximately 15 percent of the excess flow (45 million gallons annually). The remaining 258 million gallons of excess flow would continue to be treated at the wastewater treatment plant. Quality of Treated Effluent Water quality standards promulgated as a result of Public Law 92-500 impose stringent quality requirements as to discharged effluent from the Delta Township WWTP. All present and future discharges from the WWTP must meet these standards. Delta Township is operating its treatment plant under final effluent standards. All municipal treatment plants throughout the nation operate as pro- 2Reported in the Facilities Plan, conducted by Delta Township personnel in cooperation with Fishbeck, Thompson, Carr and Huber, Consulting Engineers. 102 .. \ ~ �vided in the National Pollution Discharge Elimination System (NPDES). The U.S. Environmental Protection Agency issues NPDES permits to each operating treatment plant and establishes specific water quality standards as to effluent discharges. Table SS-1 presents sewage effluent standards established for the Delta Township WWTP by the Michigan Water Resources Commission, acting agent for the Environmental Protection Agency (EPA). The WWTP is presently in need of improvements in order to address the following items: - Proposed EPA sewage effluent standards require that ammonia nitrogen be removed. - The flows of wastewater to the WWTP vary significantly during a typical day which hinders the plant from operating as efficiently as possible. - During hot, humid, windless, days the open treatment facilities at the plant presently emit a significant odor. - Excess seasonal flows of influent, attributable to infiltration, cannot be properly treated due to the limited capacity of the WWTP. The following improvements are needed at the wastewater treatment plant: 1) ammonia nitrogen removal, 2) equalization of wastewater influent, 3) odor control, 4) increased capacity, 5) auxillary power, and 6) backup sludge disposal. Delta Township is presently securing the necessary grants which, if obtained, will assist in financing a significant portion of the needed WWTP improvements. It is assumed that the construction of the proposed improvements will result in the WWTP being in full compliance with future sewage effluent standards. III Future Service Areas for the Wastewater Collection and Treatment System Projected Growth of Service The increase in demand for sanitary sewer service is directly linked with the increase in resident population. However, the extension of sanitary sewers is dependent on physical and financial constraints. This section provides projections of sanitary sewer service demand, proposed sewer service areas, and the periods of time in which the service is likely to be provided. Integration with other elements of the Comprehensive Plan is provided by utilizing population projections, land consumption rates and land use as set forth in chapters one and two. Table SS-2 presents actual rates of new customer connections for the 1973-1980 period. These rates, together with anticipated expansion of service described in a later section, form the basis for projecting sanitary sewer customers as illustrated in Table SS-3. Once the projections of future sanitary sewer customers was completed, it · was necessary to further refine the projections in terms of customer equival- 103 1/ �ents and expected wastewater flow at the treatment plant, provides the results of this evaluation. Table SS-4 TABLE SS-1 WATER RESOURCES CO:MMISSION'S EFFLUENT QUALITY STANDARDS FOR THE DELTA TOWNSHIP WWTP Effluent Parameters Biochemical Oxygen Demand (BOD 5 )( 2 ) Suspended Solids Ammonia Nitrogen Phosphorus Dissolved Oxygen Fecal Coliform Bacteria Existing Treatment Current Standards Cl) 12 mg/L 16.5 mg/L 10 mg/LO) 8 mg/L 15.0 mg/L 10 mg/L Measurement not Required 92 % Proposed Final Standards 2 mg/L Provide 80 % or greater removal of total phosphorus contained in untreated wastewater 5 mg/L 200/100 ml 200/ 100 ml 200/100 ml PH 6.5-9.0 6.5-9.0 6.5-9.0 Flow Measurement Daily Daily Daily (1) Current standards will remain in effect at the WWTP until the proposed improvements are completed at which time the proposed final standards will take effect. (2) Biochemical oxygen demand (BOD5) means BOD measurement average for five days. (3) Daily discharge limitations, all other values are thirty-day average discharge limitations. 104 -... �~ TABLE SS-2 I SANITARY SEWER CUSTOMERS* 1973-1980 1973 1974 1975 1976 1977 1978 1979 1980 2680 2930 3220 3260 3500 3530 3860 3950 MultipleFamily Residential 100 100 100 120 130 140 190 210 OfficeCommercial 220 230 230 270 300 330 360 430 Industrial 1 1 1 6 5 5 5 11 Customer Class Single-Family Residential ~~The number of customers may actually decrease from year to year due to building vacancies. TABLE SS-3 PROJECTED SANITARY SEWER CONNECTIONS AND LAND ACREAGE CONSUMPTION 1985-2000 Class 1985 1990 1995 2000 6000 464 Ac. 6830 464 Ac. 7650 464 Ac. 8480 464 Ac. tfultiple-family Residentia1Cl) Land Consumption 170 80 Ac. 190 101 Ac. 220 101 Ac. 240 101 Ac. Office/Cornmercia1(l) Land Consumption 370 37 Ac. 410 38 Ac. 450 38 Ac. 500 38 Ac. Industria1(l) Land Consumption 13 139 Ac. 18 139 Ac. 23 139 Ac. 28 139 Ac. Single-family Residential Land Consumption (1) For purpose of computation of future wastewater influent at the WWTP, all classes of customers are converted to customer equivalents, as set forth in Table SS-4. An equivalent customer (a hypothetical term) means the wastewater from a typical household in the year 1977. Based upon actual water consumption statistics, this translates to 225 gallons/day/household or 6805 gallons/ household/month. 105 �TABLE SS-4 WASTEWATER FLOW PROJECTIONS AT THE DELTA TOWNSHIP WWTP 1985-2000 1985 1990 1995 2000 Equivalent Customers (all classes) 9,980 11,450 12,920 14,390 Wastewater Flow Rate into WWTP( 1) 2.33 2.56 2.89 3.02 Expected Infiltration/Inflow(l) 1. 59 1. 70 1. 82 1.93 Total Flow< l) 3.82 4.26 4. 71 5.35 (1) All flow rates for wastewater entering the WWTP stated in million gallons per day (HGD). Description of Lands Included in Future Service Areas Figure SS-II depicts expansion of sanitary sewer service in Delta Township during four time periods. The strategy for service can be generally described as a filling in of service provided to lands east of I-96. Given the large quantities of vacant land situated near present sanitary sewer collection lines, it was deemed logical to promote utilization of these lands prior to extension of services to more remote areas. Extension of sewers west of I-96, absent documented health hazards, is not recommended. However, Figure SS-II suggests serving existing development areas west of I - 96 in the post 1995 era. Huch of the projected extension of service will occur in Sections 3, 4, 9, 10, 11, 14, 15, 22, 23 and within the Delta Industrial Tract. In addition, the fill-in of now vacant parcels in largely built-up areas is encouraged. As to service west of I-96, it is recommended that existing subdivisions and the nearby properties be provided service in the post-1990 period. The customer equivalent projections and land consumption rates were factored to represent provision of services to this area between 19901995. No new land consumption is computed where service is provided to an existing building or use of land. Description of Land Excluded From Future Sanitary Sewer Service Any discussion of futur-2 sanitary sewer service would be incomplete absent identification of areas not planned for sanitary sewer service within the time frame of this Plan. Areas not included in future service limits have been excluded for one or more of the following reasons: 1. A major physical barrier exists preventing the economical extension of sewer service, such as a river, wetlands or major highway. 106 ... . .. ~.--:: �2. Existing or planned use of land suggests no major transition to urban uses is desirable. This would include prime croplands, specialized farming, unusual natural environment, and lands restricted from private development such as parks and conservation areas. 3. Areas where other public facilities and services have not evolved to a point where they would be cost-effective to provide along with sanitary sewer service. 4. Established planning policies restricting the use of land to densities not requiring public sanitary sewer service. Areas which are not destined for future sanitary sewer service are described as follows: 1. All lands lying north of the Grand River and west of Interstate 96. 2. Land lying north of the Grand River and situated between Delta Mills and Saratoga Farms Subdivisions, but exclusive of Delta Mills and Saratoga. 3. The entire southwestern quadrant of Delta Township bounded by Mt. Hope Highway, I-96, the south Tm,mship line and the west Township line. 107 �~ /' ~ DELTA TOWNSHIP Figure SS·II EXISTING & PROPOSED SANITARY SEWER SERVICE AREA (19821 • EXISTING SERVICE ~ 1982 ·1985 tTj I-'· OQ i= ti (1) Cl'.l Cl'.l I H H '"ti Pl CJ LJ 1986 · 1990 1991 ·1995 ~ POST 1995 Ill TO BE SERVICED BY THE CITY OF LANSING OQ (1) ,_. 0 00 - NORTH �\ �STORM DRAINAGE The design, construction and maintenance of storm drainage facilities in Delta Township has become more important as development activities have increased. This chapter will define and describe common storm drainage design criteria, present an inventory of the existing storm drainage system, note jurisdictional responsibilities for storm drain facilities, provide an introduction to new methods of handling storm water runoff and conclude with a listing of recommended storm-drainage practices. I Storm Water Design Criteria For the purposes of this chapter, storm water runoff is defined as the water flowing over ground surfaces during and immediately following a rainfall. The runoff which passes a particular point is equal to the total rainfall in the area above that point less the amount of water which infiltrates the ground, the amount collected on the surface and the amount of water which evaporates into the atmosphere. A common method of calculating the rate of runoff is a formula expressed as Q = CIA, which is known as the Rational Formula. The term Q represents the quantity of runoff expressed in cubic feet per second (cfs). The term C represents the runoff coefficient which is a measure of the amount of land covered by a hard surface, i.e., pavement and roof areas. Runoff coefficients generally range from 0.15 for unimproved lawn areas to 0.95 for intensive uses such as shopping centers and heavy industries. The term I refers to rainfall intensity in inches per hour. The term A represents the area to be drained expressed in acres. II Inventory of Existing Storm Drainage Facilities The majority of land within Delta Township is located within a designated public storm drainage district. The drains vary from unimproved open swales in rural areas to large and complex drain systems in developed portions of the Township. Since it is beyond the scope of the Comprehensive Plan, this chapter does not include an evaluation of the existing drains as to their condition or capacity. Figure SD-I illustrates the existing public drainage system within Delta Township as of 1980. As of 1980, there were 135 drainage districts and sub-distri c t s within Delta Township. Those portions of the Township which are not within an established drainage district are generally undeveloped or have not experienced significant agricultural activities. All public drains and drainage districts are under the jurisdiction of the Eaton County Drain Commissioner. Some drainage districts, such as the BanksBriggs system serving eastern Delta and portions of Lansing Township, are classified as Inter-County Drains. These districts fall within the jurisdiction of an Inter-County Drainage Board composed of the two county drain commissioners and the State Drain Commissioner. Construction and maintenance of all public drainage districts within the State of Michigan are governed by the terms of the State Drain Code, being Act 40 of 1956. \ 109 �. . ..... _... . .......... ·, I "\ ·, I I i \ \ I \ '' '' ', '\ I ·, \'-_,.._. ' ' ' \ ,,....... \ ' \ \ ' \ \ l°' i\ "-·-,_,.._ \ / , .,., -·"' ' \ \ j \ \ i \ \ \ \ \ I ·, -·- , ., i i \ \ i ' ,. / I I I / I I \ \ j ,.,·- r· \ i ........... ,_. 'ji i I I ' ( ·-.,. \ ,·-t·- ·-·- / \ \ I ·' i i--- ·- ·- '·-· .... ____ .... ___, __ _ ~. \ , \ ,-r•-...•-•"!' ' j (""' . . I " I \ . \{ I I ,,·I j ; "'·-' ·, -i .!... I f ---- -~'\. i...-·- ,-· '\._., - ~ ) I i - --.J __ ,J ·-·-·--·-·-·_, I i i L -- · !-·- ·-·-·-·j i - ·- ·- ·-·- ·. ·-·-·--i i _I ! • I i I --\ ,; \ ,!_7 _ __ .,., _ _J \ I ,..-~\....,.- ·-·-·-·-·-·1 ·-·-i !·-; / [Z] z )> -I 1~ C: :::0 ::0 -4 :a: z )> C :::0 ~ z -I m :::0 n 0 C: :::0 CJ) m Figure SD-I ,, 0 m r )> Page 110 C cm >< :,:,,_en zj enz C ..:.. C) lZl 0 )> n r 0 CJ) m :::0 )> z :J] <Den <X>--1 00 :J] 3: "T1 cc C .., (D C m r-I :J> CJ) C -I 0 :ez CJ) :::c -.,, ~, / �III New Storm Drainage Practices Past storm water management practices have emphasized disposing of storm water in the shortest possible time via the use of an enclosed storm drain system. The cumulative effects of such practices can increase the frequency of downstream flooding and necessitate major reconstruction of existing storm drains. The detention of runoff is becoming an increasingly popular storm water management technique. "On-site detention refers to the storage of storm water runoff at or near the site of its origin, and its subsequent discharge at a predetermined release rate. 111 The use of detention techniques, rather than sole reliance on enclosed drains, often provides the following benefits: 1) smaller storm drain pipe sizes and less pipe being installed, thus resulting in reduced costs; 2) provision of recreational opportunities; improved aesthetics and preservation of natural wetlands; and 3) reduction of downstream flooding and pollution levels. The use of storm water detention ponds in urbanized areas occasionally generates concerns related to public safety and liability. Consideration of the following policies will help to insure safety and improve aesthetics: 1) the bottoms and side slopes of detention ponds should be graded so that they do not constitute a safety hazard; 2) the fencing of retention ponds, which permanently store water, should be considered on a case by case basis; and 3) shallow retention facilities, which cause undesirable weed growth, should be discouraged. There are various methods utilized to accomplish storm water detention. The following describes the most common detention practices, several of which have been utilized in Delta Township: Detention Pond: A basin is excavated based on storm drain design criteria. Drainage from the site is conveyed to the pond. The depth is generally 3-5 feet and the outlet pipe is always smaller than the inlet pipe. As the rain falls and the runoff reaches the pond, the water level gradually rises. The pond may or may not be filled as a result of every rainfall, depending on the intensity and duration of the rainfall. Retention Pond: A retention pond permanently stores water. It is often installed in order to store runoff, create lakes which will enhance aesthetics and property values, and provide fill material for other areas of a development. Water depths in a retention pond generally vary from 3-10 feet. Parking Lot: A parking area is often graded to create a saucer which stores water. A catch basin or inlet structure is placed at the low point and the outlet pipe of the structure is 1Temporary Detention Cuts Storm Flow Peaks, Civil Engineering ASCE, Decemhe r 19 80 , Ayoub Talhami, page 72 . 111 �restricted. The depth of the stored water in the saucer varies from zero at the ridges to 12 inches at the low point. In lieu of a restricted outlet pipe, a special cover with drilled holes can be placed at the top of the storm inlet structure. Surface Storage: Residential lots, parks and unimproved open spaces may be graded to create detention areas. Storage in residential back yards may cause inconvenience to home owners. When surface storage is utilized, a policing effort is necessary to insure that home owners do not regrade their back yards to rid themselves of what they may consider a nuisance. In addition to detention, the practice of utilizing natural open drainage ways as a component of storm drainage systems is becoming increasingly popular. Utilization of natural waterways requires that attention be given to antierosion techniques and provision of adequate land area to assure sufficient storm water carrying capacity. The flood plain of the natural waterway must be delineated so as to prevent encroachments into the waterway, thus preserving its capacity and storage capabilities. Extremely important in the design of natural channel waterways is the slope or amount of fall throughout the length of the system. Care has to be exercised in the design of natural drainage ways to insure that ponding within the channel does not occur. Ho~ever, excessive grades, which create a rapid movement of water thus resulting in erosion, must be avoided. IV Recommended Storm Drainage Practices As previously noted, responsibility for the management of public storm drains in Delta Township, and all of Eaton County, rests with the County Drain Commissioner. Delta Township is unique within Eaton County to the extent that considerable storm drainage construction takes place as a result of land development. The significant amount of land which was developed in Delta Township during the 1960's and 1970's necessitated public improvements to entire drainage districts. In order to insure proper design, construction and maintenance of storm drains within the Township, it is recommended that local decision-makers give consideration to the following practices: 1. Proposed storm drains should be designed in accordance with accepted design criteria. 2. Additional storm water runoff, which will result from continued urban-type development, should be continually monitored in order to assess the impact on the public drainage system. 3. Attempts should be made to limit the amount of sedimentation entering drainageways, especially during construction periods. 4. The use of acceptable alternatives to closed-pipe drainage systems, such as detention/retention methods and the utilization 112 �of natural drainageways, should be considered . 5. Procedures should be established to insure that new drains, detention/retention ponds, and easements become components of the county drainage system. 6. The proper maintainence of storm drainage facilities should be emphasized. 7. Efforts should be made to reduce the pollutants which are carried by stormwater and can result in a degradation of water quality. 8. Consideration should be given to the possibility of drafting a comprehensive storm drainage plan which could be accompanied by the implementation of a stormwater management ordinance. As previously noted, traditionally storm drainage systems were designed to remove runoff at the fastest rate possible. This often resulted in the elimination of natural storage areas such as wetlands and flood plains. In essence, the drainage problem was trnasferred to a downstream location. Over time, storm drainage problems were compounded by such actions which necessitated spending massive amounts of public dollars for major drainage projects. In summary, what is recommended is a change from single purpose, fragmented and remedial drainage projects to a comprehensive, watershed wide, preventative approach to stormwater management. 113 �/~ �SOLID WASTE Solid waste is generally referred to as materials which you usually have to pay someone to take off-site and dispose of. Table SW-1 illustrates annual solid waste generation in Eaton County for the year 1980. Of the estimated 54,493 tons of solid waste generated in Eaton County in 1980, approximately 79 percent, or 43,168 tons, were disposed of in landfills. It has been estimated that approximately 75 percent of the solid waste in Eaton County is generated by residential households. Table SW-2 illustrates solid waste estimates for Delta Township for the 1980-year 2000 period. TABLE SW-1 ESTIN..ATED SOLID WASTE GENERATION EATON COUNTY 1980 Coefficient* (lbs/day) Tons of Waste/ Year 77,402 40,965 10. 6)~* 4,248 5,223 Retail 5.75 5,238 3,49!+ Government 1.5 2, Lf89 433 10.6 31 38 6,506 4,340 Residential Manufacturing Communications/Utilities ' Significant Other 2.9 Number People (Residents/ Employees) 5.75 TOTAL 54,493 *State of Michigan, Department of Natural Resources, Resource Recovery Division, Guidebook of Solid Waste :Management, Table 4-1, pg. 4-4. **Coefficient was derived from actual waste generation figures from Oldsmobile and Fisher Body, Lansing, Michigan. Source: Proposed Eaton County 641 Plan, Tri-County Regional Planing Commission, 1982. 114 �TABLE SW-2 ESTIMATED SOLID WASTE GENERATION DELTA TOWNSHIP 1980-2000 Source: 1980 1985 2000 16,215 Tons 18,772 Tons 26,005 Tons Proposed Eaton County 641 Plan, Tri-County Regional Planing Commission, 1982. Solid waste collection is presently provided by private haulers within Delta Township. Most of the solid waste generated in the Township is presently deposited at the Granger Land Development Sanitary Landfill located in Watertown Township in Clinton County. This privately owned facility presently accepts approximately 800,000 cubic yards of solid waste per year. It is estimated that 78 percent of the waste deposited at the Granger Landfill originates in Ingham County, 12 percent in Clinton County and 10 percent in Eaton County. If the operators of the landfill are permitted to continue with present expansion plans and if the amount of solid waste does not increase appreciably in the future, it is estimated that the landfill will have sufficient capacity to operate until 1998. Solid waste disposal is also provided by landfills near Eaton Rapids and Potterville in Eaton County. The County has operated the main site which is located on Windsor Highway northwest of Potterville since 1971. This forty acre site is owned by Eaton County and licensed by the Hichigan Department of Natural Resources (DNR). It is presently estimated that this landfill has sufficient capacity to operate until 1984 and possibly as long as 1987 if the landfill is expanded to include adjacent County owned property. The recycling of solid waste is an idea which is becoming increasingly popular. In 1979 the DNR'S Resource Recovery Division published a document entitled Resource Recovery in Michigan: Potential, Costs and Impact. The following excerpt from this document defines the terms source separation and recycling and notes the benefits of these approaches. Source Separation: Recycling: Separation and collection of individual recyclable components at the point of generation or discard. When the materials collected are used to make a product (collection by itself is not recycling). Source separation and recycling should not be viewed as a panacea for solid waste management. Regardless of whether a recycling program is successful or not, it will not take care of all solid wastes. However, 115 �the concept should be looked into and considered as a solid waste management tool before becoming locked into other techniques which preclude source separation and recycling. Source separation and recycling are positive approaches to solid waste management because many benefits accrue from a properly managed program. The benefits: 1. Material is kept out of the waste stream and out of the landfill. The less material put into a landfill, the longer it will last. 2. Wasting of our natural resources is reduced and our limited domestic supplies of certain raw materials are extended. 3. Income is derived from materials you now pay to dispose of. This income may not be enough to pay for all your solid waste management costs but it could help lower these costs. 4. Reprocessing of scrap materials generally causes less pollution than does the processing of virgin materials. 5. Recycling saves energy. That fact alone makes it worth considering. Recycling aluminum results in a 95 percent energy savings over processing from raw materials. Energy savings from recycling paper range from 20 percent to 70 percent depending on the grade of paper. 6. Other waste processing facilities can be sized smaller, resulting in lower costs. In spite of the aforementioned benefits of the recycling of solid waste, it should be noted that presently most residential, commercial and industrial solid waste is still being dumped unprocessed in landfills. At the same time the number of landfill sites is decreasing due to more stringent state and federal environmental regulations, the rapid rate at which landfills are being used up and the fact that landfills are becoming increasingly expensive to construct, renovate and operate. The recycling of solid waste in the Lansing Metropolitan area is not widespread at this time due to the pick-up, collection and hauling costs involved in getting waste materials to a processing site, an inconsistent supply of waste and undependable markets for the recycled materials. In 1978 the Michigan Legislature adopted Act 641, being the Solid Waste Management Act. This Act mandated that a solid waste management plan be prepared for each county. The Act contained requirements that the plan include an enforcement program and process to assure that the nonhazardous solid waste generated or to be generated in the county for the next twenty years is collected and recovered, processed, or dispensed of at facilities which comply with State law and rules promulgated by the Michigan Department of Natural Resources governing location, design, and operation of the facilities. Each county's waste management plans must be filed with the Department of Natural Resources, cover a twenty year period and be updated every 116 �five years. Once the plan has been approved by the DNR, no loc~l ordinance, law, rule, regulation, policy, practice or plan may override the location of or development of the approved site location for solid waste disposal. The plan also is required to contain a covenant restricting the post-disposal use of a landfill site for a fifteen year period. A solid waste management plan must be approved by at least two thirds of the municipalities within the planning area. All solid waste disposal sites (sanitary landfills) must be licensed by the DNR in order to operate and a financial guarantee in accordance with the statute must accompany all applications for a license. The Eaton County Solid Waste Planning Committee was established in January of 1981 with the expressed purpose of preparing a solid waste management plan for the County, as per the requirements of Act 641, prior to the State mandated deadline of October, 1982. The Tri-County Regional Planning Commission has been acting as the "lead" agency in assisting the County in preparing the plan as well as coordinating the Eaton County plan with adjacent county plans. ' 117 ��FUTURE LAND USE The Future Land Use Component contains the Future Land Use Plan and analyses of its different land use elements. Six separate parts of the component describe and analyze residential development, commercial development, office development, industrial development, open space and recreation facilities and the thoroughfare network designed to serve the proposed land use pattern. A brief discussion is also provided regarding the relationship between land use planning and zoning. Figure LU-I is the Generalized Future Land Use Plan while Table LU-1 indicates the areas allocated to different land uses. I The Relationship of Planning to Zoning The relationship between land use planning and zoning is an important one. Planning is basically the act of planning the uses of land within the Township for the future while zoning is the act of regulating the use of these lands by ordinance. The laws of the State of Michigan require that a community engage in land use planning activities, including the preparation of a comprehensive plan, prior to the initiation of a zoning ordinance in a community. In order to provide a better understanding of the terms planning and zoning, the following definitions are offered: Land Use Planning: The process of guiding the future growth and development of a community. Generally a document is prepared known as the Comprehensive Plan which addresses the various facets relating to the growth of a community. Through the process of land use planning it is intended that a community can preserve, promote, protect and improve the public health, safety and general welfare. Additional considerations include; comfort, good order, appearance, convenience, law enforcement and fire prevention; prevent the overcrowding of land and avoid undue concentration of population; facilitate the adequate and efficient provision of transportation, water, sewage s e rv ices, schools, parks, recreational facilities, housing and other requirements and services; and conserve, develop, utilize and protect natural resources within the community . Zoning: The process of partitioning a community into districts each of which permits certain uses of land for the purpose of conserving and promoting the health, safety, convenience and general welfare of the people within the community. A zoning ordinance is often adopted which contains regulations controlling land uses, densities, buildin g heights and bulk, lot sizes, yard and open spaces, setbacks and accessory uses. A zoning ordinance consists of two distinct parts, being a written text and a district map. The text sets forth the purposes, uses and district regulations for each 118 �TABLE LU-1 FUTURE LAND USE LAND USE CLASSIFICATION ACRES PERCENT OF TOTAL Very Low Density Residential 2,907 12. 7 Low Density Residential 8,728 38.l Medium Density Residential 739 3.3 High Density Residential 618 2. 7 Office Development 425 1.9 Retail Trade 645 2.8 Light Industry 599 2.6 Heavy Industry 1,913 8.4 Community Facilities 534 2.3 Parks and Open Spaces 766 3.3 Agricultural and Non-Urban 1,811 7.9 Transportation 2,302 10.0 Grand River 352 1.5 City of Lansing 576 2.5 22,915 100.0 ~ 119 $' �district and the standards for special land uses and admimistration of the ordinance. The map denotes a specific zoning district for every parcel of land within the community. Zoning is one of the instruments, along with capital improvements programming and the administration of local subdivision regulations, which implements the goals and policies of the comprehensive plan. The enactment and administration of the zoning ordinance are legislative and administrative processes conducted by local units of government relating to the implementation of the goals and policies of the comprehensive plan. II Residential Development The predominant land use in the Future Land Use Plan is residential development. A total of 12,992 acres or 57 percent of the Township is designated for residential use. Four general residential development densities are recommended; very low density, low density, medium density and high density. According to population projections prepared in development of the Comprehensive Plan, the year 2000 population of Delta Township will be approximately 34,000 persons. The residential density pattern has been designed to protect the character of existing neighborhoods and to provide attractive areas for the development of new housing. The majority of residential land has be en pl~nned for low density development in accordance with the character of the existing residential development pattern. Several areas have been designated for medium and high density residential development in response to the growing demand for multiple family housing within the Township. One of the land development concepts which is becoming increasingly popular is a technique known as planned unit development. Several planned unit developments have been established in Delta Township. A brief explanation of the concept of planned unit development follows the description of the various residential densities. Very Low Density Residential Development The Future Land Use Plan indicates a total of 2,907 acres or 13 percent of the Township is designated for very low density residential development. Very low density residential areas are intended to be developed at a maximum density of one dwelling unit per acre. It is anticipated that very low density areas will be developed with single-family detached residences which utilize private wells and septic tanks. Very low density residential areas are located in the southwestern portion of the Township and north of the Grand River. It is intended that these very low density areas will remain essentially non-urban in character with large individual lots due to the limited fire service which is available to these areas. Public utilities such as water and sanitary sewer service are not envisioned for these areas in the near future. The very low density residential land use indicated north of the Grand River is intended to preserve the existing nonurban character of that area which contains agricultural parcels, woodlots, flood plain areas, and a few very low density sinzle-family subdivisions. The very low density residential land use indicated for the southwestern 120 �portion of the Township is intended to preserve the largely non-urban character of this area which includes approximately three sections of land designated for agricultural and non-urban purposes. The very low density residential designation also respects the poor drainage capabilities of soils in this area. Low Density Residential Development The Future Land Use Plan indicates a total of 8,728 acres or 38 ~ercent of the Township for low density residential development. Low density residential areas are intended to be developed at a maximum density of five units per acre. It is anticipated that low density residential areas will be developed primarily with single-family detached residences although planned unit developments or other development forms which do not exceed five dwelling units per acre could be utilized. It is intended that low density residential areas will be served by public water and sewer service and hard surfaced roadways. It is recommended that certain limited institutional and non-residential uses, such as community shopping facilities, be permitted in order to provide convenient services to residential areas while at the same time preserving the overall residential character of the area in which they are located. Low density residential development areas are concentrated in that portion of the eastern half of the Township lying between the Grand River and I-496, and in that portion of the western half of the Township lying between Willow Highway and the proposed right-of-way of I-69. The low density residential area in the eastern portion of the Township is extensively developed with single family subdivisions. The low density residential land use indicated for this area is intended to preserve and round out the basic character of existing development. The western half of the Township lying between Willow Highway and I-69 contains a scattering of single-family subdivisions as well as strip residential development located along section line roads. The existing development, while not complete, constitutes an emerging pattern of basically low density residential development which is incorporated in the Future Land Use Plan. The Future Land Use Plan indicates small aceas of low density residential development north of the Grand River and adjacent to Waverly Road; in the vicinity of Delta Mills; south of 1-496 in the Marcy Road, Guenther Road and Echo Valley Estates areas; within the community of Millett; south of the Grand River in the vicinity of Locust Lane; and in the area adjacent to Jolly Road. These areas of low density residential development were all delineated to round out existing single-family developments. Medium Density Residential Development A total of 739 acres or 3.3 percent of the entire Township is designated for medium density residential development. These medium density residential areas are intended to be developed at a maximum density o·f eleven dwelling units per acre. It is anticipated that a variety of housing types will be developed in such areas. Permitting planned unit developments in medium density residential areas will allow for flexibility and innovation in the land development process. It is assumed that these areas will be adequately served by major thoroughfares and public utility services. It is recommended that certain limited institutional and non- 121 ~ r �residential uses, such as community shopping facilities, be permitted in order to provide convenient services to residential areas while at the same time preserving the overall residential character of the area in which they are located. Medium density residential areas are located in the western half of Section Ten; in the southeast quadrant of Section Sixteen; on the east side of Crey.ts Road south of I-496; in the northeast quadrant of Section Fourteen; in the northwest quadrant of Section Nine; in the southwest quadrant of Section Sixteen; and within the Verndale Development. The medium density residential areas illustrated in the Future Land Use Plan are gener~lly located in close proximity to recreational areas, have ready access to shopping facilities, are in areas in which land assemblage for multiple-family development appears feasible, and are located adjacent to arterial roadways and limited access expressways. High Density Residential Development A total of 618 acres or 2.7 percent of the entire Township is designated for high density residential development. High density residential areas are intended to be developed at a maximum density of fifteen dwelling units per acre. It is anticipated that high density residential areas will provide sites for garden apartments, townhouses and mid-rise residential structures which can benefit from the natural beauty of the surrounding landscape. Permitting planned unit developments in high density residential areas will allow for flexibility and innovation in the land development process. It is assumed that these ~reas will be adequately served by major thoroughfares and public utility services. High density residential areas are proposed in the south half of Section Nine, the north half of Section Sixteen and north and south of the Delta Township central business district in Sections Eleven and Fourteen. The high density residential areas illustrated in the Future Land Use Plan are generally located in close proximity to commercial services and are located adjacent to arterial roadways and limited access expressways. It should be emphasized that the Comprehensive Plan is a long-range document and that recommendations for medium and high density residential development at specific locations assumes that the proposed development of such facilities will coincide with the provision of adequate utilities, transportation facilities and public services. Planned Unit Development The planned unit development, or PUD as it is frequently known, is a modern zoning technique. The PUD zoning concept is employed by many communities to encourage innovative and imaginative design by providing an alternative to the traditional lot-by-lot residential development that has shaped the pattern of most of suburban America since World War II. PUD is known by many names including cluster zoning, community unit plan, or planned residential development. In 1979, the State of Michigan gave statutory recognition to the concept of PUD in amendments to the Township Rural Zoning Act being Act 184 of 1943. In order to provide a better understanding of the term, the following definition is offered: 122 �"Planned Unit Development (PUD) is a device which allows a development to be planned and built as a unit and which ••• permits variations in many of the traditional controls related to density, land use, setbacks ·; _ open space and other design elements, and the timing and sequencing of the development. PUD, therefore, is both a type of development and a regulatory process. As a development type, PUD permits flexibility in site design that allows buildings to be clustered; mixtures of housing types such as detached houses, townhouses, or garden apartments, combining housing with such other ancillary uses as neighborhood shopping centers; better design and arrangement of open space; and retention of such natural features as flood plains or steep slopes. It offers greater opportunities for providing low-cost housing along with conventional housing." (Michael J. Meshenberg, the Administration of Flexible Zoning Techniques, Planning Advisory Service Report No. 318 (Chicago : ASPO, June 1976), p. 19.) Innovative Housing Concepts Single family home ownership is still the preference of the majority of Americans. However, as the costs associated with land acquisition, financing, maintenance, energy, and building materials continue to escalate, increasing numbers of prospective homeowners are selecting a variety of housing styles including manufactured and underground housing, solar assisted housing and the previously mentioned cluster housing. It is recommended that Township codes and ordinances be amended to recognize and accomodate new housing trends while insuring that such housing will be located and developed so as to be compatible with the surrounding residential development. Non-Residential Uses in Residential Areas It is recognized that it is necessary to provide for the establishment of certain non-residential land uses within residential areas subject to the implementation of measures which are designed to insure compatibility. Such non-residential uses commonly include religious and educational institutions, recreational uses such as parks, golf courses and playfields, public utility facilities and home occupations. Regulations should be adopted addressing such items as traffic generation, noise, lighting and trespass in order to mitigate the possibility of negative impacts on residential neighborhoods. III Residential Neighborhood Module Concept It is recommended that future residential development occur in well defined neighborhood modules or units rather than in haphazard accumulations of subdivisions or through the in-filling of strip residential development. A neighborhood module or unit should be a protective nucleus of residential development in which extraneous automobile traffic is minimized. Traffic in residential neighborhoods should be limited primarily to local residents. An individual neighborhood module should normally be bounded by arterial streets. Other community facilities as well as convenience commercial facilities which serve two or more neighborhoods should be located on arterial streets at the periphery of neighborhood modules. 123 r �IV Neighborhood Unit Delineation The residential land use pattern has been organized into twenty-eight individual neighborhood units. These twenty-eight neighborhood units are indicated in Figure LU-II. The delineation of neighborhoods was based on the following factors: Location of natural or man-made devisive elements Distinct changes in land use Population patterns School district boundaries Existing land uses Sewer and water service areas Census tract boundaries A brief description of each neighborhood follows. Neighborhood One This neighborhood is unique in the Township in that it is located within the Lansing School District and is also served by the City of Lansing utility system. The 1975 Sanitary Sewer Service Agreement, which was entered into by the City and Delta Township, limits the density in this area to approximately five dwelling units per acre. The northern portion of Neighborhood One is positioned between a very low density residential subdivision to the west, being Saratoga Farms, and a higher density residential development to the east in the City of Lansing, being Mount Vernon Park. Residential development in this area should provide for a transition between the high density residential areas to the east and the lower density residential areas to the west. Delta River Drive bisects this neighborhood in an east-west direction. This roadway has been designated as a Natural Beauty Road by the Eaton County Road Commission in compliance with Act 150 of 1970. Due to the winding nature of Delta River Drive and the fact that sight distances are limited in this area, developments within this neighborhood should utilize Waverly Road as their primary access point. A significant amount of the southern portion of this neighborhood lies within the one-hundred year flood plain. Development in this area should be regulated so as to utilize and preserve the natural amenities of this area and to complement Grand Woods Park which is located on the south side of the Grand River in Sections One and Two of Delta Township. The extreme northern portion of this neighborhood lies within flight zones of the Capital City Airport to the northeast. However, it is expected that the airport flight zones will not impose a major impact on residential land uses in the area due to the fact that the Capital City Airport Master Plan recommends that future air traffic utilize landing strips further to the north. This neighborhood is bordered by Watertown Township to the north. The Clinton County Comprehensive Plan illustrates parks and open space uses along the northern border of Section One of Delta Township. A low density residential land use pattern is recommended for this neighborhood due to the readily available access to an arterial road, the 124 �(( ' ( ( ,11111111111111111p111111111111111111111111,11•1111111tt_11_111111111111111111~111111111111111111 1 DELTA TOWNSHIP Figure LU·II DELINEATED NEIGHBORHOOD UNITS 0 NON-NEIGHBORHOOD AREAS If) I N .-l Q) oO :,: tll I p.., H H I ::::> ..:I Q) I-< ::, .oO.., ,,/ Ji< ~~ (\\\'''''''''\ /~(~~',,----~ .,,,,. ....\,,')..,, / ~\~\)~.,,, ~.._"\_\'\..,,, - - // / ,,,-1----(..,~~v ,,, ,,,,,,,,,, --- \ / UU1.!JUI!TJ.f.DTI!![1.!J[i~,,,,,,, / / / 28 c,n o, ~AIIIINI NORTH �current availability of utilities as per the 1975 Sewer Agreement, the proximity of the area to existing low density residential areas, and the "close-in" location of the area to the Lansing urbanized area. Neighborhood Two This area is characterized by large tracts of vacant land and high quality, country-estate type homes along Delta River Drive and in the Saratoga Farms, Island Park Highlands, and White Oaks Subdivisions. These residential areas are primarily composed of large lots with detached single-family homes. For the most part this neighborhood is located within the Grand Ledge School District. The Delta Mills Elementary School, which is scheduled to be closed during the summer of 1982, is located in the western portion of the neighborhood. At this time a final decision has not been made as to what to do with this facility. The extreme easternmost portion of this neighborhood, specifically the Saratoga Farms Subdivision and a portion of the Island Park Highlands Subdivision is located within the Lansing School District. Public sanitary sewer service is presently lacking in this area. It appears that the first areas within this neighborhood which would be served would be the existing subdivisions in the eastern portion of the neighborhood as well as the Delta Mills Area. There have been documented cases of septic tank failures in these areas in the past. It appears that the central and western portions of this neighborhood will not be served by sanitary sewer service until some time in the distant future. The lack of public water service in the area presents problems regarding fire service. The remoteness of the interior of this neighborhood also results in difficulties in providing fire and emergency vehicle access. The existence of a significant amount of land within the one-hundred year flood plain in the southern portion of this neighborhood could provide possible recreational opportunities. The Hawk Meadow Sanctuary, an 81 acre Township park, is located on the north side of Delta River Drive in the center of the neighborhood. This facility is planned to be left in a natural state and utilized as a nature area. This neighborhood is bordered by Watertown Township to the north. The Clinton County Comprehensive Plan illustrates a mixture of agricultural and parks/open space uses along the northern border of neighborhood Two. Further north in Watertown Township, between Grand River Avenue and the Chesapeake and Ohio Railroad tracks, a significant amount of land is classified for industrial development. A low density residential land use pattern is recommended for the Delta Mills area due to the planned provision of sanitary sewer service within the next ten years, the existence of a significant number of single family homes on platted lots, and the fact that support services such as a church and several businesses are located in the area. A very low density residential land use classification is recommended for the renainder of the neighborhood due to the lack of public utility service to this area for the foreseeable future, the existence of a very low 126 �density residential land use pattern, and the fact that the area is lacking arterial road access. Neighborhood Three The area which is designated as neighborhood three is almost completely developed with the exception of two vacant parcels, one of which is on the westernmost portion of the neighborhood and the other being on the southernmost portion. A low density residential development land use pattern has been firmly established in this area. Some of Delta Township's highest quality single family subdivisions are found in this neighborhood. Neighborhood Three is bordered by Grand Woods Park to the north. This 139 acre facility borders the Grand River and is owned and maintained by the City of Lansing. Grand Woods Park offers hiking trails, playground equipment, softball fields, a canoe launch and a shelter building. Sharp Park, a 55 acre recreational complex owned and operated by Delta Township is located in the southwestern portion of this neighborhood and features an amphitheater, physical fitness trails, a fishing pond, tennis courts and softball fields. A proposed fire station site, consisting of approximately two acres, is located immediately south of the St. David's Church property along Elmwood Road. This facility should provide much improved fire fighting service to the eastern portion of the Township. One of the major concerns in this neighborhood is the through traffic which traverses residential areas in this neighborhood enroute to the Delta Township central business district. The proposed east-west collector road is intended to address this transportation related problem. Another transportation related concern in this neighborhood is the Elmwood Road/Willow Highway intersection. This intersection is presently hampered by poor sight distances and a lack of adequate traffic control devices. Any development in the vicinity of this intersection should be carefully reviewed to insure that safe traffic circulation patterns result. The entire neighborhood is located within the Waverly School District with the school district boundary line serving as the western border of this neighborhood. The Elmwood Elementary School serves this neighborhood. A low density residential classification is recommended for this neighborhood since a low density single-family residential pattern has been established and supportive services and facilities such as recreational areas and retail businesses are located in close proximity. The existing street system in the area is also adequate to support low density residential development. 12 7 �Neighborhood Four The residential developflent that exists in this neighborhood is of a low density single family chR~acter. A significant amount of vacant land exists in the northeast and central portions of the neighborhood. Approximately 100 acres of vacant land between Willow Highway and the Grand River in this neighborhood is presently in agricultural production. The Great Lakes Bible College Campus is located in the center of this neighborhood. The proposed east-west collector street will traverse the center of this neighborhood. Provisions should be made to insulate this roadway as much as possible from the Melody Acres Subdivision to the south and from anticipated residential development to the north. This entire neighborhood is located within the Grand Ledge School District with the Waverly/Grand Ledge School District boundary serving as this neighborhood's eastern boundary. The majority of this neighborhood lies within the Watson and Watson Drainage District. Some portions of this district, particularly the Garfield Avenue Branch, have experienced persistent flooding problems in the past. The Watson and Watson Drain generally lies within the Creyts Road right-of-way and empties into the Grand River. Sanitary sewer and water service is generally available throughout this neighborhood. A sanitary sewer pumping station is located on the north side of Old River Trail within the Delta Mills Subdivision. Water Well Number Six is located southeast of the intersection of Creyts Road and Willow Highway. A water well is presently planned on the north side of Willow Highway, west of Rockdale Avenue. A low density residential development classification is recommended for this neighborhood in order to preserve the character of existing residential areas and also due to the fact that the existing utility systems and roadway facilities in this area are adequate to serve this type of development. Neighborhood Five The majority of this neighborhood presently consists of vacant land with the exception of the Willow Woods, Robbins Acres and Armstrong Hills Subdivisions and dispersed single-family housing along Willow Highway, Canal Road, and Old River Trail. The existing land use pattern in the developed portions of this neighborhood is low density residential development. Delta Mills Park is located in the northeast portion of this neighborhood. This 32 acre facility was Delta Township's first park facility and offers a picnic shelter, softball fields, tennis courts, a basketball court, fishing and canoe launching. Sanitary sewer service is generally not available to the westernmost portion of the neighborhood at this time. The easter:i.most portion of the neighborhood is presently served by sanitary sewer service. Water service is generally available in this area. The extension of a water 128 �l i n e approximately one-quarter mile north of Willow Highway would provide service to both sides of Canal Road which is presently not served. A Townsh ip well site is located northeast of the intersection of Canal Road and Willow Highway. The Delta Towns hip Wastewater Treatment Plant is located on the north s ide o f Willow Highway within this neighborhood. This facility, loca ted on a 25 acre site, presently provides secondary treatment of sewage . Planned improvements to the plan include flow equalization, odor c ontrol and tertiary treatment. A low density residential classification is recommended for the neighborhood due to the established low density residential land use pattern and the general availability of utilities in the area. Neighborhood Six Neighborh ood six is characterized by vast amounts of vacant land and single-family residences along Creyts and Canal Roads. The only existing subdivisions in this neighborhood are the Earlington Estates Sub division in the extreme eastern portion of the neighborhood and the Riverdale Ac res Subdivision in the northwest corner of the neighborhood . Th e Willow Creek residenti a l condominiums are located on th e south side of Willow Hi ghway imme diat e l y west of Carrier Creek. The proposed east-west collector road will traverse the center of this neighborhood. Proposed development in the center of Section Ten should be r equired to execute the necessary documents to reserve the needed righ t-of-way for the proposed facility. Efforts should be made to provide for a non-motorized transportation corridor adjacent to the Carrier Creek which could commence at Willow Highway and continue southwardly. This nei ghborhood is primarily served by the 36 inch Carrier Creek Sanitary Sewer Interceptor which traverses the center of the neighborhood in a nor th-south direction. Thus, lands within Section Nine, located west of Canal Road, are presently without sanitary sewer service. Sewer lines within Creyts Road serve the easternmost portion of the neighborhood. Public water service is generally available throughout the neighborhood. 129 �The majority of this neighborhood is located within the Moon and Hamilton Drainage District and would be served by the Benjamin Drain and the Moon and Hamilton Drain (Carrier Creek). The Benjamin Drain is presently under sized and in poor physical condition and thus, should not be expected to accommodate urban-type developments until improvements to the drain are forthcoming. It is anticipated that Section Ten will experience a significant amount of development activity in the 1980's due to the existence of public utilities, the adjacent arterial roads, the amenities offered by the Carrier Creek, and the fact that large tracts of land which can be serviced by all of the aforementioned facilities are becoming increasingly scarce in the northeast portion of the Township. A low density residential land use pattern is recommended for the eastern half of Section Ten due to the existing single family residential land use pattern which has been established in the area. A medium density residential land use pattern is recommended for the western portion of this neighborhood. The following justifications support the medium density residential land use pattern: 1. The area is in close proximity to the recreational and aesthetic amenities provided by the Carrier Creek. 2. Convenient access to 1-96 and 1-496 is available via Highway Interchange. 3. Planned utility extensions will adequately serve the area. 4. A significant amount of vacant land exists in the area which indicates that land assemblage for medium density developments could be accomplished. 5. Supportive services, such as commercial land use and police and fire service, are a short distance away. the Sa.ginaw Neighborhood Seven This entire neighborhood, with the exception of the westernmost portion, is already developed with multiple family dwellings in the form of townhouses and two-story and mid-rise apartments. The Village Green and Elmwood Park Apartment complexes were constructed in the 1970's. The majority of the senior citizen housing units in Delta Township are located in this neighborhood. The proposed east-west collector will border the northern portion of this neighborhood. Provisions should be made to minimize possible negative impacts such as noise and diminished aesthetics which the proposed facility might impose on adjacent residential areas. Approximately twenty acres of Township owned land exists in the northeast corner of this neighborhood. The Delta Township Parks, Open Space and Recreation Plan recommends that a community center be located in this area in order to address an existing deficiency. This facility 130 �could serve many different needs in one area such as community meeting rooms, recreation program areas, senior citizens area, swimming facilities, and possibly a fire station. The higher density residential developments in this area are served by adjacent retail businesses, Sharp Park and the CATA bus system. A high density residential land use pattern is recommended for the remaining vacant areas in this neighborhood due to the established land use pattern and the general availability of supportive physical facilities and services. Neighborhood Eight There is very little vacant land left in neighborhood eight which is primarily composed of low density single-family residential areas. The majority of the homes in the Bretton Woods and Sunshine Gardens Subdivisions were built in the 1930 1 s, the Irvingdale Acres homes were primarily built in the 1940's, while the Knolls Subdivision was developed in the late 1950's. Although some of the residential lots in these areas are small by today's standards, the area has been well maintained and thus is a very stable and desirable residential area. All of neighborhood eight is located within the Bank-Briggs Inter-county Drainage District. A 1977 document entitled Preliminary Study and Report of the Bank-Briggs Intercounty Drain notes that, " ... the area has suffered extreme flooding in the last few years because of rapid urban expansion westerly from the City of Lansing. This urban expansion is a combination of residential and commercial development creating vast areas of impervious surfaces (buildings, drives, parking lots, pavements, etc.) and generating quantities of runoff far in excess of the capacities of the existing pipes. (pgs. 2 and 3) In nearly all cases it was found that the existing sewers are too small to serve the ultimate need. In many cases the sewers are old, have bad alignment, separated joints, root intrusion and are generally in poor condition." (pg. 14) The proposed east-west collector road should alleviate the existing problem of through traffic traversing such local roads as Maycroft Road, Bretton Road, Robins Road and Clark Road. The existence of a traffic signal at the Robins Road/Saginaw Highway intersection insures that a significant amount of traffic will traverse Robins Road due to difficulties experienced in making turning movements on Saginaw Highway. The St. Gerard's Church and elementary school exist on the northern portion of the neighborhood adjacent to Willow Highway. The former Bretton Woods Elementary School, a portion of which presently serves as the Waverly Branch Library, exists in the center of the neighborhood. This entire neighborhood is located within the Waverly School District. A low density residential classification is recommended for this neighborhood due to the established low density single-family residential land use pattern in the neighborhood. It is expected that "in-fill" housing will be constructed on the remaining vacant lots in this nei~hborhood. The following additional justifications are given for the low density residential land use pattern which is recommended adjacent to Waverly Road. 131 ~ �1. This area is a stable and desirable residential neighborhood due to the unusually large depth (approximately 600 feet) of the lots within Irvingdale Acres. 2. This area is located in close proximity to such residential supportive services and facilities as the CATA bus service, retail businesses and the greater Lansing Metropolitan area. 3. A low density residential land use pattern has been firmly established in this area; residences in this area are generally well maintained and only several vacant lots remain. Neighborhood Nine This neighborhood is composed almost entirely of single family residences. The majority of the residences in this neighborhood are located in three subdivisions being the Meadowlawn Subdivision, which was platted in 1925 and the Oak Park and Homedale Subdivision, both of which were platted in 1929. The majority of the homes in these areas were constructed in the late 1930's and early 1940's. Neighborhood nine is located entirely within the Waverly School District. The Colt Elementary School, located on the north side of Michigan Avenue approximately one-half mile west of Waverly Road, lies within the center of this neighborhood. All of this neighborhood, with the exception of the extreme westernmost portion, is located within the Bank-Briggs Intercounty Drainage District. As noted in the neighborhood eight narrative, this drainage district has experienced flooding in the past. Annual flooding has been documented at the point where Iris Avenue intersects with Michigan Avenue. The most pressing transportation-related problem being experienced in this neighborhood is the existence of a significant amount of through, shopping oriented traffic which is traversing north-south residential streets in this area. The proposed Elmwood Drive realignment/reconstruction between Michigan Avenue and Saginaw Highway is intended to provide a convenientaacess route to the Delta Township central business district, thus relieving traffic volumes on local residential streets. The fact that north/south residential streets in the neighborhood connect to Saginaw Highway, which is lined with strip commercial development in this vicinity, insures that there will probably always be some shopping oriented traffic utilizing these residential streets. A low density residential classification is recommended for neighborhood nine due to the fact that a low density single family land use pattern has already been firmly established in the area. Residential uses in the area could be adequately served by schools in the area, adjacent retail businesses and the existing street system. Neighborhood Ten Neighborhood Ten is primarily composed of multiple family apartment complexes although two-single family subdivisions, being Frank n' Dot Meadows and Stone Ridge Estates, are also located within this area. A significant amount of vacant land still exists in this neighborhood. 132 �A number of transportation-related improvements are neighborhood including the extension of Ivan Street South and the reconstruction of Creyts Road. These improve traffic circulation in the area and provide the Delta Township central business district. planned for this to Mall Drive improvements should better access to r - Public sanitary sewer and water service is generally available throughout the neighborhood with the exception of the property on the west side of Mall Drive South. The majority of this neighborhood is located in the Michigan Avenue Storm Drainage District although the northwestern portion of the neighborhood lies within the Watson and Watson Storm Drainage District. This neighborhood lies within the Grand Ledge and Waverly School Districts. The boundary line between these two school districts is in the vicinity of Mall Drive South. A high density residential land use classification is recommended for this neighborhood for the following reasons: 1. A high density residential land use pattern has already been firmly established in this neighborhood in that over 1,000 multiple family dwelling units are located therein. 2. Public utilities and transportation facilities are generally adequate in this area to support high density residential land uses. Although only limited mass transit service is presently available to this neighborhood, the provision of transit service to this area on a regular basis should be a high priority. ( 3. Supportive services, such as commercial facilities, are located in close proximity to neighborhood ten. 4. A significant amount of vacant land exists in the area which indicates that land assemblage for higher density residential development could be accomplished. Measures should be taken such as the installation of ~uffer strips, the provision of adequate setbacks, and careful planning of traffic circulation facilities to insure that the high density residential land uses in this area will not negatively impact adjacent low density areas such as the Frank "n Dot Meadows, Stone Ridge Estates, and the Dornet Village Subdivision. Neighborhood Eleven Very few vacant parcels remain in this neighborhood which is primarily developed with low density single family residences. Exceptions to this development pattern include commercial/office land uses adjacent to Michigan Avenue, Waverly Road and St. Joe Highway and the multiple family complex located southwest of the intersection of Dibble Street and Michigan Avenue. 133 �This neighborhood consists of two subdivisions, being Castle Hills Subdivision on the east which consist of approximately two hundred platted lots and the Huntington Acres Subdivision on the west side of the neighborhood which has approximately two hundred and thirty platted lots. The Castle Hills Subdivision was platted in 1929 with the majority of the homes being constructed in the area in the late 1930 1 s and 1940's. The majority of the lots in the Huntington Acres Subdivision are significantly larger than those to the east in the Castle Hills Subdivision. Public sanitary sewer and water service is generally available in the area with the exception that there is no water line along Waverly Road. The entire neighborhood lies within the Banks-Briggs Intercounty Drainage District. The Preliminary Study and Report of the Banks-Briggs Intercounty Drain, which was prepared in 1977, documented the need for storm drainage improvements in this area. A low density residential classification is recommended for neighborhood eleven due to the fact that a low density single family residential land use pattern has been established in the area. Residential land uses in this area can be adequately served by adjacent arterial streets, existing public sewer and water service and the retail businesses which are located in close proximity to the neighborhood. Neighborhood Twelve Neighborhood Twelve is expected to receive a significant amount of residential development in the 1980's due to the availability of vacant land and the general adequacy of utilities in this area. Three developments, being the Fairfield Subdivision, Park Meadows Subdivision and Townhouse complex and the Westwind Apartments, were constructed in the area in the 1978-1981 period. The neighborhood is served by the Waverly High School and Junie~ High complex which is located immediately to the west. Close attention should be given to any proposed developments on the east side of Snow Road to insure that such developments will not impose any signficant negative impacts such as excessive traffic, high noise levels, etc., upon the adjacent school complex. In spite of the number of schools which are located in close proximity to this neighborhood, sidewalks are practically nonexistent . in the area. At a minimum, sidewalks should be provided adjacent to St. Joe Highway and Snow Road in order to serve the Colt and Winans Elementary Schools, Waverly West Junior High and Waverly High School. 134 �Several major transportation improvements are proposed for this neighborhood. The first improvement involves the reconstruction of Snow Road between Michigan Avenue and St. Joe Highway. The second needed improvement is the hard surfacing of Stoll Road which is one of the last graveled roads which still exists in the urbanized portion of Delta Township. Public sewer and water service in this area is generally adequate to serve most forms of residential development. A Delta Township water storage tank is located on the western periphery of the neighborhood. Storm drainage in the area presents a problem in that property on either side of Stoll Road is not within a designated county storm drainage district. The Michigan Avenue Drain, and its branches which serve the neighborhood, no longer has adequate additional capacity to serve urban types of development in this area. Thus, absent improvements to these drains, some form of on-site storm water detention will be necessary. A low density residential land use pattern is recommended for this neighborhood for the following reasons: 1. A low density residential land use pattern is firmly established in the area. 2. Low density residential areas generally generate more school-age children than higher density residential areas. Given the close proximity of the Waverly School complex it is logical to encourage low density residential development in such a manner that children can walk to school. 3. Facilities and services which support residential areas are a short distance away. These facilities and services include retail businesses, playground areas and arterial roadways. Neighborhood Thirteen The predominant features in this neighborhood are the Waverly Schools complex on the east, the Homestead Acres Subdivision in the center, and approximately 150 acres of vacant land on the western portion of the neighborhood. There are approximately 125 acres of land in this area which is in agricultural production. Public water service is generally available throughout the neighborhood. A water well is located in the vicinity of the Mall Drive South and Michigan Avenue intersection. Public sanitary sewer service is available to the area except for the fact that there are no sanitary sewer lines adjacent to St. Joe Highway. All of this neighborhood is located within the Michigan Avenue storm drainage district except for the westernmost 80 acres which is located within the Tower Drainage District. A 48 inch storm drain is located within the Kenway Drive right-of-way and flows northward to the Grand River. On-site detention of storm water runoff will be required in this area to insure that the drains in the area are not overloaded. 135 �The most significant transportation improvement which is planned for this area will be the construction of Mall Drive South between Michigan Avenue and St. Joe Highway. Precautions should be taken in the planning and design of this roadway to insulate it as much as possible from the Homestead Acres Subdivision to the east. This neighborhood is served by the Waverly School District. The Waverly School complex, consisting of Winans Elementary School, Waverly West Junior Highand Waverly High School, is adjacent to the eastern border of this neighborhood. The installation of sidewalks adjacent to such major thoroughfares as St. Joe Highway should be encouraged in order to promote non-motorized travel in the area. Consideration should also be given to providing signalized crosswalks for pedestrians across the main roads in this area. A low density residential land use classification is recommended for this neighborhood for the following reasons: 1. A low density residential land use pattern has been firmly established in the area. 2. Public utilities in this area are adequate to serve low density residential development. Neighborhood Fourteen Neighborhood Fourteen consists primarily of low density single-family residences with the exception of several multiple family complexes on the eastern and western portions of the neighborhood. The only large vacant parcels of land which exists in this neighborhood are located adjacent to Snow Road. The entire neighborhood is located within the Waverly School District. Public sanitary sewer and water service is generally available throughout the neighborhood. A number of county drainage districts are found in this neighborhood. The majority of the area is located within the Banks-Briggs Intercounty Drainage District, the central portion is within the Maplewood Drainage District, and the western portion is in the Tower Drainage District. Since this neighborhood borders the 1-496 freeway on the south appropriate measures should be taken to mitigate possible negative impacts of the roadway on future residential development. These measures could include the installation of earthen mounds adjacent to the freeway rightof-way and the planting of landscape materials on top of these mounds. Although there are presently commercial and office land uses located adjacent to St. Joe Highway, a low density residential land use pattern is recommended. The existing office land uses, being the Verndale Development and the West St. Joe Professional complex, are high quality office plaza type developments. The process of converting residences along St. Joe Highway to commercial/office land uses or the construction of small free-standing office buildings should be discouraged. 136 �The low density residential land use pattern recommended for the majority of this neighborhood is due to the single-family residential character which has been firmly established in the area. This low density residential land use is intended to preserve and round out the basic land use pattern of existing development. Neighborhood Fifteen Neighborhood Fifteen is presently composed of single-family detached residences with the exception of the Carrier Creek Condominium complex. Several hundred acres of vacant land, most of which is in agricultural production, still exist in this neighborhood. A number of transportation related improvements are planned for this neighborhood including the construction of Michigan Avenue between Creyts Road and Canal Road, and the reconstruction of Creyts and Canal Roads between Saginaw Highway and St. Joe Highway. The lack of sidewalks in this area is a critical problem, particularly in light of the fact that the Delta Center School is located in close proximity to several residential subdivisions. Public water service is presently not available to the southern and western portions of this neighborhood. The existing Gettysburg Estates and Gettysburg Farms Subdivisions are served by private water wells. Sanitary sewer service is generally available throughout the neighborhood. The lack of water service in the area will forestall urban-type development in the near future due to the need to comply with minimum fire flow requirements. The majority of this neighborhood is located within the Michigan Avenue Storm Drainage District. The Moon and Hamilton Drain (Carrier Creek) traverses the center of this neighborhood in a north-south direction. The southeast portion of the neighborhood is located within the Tower Drainage District. On site detention of storm water runoff will be necessary in order to insure that the storm drains in the area are not overloaded. A significant portion of this neighborhood presently consists of vacant land. However, some of this land is not suitable for urban type development due to the location of the Carrier Creek, and the corresponding 100 year flood plain, and the existence of several large pockets of soils which present severe limitations for buildings and structures. Efforts should be made to preserve the natural amenities associated with the Carrier Creek. The preservation of open space areas adjacent to the Creek could accommodate non-motorized pathways and provide possible opportunities for active and passive recreation. A low density residential land use classification is recommended for this neighborhood for the following reasons: 1. A low density single-family residential land use pattern has been firmly established in the area. 137 ( - �2. The area is very desirable for low density residential land use due to the existence of the Delta Center Elementary School, the close proximity of retail businesses along Saginaw Highway and at the Creyts Road/St. Joe Highway intersection, and the fact that the Carrier Creek traverses the center of the neighborhood and provides various recreational opportunities. Neighborhood Sixteen The majority of the land in this neighborhood is presently vacant with the exception of the Sherwood Forest Apartments on the northern portion of the neighborhood and several single-family residences along Canal Road. The entire neighborhood is located within the Grand Ledge School District. Public water service is presently limited in this area in that the water line along Canal Road extends no further to the south than Creekside Drive. Sanitary sewer service is generally available to the majority of this area. The majority of the neighborhood is located within the Lazell Drainage District. The extreme southeast portion of the neighborhood is located within the Moon and Hamilton Drainage District. The Delta Center Elementary School is located immediately to the east of this neighborhood but unfortunately sidewalks do not exist along Canal Road. The fact that the area abuts 1-96 to the west could necessitate some type of screening in order to buffer prospective residential uses from the freeway's possible negative impacts. The proposed extension of Michigan Avenue to Canal Road should provide improved access to this area. It is anticipated that increasing traffic volumes in the vicinity of the Canal Road/St. Joe Highway intersection will necessitate improvements such as traffic signalization and additional lanes in this area. The following justifications are given for the medium density residential land use pattern which is recommended for this area: 1. The area will be provided transportation facilities and services in the future, such as improvements to Canal Road, the extension of Michigan Avenue and the provision of mass transit service which can adequately support this type of development. 2. A sufficient number of large parcels exist in this area to facilitate land assemblage for multiple family developments. 3. Medium density residential land uses are already found in this neighborhood. 4. The area is located in close proximity to thB 1-96/M-43 Interchange. Neighborhood Seventeen Neighborhood seventeen consists primarily of vacant land with the exception of the Gettysburi Farms Subdivisions and several single-family residences located along St. Joe Highway and Canal Road. Two institutional 138 �uses, being the Delta Center Cemetery and the Trinity United Methodist Church, border the northern boundary of this neighborhood. Public water service is presently not available to this neighborhood. The Gettysburg Farms Subdivisions are served by private water wells. Further urban-type development in this neighborhood should be prohibited absent public water service which is necessary to comply with minimum fire flow requirements. Sanitary sewer service is generally available to this area via sewer lines within the Canal Road and St. Joe Highway rights-of-way as well as the Carrier Creek Interceptor. The majority of this neighborhood is located within the Michigan Avenue Storm Drainage District. The Moon and Hamilton Drain (Carrier Creek) traverses the center of this neighborhood in a north-south direction. The easternmost forty acres of neighborhood seventeen is located within the Tower Drainage District. The Carrier Creek's 100-year flood plain covers approximately fifty acres in the center of this neighborhood. A natural water body which is approximately ten acres in size lies immediately south of the Gettysburg Farms West Subdivision. As previously mentioned, the intersection of Canal Road and St. Joe Highway is presently handling a significant amount of traffic, especially at peak hours. What with projected increases in traffic volumes at this intersection it will be imperative that improvements be made at this intersection which could include the installation of a traffic signal and/or the installation of additional turning lanes. A low density residential land use pattern is recommended for this neighborhood for the following reasons: 1. A low density single family residential land use pattern has already been firmly established in the area. 2. The roadways in this area would probably not safely accommodate the amount of traffic generated by higher density residential developments. Neighborhood Eighteen The majority of the land in neighborhood eighteen is vacant with the exception of the Echo Valley Estates Subdivision and several single-family residences along Mt. Hope Highway. Although the Echo Valley Estates Subdivision was platted in 1965, it has yet to be completely developed due to the fact that many of the lots have not passed septic tank percolation tests. The entire neighborhood is located within the Grand Ledge School District. The eastern portion of Neighborhood Eighteen is served by the Carrier Creek sanitary sewer interceptor. The proposed Hamilton Sanitary Sewer Service District would serve the western portions of this neighborhood. No portion of this neighborhood has public water service. This neighborhood is not within an established county storm drainage district at this time. Measures are presently being taken to have the 139 �majority of this neighborhood included in the proposed Delta Industrial Drainage District. A twenty acre storm water detention pond is envisioned in the center of Section 22 for the purpose of storing storm water runoff generated within the industrial tract so that flooding does not occur downstream during peak water runoff periods. Transportation improvements planned for this area include the reconstruction of Mt. Hope Highway, between Canal Road and Creyts Road, to Class A, All Weather status. This project will provide improved access to the Delta Township Industrial Tract to the south. A low density residential land use pattern is recommended for Neighborhood Eighteen for the following reasons: 1. A low density residential single-family land use pattern has already been established in this area due to the presence of the Echo Valley Estates Subdivision. 2. The provision of a low density residential area adjacent to the industrial tract will insure a variety of housing types in the area. The fact that this neighborhood is bordered by I-496 to the north and the industrial tract to the south will most likely necessitate the installation of screening devices in order to mitigate the possible negative impacts of the aforementioned facilities on future residential developments. The recommendations for residential development for this area presupposes that adequate public utilities, roadways, and storm drainage facilities exist to serve any proposed development. Neighborhood Nineteen The majority of the land in neighborhood nineteen is vacant with the exception of the Homeland and Meadow View Subdivisions and the singlefamily detached residences along Mt. Hope Highway and Creyts Road. The Homeland Subdivision, which borders both sides of Marcy Road, was platted in 1929 and consists of 81 platted lots. The Meadow View Subdivision, which borders both sides of Guenther Road, was also platted in 1929 and consists of 56 platted lots. Public water service is available throughout the Meadow View Subdivision as well as the westernmost portion of the neighborhood. The interior of the neighborhood, including the Homeland Subdivision, lacks water service due to the fact that a water main is not located within the Mt. Hope Highway right-of-way. The entire area is presently lacking sanitary sewer service. The easternmost portion of the neighborhood is located within the Underhill extension drainage district while the westernmost portion of the neighborhood is located within the Holly Drainage District. The majority of neighborhood nineteen is located within the Waverly School District. The westernmost sixty acres of the neighborhood is located within the Grand Ledge School District. Delta Township owns approximately l½ acres of land on the north side 140 �of Mt. Hope Highway, west of the GM Parts Warehouse, within Section 24 which is being reserved for a future fire station. Although not located within Neighborhood Nineteen, the proposed fire station should provide improved fire service to the general area. Given the fact that this neighborhood is positioned between industrial areas to the east and south and an interstate freeway to the north, there will probably be a need to provide screening treatments, such as landscaped berms and buffer strips, to insure an orderly transition in land uses. A low density residential land use pattern is recommended for the eastern portion of Neighborhood Nineteen for the following reasons: 1. A low density single family residential land use pattern exists in the area due to the existence of the Homeland and Meadow view Subdivisions. 2. The proposed open space corridor along the south side of Mt. Hope Highway will provide for a proper transition between residential uses on the north side of Mt. Hope Highway and industrial uses on the south side of Mt. Hope Highway. 3. The provision of a low density residen tial area adjacent to the industrial tract will insure a variety of housing types in the area. A medium density residential land use pattern is recommended for the Western portion of Neighborhood Nineteen for the following reasons: 1. This area is located adjacent to the Creyts Road/I-496 Interchange which affords easy access to the Greater Lansing Area. 2. The land ownership pattern in this area is such that land could be assembled for multiple family developments. 3. Medium density residential development in this area should provide ample housing opportunities for employees in the adjacent industrial tract. Neighborhood Twenty Neighborhood Twenty consists of a mixture of land uses of which singlefamily residential uses are the most common. There are nine platted subdivisions in the neighborhood. Approximately a half dozen commercial businesses exist along Lansing Road. Public sewer and water service is presently not available to this neighborhood. There have been cases of septic tank failures documented in this area by the Eaton-Barry County Health Department. The fact that U.S. 27 and the Grand Trunk Western Railroad border Neighborhood Twenty on the north presents obstacles to providing fire service to the area. A volunteer fire station is located on Lansing Road but due to the fact that this facility is unmanned, it can provide only limited service. r I 141 �) The majority of this neighborhood is located within the Underhill Extension Drainage District. The easternmost portion of the neighborhood is within the Maplewood Drainage District; the central portion is within the Saier Drainage District and the Graham Drainage District serves the westernmost portion of the neighborhood. There are a number of vacant commercial style structures in this area which were occupied by viable businesses when the community of Millett was thriving several decades ago. Most of these structures are now in need of major rehabilitation, the sites generally have insufficient lot area and public utilities such as sewer and water service and storm drains are non-existent. The structures are often located in close proximity to road rights-of-way and single-family residences. It is recommended that commercial uses along Lansing Road be discontinued due to the aforementioned factors. A low density residential land use pattern is recommended for Neighborhood Twenty for the following reasons: 1. Very little vacant land remains in this area, thus it is expected that infill housing will occur on the few renli.ining vacant parcels. 2. A low density single-family residential land use pattern is firmly established in the area. 3. The area is afforded quick and easy access to the Greater Lansing Metropolitan Area from U.S. 27. 4. Recreational opportunities are available to residents in the area due to the close proximity of the Woldumar Nature Center, the Anderson Nature Park and the Grand River. Neighborhood Twenty One Neighborhood Twenty One is composed primarily of vacant land with the exception of a dozen homes along Locust Lane, Waverly Road and the Grand River. The neighborhood is located entirely within the Lansing School District. This area is served by the City of Lansing Sanitary Sewer System as per a 1975 Sewer Agreement which was executed between the City and Delta Township. This agreement limits the number of dwelling units which may be constructed in this area through the use of density regulations. Delta Township does not provide public water service to this area nor does an agreement exist with the City of Lansing to provide water service. At the present time those who wish to develop land in this area m_u st enter into a contract with the Lansing Board of Water and Light to provide water service to the area. The Long Range Street and Highway Plan for the Tri-County Region, which was prepared by the Tri-County Regional Planning Commission in 1979-1980, stated that Waverly Road in the vicinity of Neighborhood Twenty One is presently experiencing high traffic volumes. This document notes that by the year 2000, this segment of Waverly Road will experience traffic volumes which exceed the existing capacity of the roadway. These high 142 �volumes of traffic, and the resulting noise, aesthetics and vehicle emissions could necessitate screening treatments along Waverly Road in order to mitigate these possible negative impacts. A low density residential land use pattern is recommended for this neighborhood for the following reasons: 1. A low density residential land use pattern is firmly established in the area. 2. The stipulations contained within the Sanitary Sewer Service Agreement for this area limit the density to less than five dwelling units per acre. 3. Supportive services and facilities such as retail businesses exist in close proximity to this area. Neighborhood Twenty Two This neighborhood, which lies entirely within the Holt School District, is characterized by single family residences along Jolly Road and a significant amount of vacant land in the western portion of the area. The 100-year flood plain associated with the Grand River covers approximately ten acres in the northwestern corner of the neighborhood. Sanitary sewer and water service is not provided to this area at this time. If and when sewer service is available, such service would be provided in conjunction with the 1975 agreement between the City of Lansing and Delta Township to serve the area with city sewers. The majority of Neighborhood Twenty Two is served by the Keller Drainage District. At this time the western portion of the neighborhood is not located within a designated drainage district. Access to this neighborhood is limited to Jolly Road which is a gravel surfaced local street. Several adjacent land uses could impact development within Neighborhood Twenty Two in the future. These land uses include the Waverly Park apartment complex to the south and the Canterberry Commons residential development to the north, both of which are located in the City of Lansing, as well as the commercial development adjacent to Waverly Road. This neighborhood is bordered by Windsor Township on the south. The Windsor Township Comprehensive Development Plan depicts low density residential development for Section One which abuts Neighborhood Twenty Two. The plan depicts recreational and open space uses for that portion of Windsor Township west of Williams Road. A low density residential land use pattern is recommended for this neighborhood for the following reasons: 1. A low density single-family residential land use pattern has been established in the area. 2. The sanitary sewer service agreement for this area limits the residential density to less than five dwelling units per acre. 143 ( �3. The condition of roadways in the area, the remoteness of the area from fire station facilities, and the significant amount of land which is already divided into small parcels merits a low density residential classification for the area. Neighborhood Twenty Three Neighborhood Twenty Three is characterized by a significant amount of vacant land and a number of single family residences on relatively large lots . It is estimated that approximately 500 acres of land in this neighborhood is presently in agricultural production. A number of residences have been built in this area in the past decade on parcels ten acres in size or less. The Grand Ledge School District serves Neighborhood Twenty Three. This neighborhood presently lacks public sewer and water service. At this time it is estimated that public sewer service will not be available prior to 1990. The majority of land which is located north of North River Highway is within the Waldo and Waldo Number Two Drainage District. The area which is located south of North River Highway is not within an established county drainage district. Access is provided to this neighborhood via Eaton Highway which is under the jurisdiction of the Eaton County Road Commission in this area. North River Highway serves the interior of the neighborhood. The fact that there are no roadways which cross the Grand River west of I-96 isolates this area. The extension of Nixon Road to the north would provide a continuous north-south corridor in this area. However, this project would be very costly due to the necessity of constructing a bridge. The Chesapeake and Ohio Railroad traverses the northwest corner of this neighborhood. However, since there are no access points to the rail line its importance to the area is relatively insignificant. This neighborhood is bordered by Watertown Township to the north and Onieda Township to the west. The Clinton County Land Use Plan illustrates agricultural and open space uses for that area of Watertown Township which borders Neighborhood Twenty Three. The Eaton County Development Plan illustrates parks and open space uses for that portion of Onieda Township which borders this neighborhood. A very low density residential classification is recommended for Neighborhood Twenty Three for the following reasons: 1. A very low density residential land use pattern has been established in the area. 2. The area lacks certain services and physical facilities, such as public sewer and water service, close proximity to fire services, and a quality roadway system to support higher density residential developments. 3. A very low density residential land use pattern will be compatible with adjacent land uses in neighboring townships. 144 �Neighborhood Twenty Four Neighborhood Twenty Four is composed almost entirely of vacant land of which approximately 400 acres is presently in agricultural production. The neighborhood is composed of the majority of Sections Nine and Sixteen located west of 1-96. The entire neighborhood is located within the Grand Ledge School District. / Public sewer and water service is presently not available to this neighborhood. At this time it is estimated that public sewer service will not be available to the area prior to 1990. The majority of the neighborhood is served by the Lazell Drain which is an open ditch agricultural-type drain. Major storm drain improvements would be required in this area in order to accommodate urban development. A medium and high density residential land use pattern is recommended for Neighborhood Twenty Four for the following reasons: 1. The area is located such that good access to the Greater Lansing Metropolitan Area would be provided by West Saginaw Highway and the I-96 interchange. 2. The neighborhood is located in close proximity to Township services, such as police and fire protection as well as to commercial services along the West Saginaw Highway corridor. 3. Although not presently available, the area could be adequately served by the Township sewer and water systems in the future. 4. It is still possible to assemble land in the area to accomodate high density residential development due to the existence of large parcels. 5. The physical conditions of the land, such as soils and topography, appear tobecapable of supporting higher density residential development. Although a medium and high density residential land use pattern is recommended for this area such development should not take place absent adequate public utilities, roadways and schools. Neighborhood Twenty Five The majority of the land in Neighborhood Twenty Five is presently vacant. It is estimated that approximately 900 acres within the area are currently in agricultural production, There are a number of residential subdivisions in this area including Belaire Hills, Silver Ridge Estates, Lea Verde Estates, Dawn Haven and Greenfield Acres. The Greenfield Acres Subdivision was platted in the 19S0's and 1960's. These subdivisions were platted prior to the adoption of stringent land development regulations by Delta Township and the State of Michigan. All of the homes in these subdivisions are singlefamily detached and the majority of the lots are one-quarter to one-third of an acre in size. / 145 �This neighborhood presently lacks public sewer and water service. At this time it is estimated that public sewer service will not be available to this area prior to 1990. There have been documented septic tank failures in several of the aforementioned subdivisions. There are a number of lots in the Belaire Hills Subdivision which are presently vacant due to the fact that the lots will not pass septic tank percolation tests. The majority of this neighborhood is served by designated county drainage districts. The easternmost portion of the neighborhood is served by the Lee and Lazell Drainage Districts; the central portion by the Greenfield Acres Drainage District; and the westernmost portion by the Miller Drainage District. The Grand Ledge School District serves this entire neighborhood. The Hayes Middle School is located within the neighborhood in the southwest corner of Section Eight. Lootens Park, a 74 acre Township park, is located in the center of the neighborhood adjacent to the Hayes School site. The Delta Township Parks, Open Space and Recreation Plan notes that it is anticipated that recreation needs will intensify in the northwest portion of the Township in the future. Present plans indicate that the combined Hayes School-Lootens Park could best serve the recreational needs of the areas residents. The Neighborhood's northern boundary is the Grand River. The Miller Creek traverses the center of the neighborhood in a north-south direction. These natural features provide recreational and aesthetic amenities to residents of the area. Onieda Township borders the neighborhood to the west. The Eaton County Development plan illustrates low and medium density residential development for the western portion of Section Twelve of Onieda Township. A low density residential land use pattern is recommended for this neighborhood for the following reasons: 1. A low density single-family residential land use pattern has already been established in the area. 2. The area is provided with relatively good transportation access via section line roads and Willow and Saginaw Highways. 3. A community school and park facility exists to serve the neighborhood. Neighborhood Twenty Six Most of the land in Neighborhood Twenty Six is vacant with the exception of the Nixonburg Hills, Miller Farms, Pine Manor, Stoney Brook Farms, and Home Acres Subdivisions. It is estimated that approximately 400 acres of land within this area is presently in agricultural production. The Grand Ledge School District serves the entire neighborhood. This neighborhood presently lacks public sewer and water service. 146 At �this time it is estimated that public sewer and water will not be available to this area prior to 1990. There have been documented cases of septic tank failures in several of the subdivisions in this neighborhood. The entire neighborhood is served by designated county drainage districts. The easternmost portion of the neighborhood is served by the Lazell Drainage District. The central portion is served by the Hazel Drainage District, the Miller Drainage District, the Delta Section 16 and 17 Drainage District and the Myers and Henderson Drainage District. The western portion is served by the Miller Drainage District and the Delta Section 17 Drainage District. This neighborhood is bordered by Onieda Township to the west. The Eaton County Development Plan depicts parks and open space uses for most of Section 13 within Onieda Township, while a small portion of the area is designated for low density residential land uses. The Miller Creek traverses this neighborhood in a north-south direction. A significant amount of land within the northwest portion of Section 17 is located within the 100-year flood plain. This neighborhood is bordered by West Saginaw Highway on the north. There will inevitably be pressure exerted from land developers to establish strip commercial developments adjacent to Saginaw Highway. The commercial development section within the Plan denotes several justifications for discouraging strip commercial development along arterial roadways. A low density residential land use pattern is recommended for this neighborhood for the following reasons: 1. A low density single-family residential land use pattern has been established in the area. 2. Low density residential land uses in this neighborhood would be compatible with land uses in adjacent neighborhoods. 3. The fact that this neighborhood is not located in close proximity to supportive services and facilities such as retail businesses and mass transit service could make it difficult to support higher density development in the area. Neighborhood Twenty Seven The majority of land in this neighborhood is vacant with the exception of the Countryside Estates and Evergreen Heights Subdivisions. Both of these subdivisions were platted in several phases in the 1960's. It is estimated that approximately 800 acres of land in the neighborhood is presently in agricultural production. This neighborhood is located entirely within the Grand Ledge School District. This neighborhood presently lacks public water and sewer service. At this time it is estimated that public sewer service will not be available to this area prior to 1990. The majority of this neighborhood is served 147 �by the Myers and Henderson Drainage District while the central portion is served by the Decke Drainage District and the southwest area is served by the Munton Drainage District. This neighborhood is bordered by Onieda Township to the west. The Eaton County Development Plan illustrates parks and open space uses for the majority of land in Section 24 of 0nieda Township while a small area is classified as rural non-agricultural uses. The proposed construction of I-69 from its present terminus to Charlotte will impact this area in terms of land acquisition, traffic volumes, and transitions in land use. A freeway interchange is planned on Nixon Road south of Mt. Hope Highway. During the construction of I-69, it is planned to extend Broadbent Road from its existing terminus approximately three-quarters of a mile to the south to connect with Mt. Hope Highway. The construction of the Broadbent Road extension should provide improved access in this area via the provision of a new north-south corridor between Willow Highway and Davis Highway. Very often commercial land uses are advocated for those areas adjacent to a freeway interchange. It is recommended that commercial land uses not be established adjacent to the I-69/Nixon Road interchange for the following reasons: 1. It is assumed that the construction of the interchange will precede the availability of public utilities in the area. 2. At this time it does not appear that there is a large enough population within this area to support retail businesses in this area. 3. The establishment of commercial uses Jn this area could impose negative impacts such as excessive traffic volumes and incompatibilities in land use upon adjacent residential uses. A low density residential land use pattern is recommended for Neighborhood Twenty Seven for the following reasons: 1. A low density single family residential land use pattern has already been established in the area due to the existence of the Countryside Estates and Evergreen Heights Subdivisions. 2. There are several areas in this neighborhood where soil conditions would not be conducive to the construction of commercial or multiple family buildings. 3. This neighborhood is located several miles from existing and proposed fire service facilities. Therefore, land uses which require significant fire flows should be discouraged in this area. Neighborhood Twenty Eight The majority of land in this neighborhood is vacant with the exception of several single-family residences located along section line roads. It is estimated that approximately 2400 acres of land within this neighborhood are currently in agricultural production. All of the 148 �neighborhood is located within the Grand Ledge School District. This neighborhood presently lacks public sewer and water service. The extension of public water and sewer service is not planned for this area in the near future. The entire neighborhood is served by designated county drainage districts. The easternmost portion of the neighborhood is served by the Dann Drainage District, the Mccalpin Drainage District and the Moon and Hamilton Drainage District. The western portion of the neighborhood is served by the Munton Drainage district, the Thornapple Extension Drainage District, the Decke Drainage District and the Fox Drainage District. Most of the soils in this area are very conducive to agricultural uses. These soils also present severe limitations for urban type development due to poor septic tank percolation, poor compaction and load bearing capacity and the fact that they are susceptible to frost action. The Delta Township Parks, Open Space and Recreation Plan recommends that a community park site be obtained somewhere in this neighborhood in order to serve the long range recreation needs of residents in the southwest portion of Delta Township. Delta Township owns twenty acres of land on the north side of Millett Highway adjacent to I-96 which is planned to be used as a future cemetery site. This neighborhood is bordered by Onieda Township to the west and Windsor Township to the south. The Eaton County Development Plan depicts parks and open space uses within Sections 25 and 36 of Onieda Township. The Windsor Township Comprehensive Development Plan depicts agricultural land uses for those areas within Sections 4, 5 and 6 which abut Neighborhood Twenty Eight. An agricultural land use classification is recommended for those portions of Sections 29 and 30 which are located south of the proposed I-69 freeway and for all of Sections 31 and 32 for the following reasons: 1. The soils in this area are most conducive to agricultural activities. 2. An agricultural land use pattern has been firmly established in this area. 3. Public utility service is not planned for this area in the near future . A very low density residential classification is recommended for the remainder of Neighborhood Twenty Eight for the following reasons: 1. A very low density single-family residential land use pattern has been established in this area. 2. The relatively flat topography within t;he eastern portion of Neighborhood Twenty Eight presents problems in adequately handling storm water runoff generated by urban type development. 3. Public utility service is not planned for this area in the near future. 149 I �4. The section line, gravel surfaced roadways in this area could not safely accommodate the higher volumes of traffic which are associated with higher densities of residential developments. V Office Development Two large office development areas are described in the Future Land Use Plan. The first is located north and south of West Saginaw Highway between Canal Road and Carrier Creek. The second is located in the vicinity of the Creyts Road/I-496 Interchange. The West Saginaw Highway office development area contains approximately 125 acres while the Creyts Road office area contains approximately 210 acres. Both proposed office development areas are directly adjacent to interstate highway interchanges and are effectively linked with the entire Lansing metropolitan area as well as other portions of the State of Michigan. These two office development areas should provide sites which are particularly attractive to companies desiring state and regional headquarters office complexes. The two office development areas, as delineated, are large enough in size and of appropriate shape to permit the design of integrated office parks or campus-like developments with internal circulation and parking systems as well as attractive on-site landscaping. Because of the location of the office facilities in close proximity to residential housing areas and their ready accessibility to the interstate highway system interchanges, congestion during peak traffic hours in the vicinity of these developments should be minimized. Office development is also recommended adjacent to Waverly Road between Saginaw Highway and St. Joe Highway. The area bounded by Saginaw on the north, Waverly Road on the east, Michigan Avenue on the south, and Dibble Boulevard on the west is experiencing a gradual transition in land use. Although there are a number of residences in this area, a non-residential land use pattern is recommended for the future due to the following factors: 1. A mixed land use pattern presently exists in this area consisting of commercial/office uses and low density to high density residential uses. Encouraging office development in the area would establish a single land use pattern and prevent conflicts between competing uses. 2. Public office equate office drains 3. The lots in the Parkview Acres Subdivision which front on Waverly Road generally have 350 feet of depth. Thus, these lots are large enough to accommodate physical improvements necessitated by office land uses such as buffer strips, service drives, parking areas, storm drainage detention areas, etc. 4. The area is no longer desirable as a residential neighborhood due to the high traffic voluraes on Waverly Road and the resultant negative impacts such as noise, aesthetics and vehicle emissions. In spite of the fact that a significant number of vacant parcels sewer and water service in this area is adequate to serve land uses. Storm drains in this area are presently inadto serve office land uses and thus it is recommended that land uses not be authorized absent improvements to the or the utilization of on-site detention measures. 150 �exist adjacent to Waverly Road, a single family residence has not been constructed with frontage on Waverly Road for more than fifteen years. 5. Such factors as a close-in location to the greater Lansing metropolitan area, frontage and visibility on an arterial street, and the existence of an interstate freeway interchange less than one and a half miles away make this area attractive to office land uses. 6. A stable single-family residential neighborhood exists in the Clairborne Heights Subdivision immediately to the west of the aforementioned area. The establishment of office land uses along Waverly Road will serve as a transitional area between Waverly Road and the low density residential area to the west. The three block area which is bordered by Michigan Avenue on the north, St. Joe Highway to the south, Waverly Road to the east, and Hume Boulevard to the west consists of a mixture of commercial, office and singlefamily residential uses. Although there are a number of single-family residences located in this area, an office land use pattern is recommended for the following reasons: 1. This area is not a viable residential neighborhood for the following reasons: a. The lots in this area generally consist of approximately 6600 square feet which presents difficulties when attempting to locate a 1,000-1,200 square feet residence on these properties. b. The high traffic volumes on Waverly Road make it extremely difficult for residents to ingress and egress from properties in this area in addition to the roadway's negative impacts such as noise and poor aesthetics. c. The existing mixed land use pattern in the area has resulted in inevitable incompatibilities and conflicts between land uses. 2. Designating an office land use pattern in the area would permit developers to assemble enough parcels together to form sites which would be large enough to accommodate office development. Parcels at least a third to a half acre in size would be required due to front setback requirements on Waverly Road, and the need for transitional buffer strips and storm water deten t ion areas. 3. The area is attractive for office land uses due to the visibility and access provided by arterial roads such as Waverly Road, lf.ichigan Avenue and St. Joe Highway. This area is also located in close proximity to the 1-496/Waverly Road interchange which affords excellent access to the greater Lansing metropolitan area. The recommendation for office land uses in these two areas is made with the following qualifications: 151 �1. This recommendation is for a specific area along Waverly Road and does not apply to all areas within Delta Township which have Waverly Road frontage. 2. The development of office land uses in this area should not precede the provision of necessary physical improvements which are required to support such facilities. These facilities could include adequate storm drainage provisions and construction of a service drive parallel to Waverly Road. 3. It is intended that future office development in this area be new construction rather than converted single-family residences and also that land be assembled in such a manner that office parks or complexes will be established rather than strip development along Waverly Road. 4. Access to Hume Street and Dibble Boulevard by office land uses should be prohibited whenever possible since these roadways serve as local residential streets. 5. Landscaped buffer strips should be installed in order to properly screen the proposed office land uses from the existing residential neighborhoods to the west. The practice of using secondary spaces such as converted residences and basements for office uses should be discouraged due to the fact that the following circumstances could result: VI 1. Converted residences and individual lot-by-lot development of office buildings would represent a poor transition in land uses between residential and non-residential uses and could result in strip development. 2. Individual office developments often require physical facilities such as extensive parking lot lighting, trash dumpsters, signs, etc., which can negatively impact adjacent residences. 3. A proliferation of access points to arterial roadways would result which would significantly decrease the traffic carrying capacity of the roadway and could contribute to unsafe turning movements. Commercial Development The commercial land use pattern illustrated herein has five primary objectives: 1. To encourage the continued viability of the Delta Central Business District which consists of the retail businesses within the Lansing Mall, Domet Village, Granger Mall and Meijer and K-Mart complexes. 2. To improve the aesthetics within and the access to the strip commercial areas which lie east and west of the Delta Central Business District along Saginaw Highway. 3. To prevent the proliferation of strip commercial development. 152 �4. To provide planned neighborhood shopping centers convenient to residential areas. 5. To discourage the conversion of single-family residences to retail uses. The Delta Central Business District The Delta Central Business District is generally bounded by Mall Drive West to the north, Iris Street to the east, Ivan Street to the south, and Mall Drive South to the west. The Lansing Mall, Dornet Village, Meijer, K-Mart and Granger Mall complexes are located within the Delta Central Business District. It is assumed that in-fill development will occur on the remaining vacant commercial properties in this area during the next two decades. The Comprehensive Plan recommends that peripheral access around this shopping district be improved via the extension of Ivan Street and the construction of a roadway connecting the proposed east-west collector to Mall Drive West. The provision of additional landscaped areas throughout the Delta Central Business District would improve the visual appearance of the area. It is recommended that the owners of the individual shopping centers in this district instigate a parking area landscape program to provide landscaped islands containing trees, shrubbery and flower plantings which would break-up the existing expanses of asphalt. Consideration should be given to the street improvement recommendations which were contained in the Street Improvement Plan for the Delta Township Commercial Core Area which was prepared in 1978 by a traffic consulting firm. Special attention should be directed to specific problems in this area such as the high accident rate on Saginaw Highway, the inadequate storm drainage facilities, the poor maintenance of privately owned service drives and the problems negotiating left hand turns. The Delta Central Business District provides convenient commercial facilities to higher density residential areas which border it. The majority of the medium and high density land surrounding the Delta Central Business District is developed but it is anticipated that in-fill development will occur on the remaining vacant lands. Commercial Areas to the East and West of the Delta Central Business District The strip commercial development located to the east of the Delta Central Business District stretches along Saginaw Highway from Waverly Road on the east to Mall Drive East on the west. The majority of the businesses in this area are of a convenience nature and are located on individual lots with generally two access points per lot to Saginaw Highway. Most of the businesses in this area were constructed between 1955 and 1975. Strip commercial development exists from the Delta Central Business District west to Creyts Road. The commercial development pattern in this area is still emerging due to a number of residential dwellings which 153 �are located along the north side of Saginaw Highway and the existence of a significant amount of vacant land along the south side of Saginaw Highway. A wide variety of retail land uses presently exist in this area. Although strip commercial development is not a desirable form of land development, it is recognized as the dominant land use in the afore-mentioned areas. It is recommended that existing, as well as future, development in these areas attempt to implement the following measures, thereby upgrading the general condition of these retail areas: 1. Further attempts should be made to control the size and quantity of advertising signs. The existing signs generally have a negative impact on aesthetics. 2. Access to the retail establishments should be improved. A solution could be the construction of a service drive parallel to Saginaw Highway which would eliminate some of the access points to this roadway. 3. Many of the existing businesses have made no provisions for screening such items as parking lots and refuse dumpsters from adjacent residential properties. Landscaped buffer strips should be installed along all proerty lines which abut residential land uses. Planned Neighborhood Shopping Centers A neighborhood convenience shopping center offers consumer convenience goods such as foods, drugs and sundries, as well as personal services such as laundry and dry cleaning, barbering and shoe repairing, for daily living needs of an immediate neighborhood. Generally, a food store is the principal tenant in a neighborhood convenience shopping center. The amount of gross leasable area in a neighborhood convenience shopping center may range from 20,000 to 100,000 square feet with an average gross leasable area of 50,000 square feet. The site area for a neighborhood convenience shopping center should range between two and five acres and the support population will range from 6,000 to 10,000 persons. Neighborhood convenience shopping facilities normally serve a grouping of adjacent residential neighborhoods and are usually located adjacent to an arterial or collector street for convenient accessibility. Certain neighborhood convenience shopping centers can serve specialized functions such as a center proposed within the industrial corridor to serve workers in the area. Similarly, neighborhood convenience shopping facilities, located within proposed office development areas in the Plan, could serve office workers during normal business hours and residents of surrounding neighborhoods at all times. Planned neighborhood shopping centers are proposed for a number of locations throughout the Township. The locations, which are illustrated on the Future Land Use Map, were selected on the basis of accessibility, proximity to other retail trade areas, and the projected popu- 154 �lation which would be served by such a facility. The sites illustrated on the Future Land Use Map should be considered as suggested general locations for the spacing of neighborhood convenience shopping centers, not as specific locational recommendations. It should be noted that several existing retail areas within the Township, such as the lands surrounding the Creyts Road/St. Joe Highway and Canal Road/Saginaw Highway intersections, serve as neighborhood shopping centers even though these areas were not specifically planned and developed as neighborhood shopping centers. There are also a number of retail stores located within the Saginaw Highway strip commercial development which serve day to day shopping needs. Planned neighborhood shopping centers should not be established in close proximity to existing retail facilities which, although not officially designated as planned neighborhood shopping centers, essentially serve the convenience shopping needs of residents and employees in the area. Recognizing the increasing cost of transportation, the provision of planned neighborhood shopping centers in close proximity to residential neighborhoods is a very logical land use procedure. Such facilities can be located in a manner which will encourage non-motorized access and decrease dependence on the automobile. When properly designed, neighborhood shopping facilities should pose only minimal impacts to adjacent residential areas while catering to the day to day shopping needs of the residents. However, such facilities should only be authorized when adequate accessibility exists, when similar competing facilities are not found within a radius of several miles, when compatibility with adjacent residential neighborhoods is demonstrated and when an adequate support population of residents and/or employees exists within a radius of one mile. It is recommended that proprietors of proposed planned neighborhood shopping centers demonstrate that a need exists for the proposed facility via the use of market analyses, population projections, etc. Limiting Strip Commercial Development Strip commercial development can be defined as "A ribbon of uses fronting both sides of an ar,terial roadway and extending inward for half a block." (Source of definition: The Language of Zoning, Michael J. Meshenberg, American Society of Planning Officials, Planning Advisory Service, Report No. 322, November 1976, pg. 33.) The most common retail stores found within strip commercial areas are fast-food restaurants, gas stations, motels, and an assortment of automobile sales and service operations. A report entitled Access Control Study prepared by the Tri-County Regional Planning Commission in 1980, describes the common characteristics of strip development. "Inherent characteristics of strip development include: "A business's reliance on single purpose automobile trips for patronage. "The need for on-site circulation an<l storage of automobiles. 155 �- "The desire for visibility and easy access to the motoring public. - "Each developed parcel functions as a free-standing traffic generator. "These characteristics of strip development create conditions which severely impair the traffic carrying capacity of an arterial street, such as: "Direct traffic conflicts between turning or maneuvering vehicles entering or leaving a driveway, and 'through' arterial traffic. - "Disparity in vehicle speeds resulting from vehicles slowing to turn, change lanes, merging and demerging. - "Advertising signs, buildings, utility poles and traffic control signs which eventually clutter a strip development create distractions and reduce effective sight distance. "Manuevering traffic, frequent stops or speed changes increase travel time, increase fuel consumption and degrade air quality. - "Traffic conflicts caused by disparity in relative vehicle speed, turning movements and land change maneuvers increase accidents and impair safety of arterial streets. "Thus, the end result is an arterial street which operates at much less than optimum capacity or efficiency because of the cumulative effects of traffic interference and 'marginal friction' resulting from the conflicting service functions of lane access and traffic movement." (Source: Access Control Study, Tri-County Regional Planning Commission, authored by Jeff Kern, June, 1980, pg. 4.) Strip commercial development is firmly established in Delta Township along Saginaw Highway between Waverly Road and Elmwood Road. It is recommended that the strip commercial development along both sides of Saginaw Highway be contained within its existing boundaries. It is also recommended that strip commercial development be discouraged from establishing along arterial roads such as Waverly Road, St. Joe Highway, Michigan Avenue and Creyts Road. Adoption of the following practices will assist in discouraging strip commercial development from establishing along arterial roadways: 1. Insure that a sufficient amount of commercially zoned land is available at locations which do not result in each lot having direct access to an arterial street. 2. Incorporate regulations in Township Ordinances which encourage the consolidation of commercial land uses in attractive park-like settings. 3. Encourage planned neighborhood convenience shopping centers to be 156 �located close to groupings of residential neighborhoods. 4. Direct more attention towards land use planning along arterial roadways. This could include the possible adoption of regulations limiting the number of access points to arterial roadways, increasing the minimum lot width requirements adjacent to arterial roads and possible prohibitions on left hand turns in selected areas. Converting Residences to Retail Uses The practice of converting single-family residences to retail uses should be discouraged. Residential dwellings are generally not positioned on a lot so as to provide proper commercial setbacks, afford adequate parking and a good on-site circulation pattern. Sufficient space often . does not exist to accommodate landscaped buffer strips which are necessary to properly screen retail uses from residential uses. Problems often result in attempting to retrofit residential buildings to comply with state of Michigan barrier free design laws as well as attempting to comply with the floor loading requirements of the Uniform Building Code. Finally, a common residential driveway is generally inadequate to safely accommodate retail land uses. VII Industrial Development The industrial development pattern in the Future Land Use Plan has been designed to optimize the Township's potential as a manufacturing and warehousing center. The proposed industrial corridor is generally bounded by Mt. Hope on the north, US-27 on the southeast, Davis Highway on the south and Interstate 96 on the west. A distinction is made in the plan between a light industry/warehousing development area and a heavy industry development area. There are three light industrial development areas designated in the Future Land Use Plan. The first is bordered by I-496 to the north, US27 and Waverly Road to the east, Mt. Hope Highway to the south and the Homeland Subdivision to the west. This area is almost entirely devoted to the General Motors Parts Warehouse facility. The second is located between the Grand Trunk Western Railroad tracks and US-27. The third is located south of Mt. Hope Highway, west of Canal Road, east of 1-96 and north of the Delta Industrial Park. Light industrial areas have been designated for several different locations in order to; 1) provide sufficient room for plant expansions, 2) offer rail service to light industrial uses, and 3) insure that an adequate amount of land will exist so that there will not be future shortages and resulting high prices. A heavy industrial classification is recommended for the remainder of the industrial tract. Although the land area designated for industrial development exceeds the projected figure of 200 acres of required industrial land, it is felt that the Township should provide for industrial expansion which could occur beyond the year 2000. Past experience with the Oldsmobile and Meijer developments has demonstrated that the loca- 157 �tion of a few large industries within an area could significantly increase the amount of industrial development in that area and thereby increase the amount of land required. It is recommended that the Township encourage the establishment of planned industrial parks within industrial areas. "With the exception of very large plants and those that require free-standing sites because of their need to be close to raw material sources or because of their incompatibility with other plants, industrial parks provide the most advantageous locations because they are designed to meet the requirements of modern industries. Operating efficiencies can be gained and conflicts with neighbors can be avoided when an area is especially planned to accommodate industrial development. Interdependent plants can take advantage of opportunities to cluster in close proximity. If an industrial park in an urban area is sufficiently large and intensively developed, it will be able to obtain transit service which can result in significant cost savings both directly for employees and indirectly for employers." (Source: The Practice of Local Government Planning, International City Management Association, 1979, page 265.) In addition, industrial parks generally result in fewer curb cuts and identification signs on arterial roads than do individual lot by lot developments. Since the businesses in industrial parks are concentrated, it is often easier to cooperatively provide for such needs as storm water detention and rail service. VIII Parks, Open Space and Recreation Facilities Development In 1978 the Delta Township Parks and Recreation Commission prepared a Parks, Open Space and Recreation Plan for the Township. The plan contains an inventory of existing park facilities, notes deficiencies in the parks system based on accepted recreation standards, contains a goals statement, and concludes with a parks and recreation master plan. The Parks and Open Space Plan and the Comprehensive Plan are well coordinated in that they utilize the same population projections and neighborhood units. Rather than attempt to duplicate the contents and recommendations contained within the Parks and Open Space Plan, the Land Use Plan depicts the future parks and open space sites which are illustrated on the Parks and Recreation Master Plan. Figure LU-III depicts private and public park facilities in the Township as well as designating four green belts. The four major green depicted serve two purposes. First, the green belts reflect one hundred year flood plain areas and attempt to preserve these areas in their natural state as much as possible. Secondly, these green belts are intended to be used to screen intensive industrial uses from less intensive residential uses The Carrier Creek Green Belt The Carrier Creek Green Belt begins at the Grand River and continues three miles to the south to Mt. Hope Highway. This area has the potential to 158 �"--.., --- /~/' ') \_( \.l j. ~ TOWNSHIP DELTA PARKS AND PUBLIC GREEN BEL TS PARKS ANDERSON 2 DELTA MILLS 3 ERICKSON 4 GRAND WOODS (Cltyof Lansing) 5 HAWK MEADOWS Q"I .... l/') Q) bO cu p., 6 LELAND 7 LOOTENS 8 SHARP H H H C:=J / /✓ :::// £,, ,,,,,,. .,,,."' ---- / I / .,,..,,, I p H Q) H ;j PRIVATE RECREATIONAL AREAS 9 INGHAM COUNTY CONSERVATION LEAGUE 10 WOLDUMAR NATURE CENTER H>>d GREEN BELTS / ,, / / A CARRIER CREEK 8 MT. HOPE HIGHWAY C NORTH GRAND RIVER D SOUTH GRAND RIVER NORTH FIGURE LU I I I bO •r-f µ., �offer a myriad of recreational opportunities, ranging from a casual picnic lunch for adjacent residents or office workers to an all-day hiki.ng or bicycling outing. It is anticipated that the majority of the open space, which will be preserved adjacent to the Carrier Creek, will lie within the 100-year flood plain due to the fact that the Township Zoning Ordinance prohibits permanent structures within such areas. It is recommended that a minimum distance of 50 feet from either side of the Creek be preserved for the open space corridor. The 100 feet wide open space corridor should provide adequate space to accommodate bicycle paths and pedestrian walkways in the area. Fences and other structural facilities which obstruct access to the open space area should be discouraged. It should be noted that the Carrier Creek, between the Grand River and I-496 is established as the Moon and Hamilton County Drain and is under the jurisdiction of the Eaton County Drain Commissioner. Since the Carrier Creek serves as a county drain, its primary purpose is to provide a storm water runoff outlet for properties within the storm drainage district. There will be a need to periodically clean and maintain the drainage channel which could impact the natural vegetation in the area. It is hoped that land owners and developers adjacent to the Carrier Creek will voluntarily enter into open space agreements with the Township to assure the preservation of the area in its natural state. It would be cost prohibitive for the Township to attempt to purchase land adjacent to the Carrier Creek for the purpose of reserving the land as open space. North Grand River Green Belt The second major open space area runs north and south of the Grand River between Royston Road on the west and Webster Street on the east. This area has excellent potential for development of day use facilities and water oriented recreation. The Carrier Creek green belt and the north Grand River green belt are linked at a common point and could provide the opportunity for continuous hiking and bicycling. South Grand River Green Belt The third major green belt is located between Lansing Road and the south course of the Grand River and contains the Anderson Nature Park and Woldumar Nature Center. The short-range improvements which are planned for Anderson Nature Park include fencing the perimeter of the site, upgrading existing nature trails, improving Wardell Road and the installation of an off-road parking area. Long-range improvements include the construction of a building to accommodate the propos ed nature interpretation program. Continued efforts should be made to coordinate Anderson Nature Park's development and programming with the Woldumar Nature Center. Mt. Hope Highway Green Belt The fourth major green belt is located along the south side of Mt. Hope 160 �Highway between 1-96 and U.S. 27. The purpose of this green Belt is to provide an effective separation between the planned industrial uses on the south side of Mt. Hope Highway and the residential uses to the north. It is recommended that the green belt have a minimum width of 50 feet and that it be landscaped with trees and shrubbery. Due to the relatively narrow width of the green belt, it is assumed that the area will serve passive recreational pursuits rather than active recreational uses. Consideration should be given to the installation of a pedestrian/bicycle pathway in this area which could serve workers who live in close proximity to the industrial tract. Private Development of Open Space Areas It is anticipated that portions of each of the recommended green belts will be developed and maintained as private or commercial recreation facilities. Such facilities could include golf courses, sportsmen's clubs, nature study preserves and various kinds of commercial recreation facilities which will maintain the natural beauty of the green belt areas while not disrupting their continuity. IX Proposed Thoroughfare Improvements Fi gure LU-I V illustrates improvements proposed for Delta Township's thoroughfare network. The thoroughfare improvements illustrated in Figure LU-IV are designed to either correct deficiencies in the existing thoroughfare network or to serve the land development pattern contained in the Comprehensive Plan. Table LU-2 contains a description of each proposed thoroughfare improvement and a summary of the primary purposes the proposed improvement is intended to fulfill. Cost estimates have not been provided due to the volatile nature of road construction costs. Funding for many of the proposed projects is expected to be provided by federal monies, specifically Federal Aid to Urban Systems Funds, and non-federal sources such as the MDOT and Eaton County Road Commission. The road improvement projects do not appear in order of priority. 161 �C z :c <( z a:~ ~o cna: co. a. LLJ (.) LLJ LLJ en 3: 0 I- -::::>> ..J < I..J w C en ~~ ...::::, ·-LL • U,<( LLJ Cl) 03: C) Oc, 0. ::c: a:- 0. ::c: I- () w -, 0 er: Q. 0 w en 0 Q. ii 0 er: Q. I I I \ I \ I \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ I ' I II ' ' ' \ \ I \ / \ I \ I \ I I I I I I I I I I I I I -- I I I I I) I Figure LU-IV Page 162 I / �TABLE LU-2 PROPOSED ROAD IMPROVEMENTS PROJECT NAME LENGTH (MILES) PROPOSED IHPROVEMENTS LOCATION New construction/reconstruction, realignment, widen to four lanes, install turn lanes. PRINARY PURPOSE (S) Eliminate through traffic from a residential neighborhood, improve circulation •5 Saginaw Hwy to Hichigan Ave. Willow Highway 3.5 Waverly Rd. to Canal Rd. Interstate 69 2.0 Royston Rd. to 1-96 Construction of an expressway, interchange at Nixon Rd., overpass at Royston Rd. and Broadbent Rd. Provides connection to major midwestern metropolitan areas and the State Capitols of Michigan and Indiana Creyts Rd./ 1-496 interchange Widen bridf,e structure to four lanes, install two loop ramps. Improve traffic circulation and traffic carrying capacity, facilitate left turns Creyts Rd. to Canal Rd. Reconstruction, correct vertical alignment, additional lanes at selected points Improve traffic circulation and traffic carrying capacity Elmwood Dr. Creyts Rd./ 1-496 interchange St. Joe Hwy. 1.0 Resurfacing, drainage outlet, additional lanes at selected points 163 Improve condition of existing roadway surface �TABLE LU-2 PROPOSED ROAD IHPROVE}IBNTS (continued) PROJECT NAME East-West Collector St. (Willow St. extension) LENGTH (MILES) Davis Hwy. extension PRIMARY PURPOSE(S) Willow Hwy. to Elmwood Rd. New construction 1.0 Elmwood Rd. to Creyts Rd. New construction 1.0 Creyts Rd. to Canal Rd. New construction Bridge structure Snow Rd. intersection Realignment of intersection, ROW acquisition, radius improvements Improve turning movements Willow Hwy. to Eaton Hwy. New construction, bridge structure Provide a needed north-south corridor with a river crossing in the western portion of the Township . Canal Rd. east to existing terminus New construction Provide improved access within Industrial Tract .5 Mt. Hope Hwy. Nixon Rd. extension PROPOSED IMPROVEMENTS LOCATION 1.0 . 25 164 Provide alternative east-west access other than W. Saginaw Hwy., eliminate through traffic from residential neighborhoods �TABLE Lu-2 PROPOSED ROAD IMPROVEMENTS (continued) PROJECT NAME Creyts Rd. Royston Rd. extension LENGTH (MILES) LOCATION PROPOSED IMPROVEMENTS 1.0 U.S. 27 to Millett Hwy. Acceleration/deceleration lanes, intersection improvements, drainage outlet. 1.0 Millett Hwy to Mt. Hope Hwy. ROW acquisition, drainage outlet, acceleration/deceleration lanes, additional lanes at selected points. •5 Mt. Hope Hwy. to I-496 ROW acquisition, widen to four lanes, drainage outlet, shoulder improvements. .5 1-496 to St . Joe Hwy. ROW acquisition, widen to four lanes, extend length of right turn lane . •5 St. Joe Hwy. to Michigan Ave. ROW acquisition, additional lanes at selected points, improve vertical alignment. •5 Michigan Ave. to Saginaw Hwy. ROW acquisition, additional lanes at selected points, drainage outlet. St. Joe Hwy. to Willow Hwy. New construction 2.0 165 PRIMARY PURPOSE(S) Improve traffic circulation and traffic carrying capacity. Provide improved north-south traffic movements in the western portion of the Township �TABLE LU-2 PROPOSED ROAD IMPROVEMENTS (continued) PROJECT NAME Arterial Service Drives Snow Rd. Canal Rd. LENGTH (MILES) PROPOSED IMPROVEMENTS LOCATION PRIMARY PURPOSE(S) 2.0 North side of West Saginaw Hwy. between Waverly and Creyts New construction 2.0 South side of West Saginaw Hwy. between Waverly and Creyts New constriction 1.0 West side of Waverly Rd. between Saginaw Hwy. and St. Joe Hwy. New construction Michigan Ave . to St. Joe Hwy. Reconstruction, realignment, service drive, intersection improvements. Improve traffic circulation and traffic carrying capacity. St. Joe Hwy. to Willow Hwy. Additional lanes at selected points, improve vertical alignment, intersection improvements. Improve sight distances, improve traffic carrying capacity. .5 2.0 166 Improve traffic circulation and traffic carrying capacity on arterial roads, provide for improved ingress and egress to retail properties, provide for safer traffic conditions. �TABLE LU-2 PROPOSED ROAD IMPROVEMENTS (continued) PROJECT NAME Mall Drive South Michigan Ave. Extension Mall Drive North Millett Hwy. LENGTH (MILES) PROPOSED IMPROVEMENTS LOCATION PRIMARY PURPOSE(S) .s Michigan Ave . to St. Joe Hwy. New construction Improve traffic circulation and eliminate through traffic from a residential subdivision. 1.0 Creyts Rd. to Canal Rd. New Construction Bridge construction Improve traffic circulation, provide an alternative east-west route other than West Saginaw Hwy. Mall Drive west to Willow St. extended New construction Improve traffic circulation in the Delta Township central business district. Creyts Rd. to Canal Rd. ROW acquisition, increase roadway width, drainage outlet, Class A shoulders, acceleration/deceleration lanes, improve vertical alignment. Improve sight distances, provide adequate roadway width, improve ingress and egress to the roadway at selected points. .s 1.0 167 �TABLE LU-2 PROPOSED ROAD IMPROVEMENTS (continued) PROJECT NAME LENGTH (MILES) Mt. Hope Hwy. 1.0 PROPOSED IMPROVEMENTS LOCATION PRIMARY PURPOSE(S) Creyts Rd. to Canal Rd. ROW acquisition. all weather cap, Class A shoulders, drainage outlet, additional lanes at selected points, improve vertical alignment. Convert roadway to Class A all-weather status, improve sight distances, improve ingress and egress to the roadway at selected points. Ivan St. Extension •5 Extended to Mall Drive South New construction Provide improved access to the Delta Township central business district, eliminate through traffic from residential neighborhoods. Broadbent Rd. Extension .5 Extend to Mt. Hope Hwy. New construction Improve northsouth access in the Township. 168 �/ �COHMUNITY FACILITIES The Community Facilities Component of the Comprehensive Plan consists of five parts. In Part I Township offices and departments are analyzed and a brief description is given of major Township buildings. Part II contains a review of police protection services which are contractually provided to the Township by the Eaton County Sheriff's Department. The discussion examines the level of existing police service and describes future law enforcement needs. Part III consists of an evaluation of Township fire protection needs. Existing fire facilities are analyzed and future needs are reviewed. Part IV consists of a r e view of existing library service provided to Township residents. Finally, Part V contains an analysis of existing and future school facility needs of the Waverly and Grand Ledge School Districts. I Governmental Offices and Departments Table CF-1 contains a listing of ings. The listing only includes does not include such facilities structures or other buildings of the major Delta Township owned buildthe larger Township structures and as well houses, lift stations, park less than 1,000 square feet. The Delta Township Administration Building is the most prominent Township owned structure. The building contains the offices of the Township Clerk as well as the Building, Accounting, Engineering, Planning, Parks and Assessing Departments. The Administration Building is almost fully occupied at the present time. It is anticipated that additional space will be needed to house Township administrative offices within t h e next ten years. It is recommended that a Township space needs study be undertaken in the future. The purpose of the study would be to conduct an inventory of existing Township floor space, analyze manpower needs, and provide a projection of future space requirements for Township governmental functions. II Police Protection The Police Department is responsible for the safety and security of the Township. The Department regularly patrols Township thoroughfares as well as commercial, industrial and residential areas. Other responsibilities of the Police Department include the serving of warrants, subpoenas and other forms of legal process, execution of court orders and transport of offenders to the Eaton County Sheriff's Department . Table CF-2 illustrates the workload of the Delta Patrol Division for the period of 1975-1981. 169 �TABLE CF-1 INVENTORY OF MAJOR DELTA TOWNSHIP OWNED BUILDINGS Square Footage Primary Use Building Administration Building Houses the majority of Township departments Parks Department Building Date of Construction 10,600 1970 Parks maintenance equipment is stored and repaired here 1,900 1,400 1973 1977 Water Department Building Houses Water Department offices, well controls and monitoring equipment, and maintenance equipment 3,300 1970 Wastewater Treatment Building Contains the Wastewater Treatment Department offices, laboratory and monitoring equipment and an incinerator 8,000 1971 Fire Station One Houses Delta Township Fire Department 3,700 1956 Fire Station Two Houses fire fighting equipment 2,600 1979 Sheriff's Department Sub-Station Houses the Eaton County Sheriffs Department's Delta Patrol Division 2,900 1982 TABLE CF-2 DELTA PATROL DIVISION ACTIVITIES 1975-1981 1975 1976 1977 1978 1979 1980 1981 6,269 7,199 6,982 7,554 8,590 7,927 7,631 Total Accidents 842 853 924 1,141 1,206 836 869 Total Arrests 862 719 495 322 575 876 856 2,458 2,821 1,981 3,164 2,748 3,594 4,409 Total Calls for Service Total Traffic Tickets 170 �Existing Service Delta Township has contracted with the Eaton County Sheriff's Department for police protection since 1970. There are six patrol cars and twentyone employees which are permanently assigned to the Delta sub-station. In 1982 the police force moved into a new 2900 sq. ft. building on Administrative Drive. At the present time there is one lieutenant, two sergeants, one secretary and seventeen patrol deputies employed at the Delta Township substation. Additionally, a detective is based in Charlotte. The police department presently does not man the sub-station on a twenty-four hour basis. All calls at all hours are dispatched through the Eaton County Sheriff's office in Charlotte. Future Needs Police service is generally proivded by dividing the geographic area of the community into patrol districts. The factors determining the size of districts include cirme rates, overall size, geographic conditions, traffic conditions, population densities and response times. The Delta Patrol Division has divided the Township into four service districts. There are no uniform "need for services" standards available for police service because these factors vary significantly from jurisdiction to jurisdiction. The national average for police service is presently 1.6 officers per 1,000 residents. The present ratio in Delta Township is approximately .8 officer per 1,000 residents. Although additional manpower was added to the Delta Township Patrol Division in 1982, continuing demands for police service preclude little specialization in order to cover investigation activities. More personel is needed for a wide variety of required specialties such as juvenile officer, traffic specialists, full time worthless document investigator and additional command/administration personnel. 171 �III Fire Protection Personnel Prior to 1970 the Fire Department was staffed by a fire chief and volunteers. At the present time the Fire Department staff consists of a fire chief, a dispatcher, nine full-time fire fighters and twentyfive volunteers. Three full-time fire fighters are available at all times at Station One. When a fire alarm is received the full time fire fighters take the fire engines to the scene and the volunteers, who are alerted by radio, respond to the scene. In 1979 the voters of Delta Township approved a millage issue of onehalf mill for the operation of a paramedic unit within the Township. A paramedic staff of three trained individuals now operates under the direction of the Township Fire Chief. Presently one trained paramedic is available at all times. A fully equipped ambulance was purchased in 1979 which is utilized primarily for paramedic activities. Service Table CF-3 illustrates Fire Department responses and Township fire losses for the period of 1975-1981. This table does not include such departmental activities as building inspections and mutual aid requests. TABLE CF-3 DELTA TOWNSHIP FIRE DEPARTMENT RESPONSES AND FIRE LOSSES 19 75-1981 1975 1976 1977 1978 1979 1980 1981 88 37 76 28 57 86 36 63 61 21 50 57 21 50 56 15 51 61 39 54 Vehicle Fires 39 41 49 48 30 32 37 Ambulance Assists 48 14 30 35 49 101 91 60 106 16 17 68 1 7 4 155 66 15 6 35 8 2 14 107 1.5 15 6 Fire Alarms Single Family Dwellings Multiple Family Dwellings Businesses * Estimated Fire Losses (Thousand Dollars) Single Family Dwellings Multiple Family Dwellings Businesses Vehicles 97 * 3 6 *Totals for Multiple Family dwellings are included in the single family dwelling column. ** Total 1981 estimated loss all categories -- breakdown unavailable. 172 117** �Existing Facilities Station One is located northwest of the intersection of Canal Road and Saginaw Highway. The station consists of 3,700 square feet and occupies a 32,000 square foot site. The facility contains a kitchen, a living room, and bedroom which are utilized by the full-time firemen. The equipment which is housed at Station One includes two pumper trucks, a ladder truck, a mini-pumper truck, a water tank truck, a compressor/ generator truck, two ambulances, the fire chief's car and a jeep which which is utilized for grass fires. Fire Station One is well located with respect to the proposed Township development pattern. Access is available to both Canal Road and Saginaw Highway from Station One. The fact that the Station One site consists of less than three-quarters of an acre limits future building expansion. Station Two is located on the south side of Lansing Road immediately south of Millett Highway. The station consists of 2,600 square feet and occupies a 1.2 acre site. This facility is presently unmanned . The equipment which is housed at Station Two consists of two pumper trucks. The location of Fire Station Two provides protection to that portion of the Township lying between the Grand Trunk Western Railroad Tracks and the south course of the Grand River. Host of this area is within a one mile travel distance of Station Two . Apparatus stationed at this facility occasionally experiences difficulty entering U.S. 27. Traffic on the Grand Trunk Western Railroad Tracks impedes movement of fire apparatus to the Township's industrial tract at crucial moments. Fire Facility Location Criteria The Insurance Services Office has developed criteria for the location of fire stations. Locational criteria are based upon fire flow requirements for various types and densities of development. Fire flow requirements are the minimum number of gallons of water per minute (GPM) that would be required to extinguish fires. Fire flow requirements for most types of development range from a low of 500 GPM for single family residences separated from other buildings by a distance of 100 feet or more to a high of 12,000 GPM for very large, high hazard industrial facilities. Certain types of industrial or warehousing facilities such as oil refineries or lumber yards might have fire flow requirements in excess of 12,000 GPM. Precise computation of fire flow requirements for various types of development is a complex procedure which involves an evaluation of many details of building construction siting as well as on-site fire protection equipment. Generally, fire flow requirements increase in direct proportion to increases in the intensity of land use. In selecting fire station locations, consideration should be given to access problems created by topographical and man-made barriers. In 173 �Delta Township, expressways and railroads form important man-made barriers which will affect the effective deployment of fire fighting equipment. The Grand River forms a natural barrier which will also affect the deployment of fire fighting equipment. I-96, 1-496 and the planned 1-69 expressways make it necessary to select fire station locations in close proximity to the arterials which cross these expressways. Proposed Fire Station Locations Figure CF-I indicates the general location of the seven fire stations proposed to serve the development pattern contained in the Future Land Use Plan. Fire Stations Number One and Two are shown in the same area in which they are presently located. Plans for the development of Fire Station Number Three are already underway. The Township should acquire property at the other five locations as soon as practical to ensure the balanced distribution of facilities needed to provide a high level of fire protection. Construction of facilities should be paced to coincide with Township development. Furthermore, facilities should not be constructed absent assurances that the necessary personnel will exist to properly staff such facilities. The numbers which identify each of the following proposed facilities do not indicate a priority for the construction of the fire stations. Fire Station Number One It is recommended that Fire Station One continue to operate at its present location. Although the small size of the site limits expansion, the location of this facility should provide excellent protection for the Township Administration Building, the office areas located on Saginaw Highway east of Canal Road and the high density housing areas located to the north and south of Saginaw Highway. This facility should provide good secondary protection to the entire northern portion of the Township as well as to the southern portion of the Township adjacent to Canal Road. Fire Station Number 'l\.rn It is recommended that Fire Station Two continue to operate at its present location. The existing structure has been designed so that it will accommodate a full range of modern facilities. Sufficient room exists on this site to train firefighters and provide for building expansion. Fire Station Two should provide excellent protection for the area between Lansing Road and the Grand River. This facility will also provide a secondary means of fire protection for the eastern portion of Delta Township's industrial tract. Fire Station Number Three Delta Township presently owns a one and one-half acre site on the north side of Mt. Hope Highway, immediately west of the General Motors Parts Warehouse, which is envisioned as a future fire station site. Providing improved fire protection to the industrial tract should be a high Township priority. Fire Station Three will provide good protection to 174 ~ r;: �Q w en 0 -:cu, C. Cl. 0 a: C. Oen z ~ 0 I- cc - zz <~ 0 C!J< ZI- LL C, -en C LL WLL w cc ~ en en >< UJ enw a, ~ z ...:::, I- 0 I- ..J Cl) en z I- -a: ><- ~ • en z 0 ~ cc ~ en C • 11 UJ en 0 a. 0 a: a. 0 I I \ I \ I \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ ' \ \ \ \ \ \ \ \ I I II '' ' ' \ \ I \ / / \ I \ I I I I I I I I I I I I I I I I I I I I: - ---· - -1-------+--------------I Figure CF-I Page 175 I �the northeastern portion of Delta Township's industrial tract, most of which would lie within a one mile travel distance. Good protection would also be provided to the multi-family residential and commercial development proposed for the area adjacent to the interchange of Creyts Road and 1-496. Fire Station Three would provide secondary protection to the low density residential areas between Michigan Avenue and I-496. Fire Station Number Four Delta Township presently owns seventeen acres of land on the east side of Elmwood Road directly south of the Plum Hollow Subdivision. Only a small portion of the site would be needed to accommodate Fire Station Four. A two acre alternative site is owned by the Township on the west side of Elmwood Road immediately south of the St. David's Church site and adjacent to Sharp Park. Either of these sites would provide excellent protection for the Delta central business district, most of which is located within a one mile travel distance. The sites would also provide good protection for the strip commercial development on Saginaw Highway east of the central business district. Station Four would provide secondary protection to most of the northeast portion of the Township. Fire Station Number Five It is proposed that Fire Station Five be located adjacent to Willow Highway in close proximity to Looten's Park. Such a location would allow Fire Station Five to provide good protection to the low density housing areas located between Willow Highway and the Grand River. Such a site would also provide good protection to the Hayes School complex located at Nixon Road and Willow Highway. Fire Station Five should provide good protection to most residential areas north of Saginaw Highway and west of I-96. Fire Station Number Six It is proposed that Fire Station Six be located near the intersection of Nixon Road and St. Joe Highway. Such a location would provide good protection to all single family residential areas located between Saginaw Highway and I-69. Fire Station Six woul<l also provide good protection to the low density areas located south of the proposed I-69. Fire Station Number Seven It is proposed that Fire Station Seven be located in the vicinity of the Canal Road/Millett Highway intersection. This location would place most of the southwestern portion of the Township's industrial tract within a one mile travel distance of Station Seven. Fire Protection Deficiencies While the indicated distribution of seven fire stations should provide the Township with excellent fire protection, there are three primary areas which are not ideally protected. The most important of these is Delta Mills and the low density residential area penetrated by Delta 176 �River Drive. It is believed that development densities in this area will not justify the provision of a fire station north of the Grand River. The Delta Mills area will receive fire protection from Fire Stations One and Four, both of which are approximately two miles in travel distance. Other portions of the Township not ideally protected by the proposed fire station distribution are the extreme northwest corner which is cut off from the rest of the Township by the Chesapeake and Ohio Railroad tracks, and the extreme southeast portion of the Township isolated by the Grand River. Existing mutual aid agreements with neighboring fire departments will assist in providing adequate fire protection to these isolated areas. IV Library Facilities With an expanding population, growth in leisure time and an emphasis on continuing education, the importance of the public library is increasing. The concept of the library as a facility to serve children or scholars is no longer valid. Libraries are now widely recognized as a source of information for both laymen and professionals. Existing Library Facilities Prior to 1975, library services were provided to residents in the eastern portion of the Township via an Ingham County Branch Library in the Windemere Park School within Lansing Township. Residents residing in the western portion of the Township were served by the Grand Ledge Public Library. In January of 1975, the Waverly Branch of the Ingham County Library District was established in the former Bretton Woods School. This facility is located northwest of the intersection of Robins Road and Elizabeth Road. The Library presently houses approximately 25,000 volumes and has access to more than 100,000 volumes in the Ingham County System. During 1981 and 1982, extensive remodeling of the Waverly Branch Library was undertaken. An expenditure of $80,000 for renovations included demolition of the 4,400 square foot west wing of the former Bretton Woods Elementary School, enclosure of an open corridor connecting the northern and southern portions of the building, removal of a number of windows and replacement with solid walls, installation of eight new parking spaces on the site and resurfacing of the existing parking lot, and extensive interior painting and remodeling. At this time it is assumed that the remodeled Waverly Branch Library will adequately serve the Township's library needs through the 199O's. Delta Township presently contracts for library services from Ingham County. Penal fines, which primarily consist of traffic fines, are utilized to defray some of the costs of library services. Financial support for the Waverly Branch Library is provided primarily by Delta Township with Lansing Township also contributing a small portion. The use of the Waverly Branch Library has significantly increased during the past several years. Circulation of books has continually increased to the point where approximately 2,500 books per week are presently checked out. 177 �(( (\ 0 . . .,. . . ~~·· ~'!) DELTA ,,f!,•······ TOWNSHIP Figure CF·II EXISTING SCHOOL FACILITIES SCHOOL DISTRICT BOUNDARIES 0 EXISTING FACILITIES CX) r-....-1 Q) 1 Hayes Middle & Elementary School 2 Elmwood Elementary 3 Delta Center Elementary 4 Colt Elementary 5 Winans Elementary 6 Waverly High 7 Waverly West Junior High 8 Waverly School Admi nist rat i o n GRAtD LEDGE SCHOL DIST ICT / / / / ✓✓::✓ /,,,,.✓ ,,,,,,,, L // /✓-1·----// I ' , ' J // / r / / ., " / / ! I.! J r. . . . . . . . . . . : I i CITY OF LANSING NORTH ;;--- .. ___ --··-- . . RICT 1 ~ p.., H ~ µ. u ~ ~ ~ �Township residents are also presently served by the Grand Ledge Public Library and the Lansing Public Library. The Grand Ledge Library is located on Jefferson Street in Grand Ledge and the Lansing Library is located on South Capitol Avenue in Lansing. V School Facilities Delta Township is served by four school districts as illustrated in Figure CF-II. The Grand Ledge and Waverly School Districts serve the major portion of the Township while the Lansing and Holt School Districts serve relatively small areas. Grand Ledge School Facilities The Grand Ledge School District, which serves the western portion of Delta Township, encompasses a large, primarily rural, service area. The district covers approximately 125 square miles distributed over several townships and three counties. Providing service to students distributed over such a large area necessitates daily bus runs of approximately 3,500 miles. Because of the extensive bussing necessitated by the size and population density of the district, school attendance areas have not been rigidly delineated. Instead, bussing has been utilized as a flexible tool which allows balanced classroom sizes throughout the school district. TABLE CF-4 ENROLLMENT IN THE GRAND LEDGE PUBLIC SCHOOL SYSTEM 1971-1981 Year 1971 1972 1973 1974 1975 1976 Enrollment 5,646 5,766 5,929 5,995 5,978 5,884 Year Enrollment 1977 1978 1979 1980 1981 5,838 5,711 5,652 5, L18 l 5,220 Table CF-4 illustrates student enrollment trends in the Grand Ledge School District for the 1971-1981 period. Student enrollments increased annually from 1971 until they peaked in 1974 after which time they have annually declined. Waverly School Facilities The Waverly School District, which covers the eastern portion of Delta Township, serves a primarily suburban service area. The entire district covers approximately 22 square miles, more than two-thirds of which is 179 �located in Lansing and Delta Townships and the remainder of which is distributed between Watertown and Windsor Townships. The school district bus runs cover approximately 840 miles a day. The school district has attempted to develop a pattern of neighborhood schools where practical and to rely on bussing where rural densities exist. Table CF-5 illustrates student enrollment trends in the Waverly School District for the 1971-1981 period. Student enrollments declined annually throughout this ten year period. TABLE CF-5 ENROLLMENT IN THE WAVERLY PUBLIC SCHOOL SYSTEM 1971-1981 Year Enrollment Year Enrollment 1971 1972 19 73 1974 1975 1976 5,047 4,884 4,753 4,614 4,454 4,332 1977 1978 1979 1980 1981 4,142 4,079 3,852 3,650 3,539 Waverly School District facilities located in Delta Township serve Delta Township students as well as students located in other portions of the District. Further, some Delta Township students are served by facilities located in Lansing Township. The Waverly High School serves all district high school students. The Waverly East Junior High School, located in Lansing Township, serves all 6th and 7th graders. The three Waverly elementary schools located in Delta Township serve primarily Delta Township residents. Delta Township residents are also served by elementary schools located in the Lansing To\mship portion of the school district. 180 �Projected Student Enrollments Since the Comprehensive Plan affects population densities, housing types, the staging of development and the installation of public improvements, it influences the need for schools. The quality of local school systems is often an important factor considered by prospective residents. Several factors including student enrollment trends and birthrate data were analyzed in order to project future student enrollment in the Waverly and Grand Ledge School Districts. The student enrollment projection methodology which was utilized is summarized below: 1. Cohort survival rates are the relationships between the number of children in each grade level in a certain year and the number of children in the next higher grade the following year. Calculations of the cohort survival rates between all grades within the two school districts was done for a ten year period beginning with the 1972 first grade class/1973 second grade class and ending i1ith the 1980 kindergarten class/1981 first grade class. In the 54 class changes which took place during this period, the Grand Ledge Schools averaged a .26 percent decrease in individual class sizes from year to year. During this same period the Waverly Schools average.d a 1.23 percent decrease in individual class sizes from year to year. Thus, if the aforementioned trends continue, class sizes will decrease as they progress through the school system. 2. Beginning with the year 1982, actual kindergarten class enrollment figures had to be estimated. At the suggestion of demographers from Uichigan State University, a methodology was established to determine what percentage of county births end up in the Waverly and Grand Ledge kindergarten classes five years later. A review of the ten year period between 1967 and 1976 revealed that 34.57 percent of the Eaton County births were enrolled as Grand Ledge kindergarten students while 23.57 percent of the births were enrolled as Waverly kindergarten students. It should also be noted that during this same period, 5.63 percent of the Ingham County births were enrolled as Waverly kindergarten students five years later. The annual county births for the 19 7 7-1980 period were then applied to the aforementioned percentages to arrive at projected kindergarten classes for the 1982-1985 period. The year to year class declines were then applied to the 1981 Waverly and Grand Ledge classes, being .26 percent and 1.23 percent respectively, to determine how many juniors will be in the 1983 senior class and what survival rates would be for the eleven other classes. Use of the above methodology revealed total student enrollments through the 1985-1986 school year. Based on utilization of the cohort survival method, it is projected that student enrollments for the Grand Ledge and Waverly Schools will continue to decline during the 1982-1985 period. Thus, projected enrollments can be adequately accommodated within the existing schools and there will be no need for additional physical facilities to be constructed during the 1982-1985 period. It appears the most significant problems will be responding to the enrollment declines via the closure of school facilities, the reduction of staffs, the passage of 181 �millage issues and the curtailments in financial assistance from the State of Michigan. A number of evolving trends and general factors became apparent during formulation of the student enrollment projections. These items are noted below: 1. The Eaton County birthrate declined annually from 1971 to 1975 but has increased annually from 1977 to 1980. Such fluctuations in the birthrate make it difficult to accurately ·predict future kindergarten class sizes. The Comprehensive Plan's enrollment projections for the 1982-1985 period utilize actual birthrate information rather than relying on estimations of future county births. 2. The methodology which has been utilized only provides enrollment projections through the year 1985 thus, it is recommended that periodic updates and revisions to the plan include school enrollment projections in order to determine the possible need for new school facilities. 3. Total enrollment in the Grand Ledge Schools increased every year from 1969 to 1974. Beginning in 1975 enrollment decreased every year from 1975 to 1981. During the 1975-1981 period the district experienced an annual decrease of 2.74 percent in enrollment. 4. Total enrollment in the Waverly Schools decreased every year from 1971 to 1981. The school district experienced an annual decline of 3.47 percent during the 1971 to 1981 period and more importantly, a 4.61 percent annual decline during the 1978 to 1981 period. 5. Both the Waverly and Grand Ledge School Districts currently have underutilized buildings within their systems. Thus, both districts could accommodate some enrollment increases without a corresponding need to construct new physical facilities. 6. Factors such as the availability of public utilities and roads, the cost of construction, major variations in the economy and mobility of population significantly impact residential development in the Township which in turn impacts future school enrollments. 7. When reviewing requests for large residential developments, Township decision makers should obtain information such as the size, number and type of dwellings in order to ascertain the impact of such developments on local school districts. Indications of the phasing of residential projects should also be required in order to determine the quantitative impacts of several developments over time. 182 ��IMPLEMENTATION OF THE COMPREHENSIVE PLAN In order for the Comprehensive Plan to serve as an effective guide to the development of Delta Township, it must be implemented. The Delta Township Board of Trustees in conjunction with the Planning Commission and Township staff utilize a number of methods to effect implementation of the Plan. These methods include ordinances, programs, and administrative procedures which are described in the following paragraphs. I Zoning Ordinance Zoning represents a legal means for the Township to regulate private property to achieve orderly land-use relationships. The zoning process consists of an official zoning map and a zoning ordinance text. The present Delta Township Zoning Ordinance (No. 239) and official Zoning map were adopted in September of 1974 under authority of Michigan Act 184 of 1944, Act 285 of 1931 and Act 359 of 1947. Several zoning ordinances for Delta Township have previously been adopted by the Township Board of Trustees. The effective dates of these prior adopted zoning ordinances are July 18, 1946, February 11, 1952 and April 8, 1970. The official Zoning Map sets forth zones or districts within which certain uses are permitted and certain others are not. The Zoning Ordinance Text notes what uses are permitted in each zone and establishes the minimum development standards. Both the Zoning Ordinance text and official Map are based upon the 1973 Comprehensive Plan and should be revised to reflect any amendments to the adopted Comprehensive Plan. The Zoning Administrator is charged with administration of the Zoning Ordinance. II Subdivision Ordinance The Delta Township Subdivision Regulations, Ordinance No. 219, was adopted by the Delta Township Board of Trustees in August of 1973 under authority of Michigan Act 288 of 1967 being the Subdivision Control Act which is commonly referred to as the "Plat Act." The Subdivision Regulations set forth requirements and procedures which control the subdivision of vacant land for development purposes. The Regulations also establish minimum design standards for lo-t identification, street, utility, lighting, and landscaping installation and also procedures for the preparation and filing of plats. The Township Board of Trustees and the Planning Commission are involved in reviewing subdivision plats. The Engineering and Planning Departments are responsible for administering the Subdivision Regulations. III • Sign Ordinance The Delta Township Sign Ordinance was adopted in 1974 under Michigan Act 359 of 1947 and has been amended a number of times since then. The Sign Ordinance regulates the size, placement and character of signs and billboards within the Township. The Ordinance also establishes permit requirements and fee structures. The Township Building Official administers the Ordinance . 183 r �IV Capital Improvements Program The Capital Improvements Program (CIP) for Delta Township is prepared annually by the Planning Commission for a six-year period and is prepared pursuant to Michigan Act 285 of 1931. The implementation of the Comprehensive Plan is closely tied to the CIP. The Comprehensive Plan establishes the desired future land use pattern for the Township and anticipates the needs of people for public improvements while the CIP provides a program to meet those needs. The program describes public improvement needs of the Township, the estimated costs of these improvements and develops logical priorities for their provision. The CIP is supplemented by a capital improvements budget which covers the first year of the Capital Improvements Program and focuses upon the current operating budget in the expenditure of funds. Both the CIP anu the capital improvements budget represent sound planning and management techniques which improve the efficiency and economy of government. These techniques establish a budget cycle which addresses the future expenditure of funds for public services in advance of the need for these services. V Administrative Procedures Implementation of the Comprehensive Plan w_ill be aided by administrative procedures of the Planning and Building Departments to process all rezoning petitions, variance appeals, conditional use permit applications and building and sign permits. In addition, procedures have been adopted which coordinate and expedite departmental review of building site plans so these plans will comply with all Township Ordinance requirements. Both the Planning and Building Departments periodically review their respective ordinances and make recommendations to the Board for revisions as changing Township conditions warrant. VI Program Coordination Delta Township is involved with other local municipalities and several state agencies to coordinate programs relating to community development and public services. Coordination of these programs allows for exchange of information between agencies and fosters a regional approach to plan implementation. Delta Township is a member of several committees sponsored by the Tri-County Regional Planning Commission. One of these committees is the Capital Area Regional Transportation Study (CARTS) which addresses a variety of transportation related matters. Other committees are the Bicycle Transportation Planning Committee and the Task Force on Housing. VII Federal and State Grants-In-Aid The Comprehensive Plan cannot be successfully implemented unless appropriate funding is available. For this reason the Township Board, Planning Commission, and departmental supervisors should pursue federal and state matching grants or revenue sharing monies to supplement the funding of implementation procedures. 184 �VIII • Economic Development Corporation In 1976 the Delta Township Board of Trustees created the Delta Township Economic Development Corporation (EDC) under Michigan Act 338 of 1974. The EDC is responsible for promoting the development of commercial, industrial, and office facilities within the Township through tax exempt bond financing for construction of these facilities. The EDC process is coordinated with the land use development pattern recommended by the Comprehensive Plan. IX Planning Advisory Services The Township's Planning Department should provide day-to-day assistance to property owners and residents of the Township and to land developers in interpreting the policies of the Comprehensive Plan and in working out detailed solutions to specific land development problems. X Mapped Improvements Ordinances • The Mapped Improvements Act of 1943 enables the Township Planning Commission, in cooperation with the Board of Trustees, to adopt detailed descriptive maps identifying specific public improvements anticipated on a short-range, five to seven year period. Included in the Mapped Improvements Ordinance are streets, parks and other public use facilities which are anticipated. The Township Board, upon reconnnendation of the Planning Commission, may provide for a building moratorium for the areas specifically identified. Whenever issues arise which may have major impact on a particular area or group of persons, the Planning Commission should make every effort to fully inform and discuss the issue in open forum . XI Public Information Services The Township Planning Commission, assisted by its Planning Department, should maintain an up-to-date Township informational file. This information can be disseminated to realtors, developers, market firms, the news media and other interested parties. The Planning Department staff should also be available for public speaking engagements to explain and promote the planning activities of the Township. XII Revisions to the Comprehensive Plan The Comprehensive Plan should be reviewed on an annual basis and revised as necessary. It is suggested that the review of the_ plan be included as a component of the Planning Commission's annual report which is prepared in April of each year. At a minimum the review should include an examination of rezoning actions, the cumulative effect of such items as utility extensi ~ and new road construction and evolving trends in land development. An updating of population projections, existing land use information and data relating to the commercial and industrial base analysis should also be conducted • • • 185 � 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 Delta-Twp_Comprehensive-Plan-Amendments_1983 Creator An entity primarily responsible for making the resource Delta Township Planning Commission, Eaton County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1983-04 Title A name given to the resource 1983 Amendments Description An account of the resource The 1983 Amendments were prepared by the Delta Township Planning Commission as part of the Delta Township Comprehensive Plan in April 1983. Subject The topic of the resource Comprehensive Plan publications Delta 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/98e34f553c5f7c10d02dac5acec16090.pdf d2d5713de5764c256a577d590607f6a4 PDF Text Text 1/ FROM THE LIBRARY OF ·Planning & zoning Center, Inc. , / r"i . I / / THE DELTA TOWNSHIP COMPREHENSIVE PLAN 1984 REVISIONS prepared by: DELTA TOWNSHIP PLANNING COMMISSJO~ 7710 WEST SAGINAW HIGHWAY LANSING , MICHIGAN 48917 �1984 Revisions Delta Township Comprehensive Plan Adopted December 10, 1984 Attached are the 1984 revisions to the Delta Township Comprehensive Plan which were adopted by the Delta Township Planning Commission on December 10, 1984 following a public hearing. The Plan, which was originally adopted on July 12, 1982, was also revised on April 11, 1983. The present plan replaced the Township's first Comprehensive Plan which was adopted in July of 1973. The following revisions: summary notes the most significant of the 1984 1. The existing land use map (Figure GD-III on page 23) was reviewed on a section by section basis and updated as needed. The corresponding existing land use chart (Table GD-1 on page 21) was also revised. 2. The population information contained in the chapter entitled Population Analysis and Projections was revised based on new data from the 1980 U.S. Census as well as population projections prepared by the Tri-County Regional Planning Commission in June of 1984. 3. The Commercial Base Analysis Chapter was completely rewritten based on new inputs pertaining to population, median incomes, per capita spending patterns and projected retail expenditures. 4. The maps illustrating the existing water and sanitary sewer systems (Figure WI on page 91 and Figure SSI on page 99) were revised to illustrate recent extensions. Modifications were also made to the maps depicting projected water and sanitary sewer service areas. 5. Minor revisions were made to the descriptions of the various neighborhoods in the Township which are contained in the Future Land Use Chapter. 6. A number of amendments were made to the Future Land Use Map, the most prominent being the expansion of the retail trade classification at the southwest corner of the Mall Drive South/M-43 intersection, the establishment of a high density residential classification at the northwest corner of the Mall Drive South/Michigan intersection and the expansion of the retail trade classification at the northwest corner of the Creyts/M-43 intersection further to the west. Any questions concerning the Delta Township Comprehensive Plan should be directed to the Delta Township Planning Department at 627-4037. �- This page revised Dec. of 1984 DELTA TOWNSHIP PLANNING COMMISSION July, 1982 DELTA TOWNSHIP BOARD OF TRUSTEES July, 1982 Ronald Ratajczak Chairman Joseph E. Drolett Super.visor Terry G. Bladen Vice Chairman Barbara Barrett Clerk June Johnston Secretary Robert Richards Treasurer Ronald Brabant Member Lyle Brown Trustee Barbara Israel Member Philip Chisholm Trustee Edward Jaye Member Daniel Stump Trustee Robert LaMoreaux Member Gerald Winans Trustee Janice' Vedder Member Jerome Wittkoski Member The Comprehensive Plan for the Charter Township of Delta has been prepared pursuant to Act 285 of 1938, the "Hunicipal Planning Commission Act," and became effective on July 12, 1982 by unanimous approval of the Charter Township of Delta Planning Commission. This plan was revised on April 11, 1983 and December 10, 1984 �- This page was revised Dec. of 1984 ., CONTENTS PAGE GOALS, OBJECTIVES AND POLICIES OF THE COMPREHENSIVE PLAN. I. II. III. IV. v. VI. VII. IX. VIII. 1 Community Goals • • . Residential Development. Commercial Development • Industrial Development . • . • . . Community Facilities and Services. Transportation Facilities Development . . Open Space and Recreation Facilities Development. Energy . . . . . The Environment. 1 2 3 4 5 6 8 9 10 GEOGRAPHIC DETERMINANTS . . I. II. III. IV. v. VI. VII. IX. VIII. 12 Location of Delta Township. Historical Growth of Delta Township • . Climate. . . • . • . • . . Geology and Topography . . • . . . • Soil Conditions in Delta Township . . Ground Water • • . . • . Surface Water. . . . . . . ... Existing Land Use Pattern. . . . ••• Delta Township Land Use Trends (1972-1980) 12 12 14 15 16 17 17 19 19 POPULATION ANALYSIS AND PROJECTIONS. I. II. 24 Population Growth in Delta Township . • Population Projections . . . . . COMMERCIAL BASE ANALYSIS . . I. II. III. 34 Characteristics of Existing Commercial Development Projection of Future Commercial Development . . Major Findings of the Commercial Base Analysis • . 34 36 51 INDUSTRIAL BASE ANALYSIS I. II. III. 52 Analysis of Delta Township's Existing Industrial Base. Projection of Future Industrial Development Potential Conclusions • . Office Types in Delta Township Office Development Trends . . . . Determination of Delta Township Office Space Market . . . 52 55 60 .... OFFICE SPACE ANALYSIS. I. II. III. . 24 32 . . . . . o • • ii • • • 61 61 61 64 �This page was revised April of 1983 Dec. of 1984 PAGE TRANSPORTATION . . . . . . . . . . . . . . . . . . . . . . . . . • . . . . . . . . . . . . . • . . . . . . . . . . • 66 Historical Development of the Street System............. Functional Classification of Existing Street System..... Truck Operation Classifications......................... Jurisdiction Over Delta Township Roads.................. Financing of Road Improvements.......................... State Trunk Lines . . . . . . . . . . • . . • • • . . . . . . . . • . . . . . . . . . . . • . . County Primaries and Locals............................. Financing Prerogatives.................................. Thoroughfare Cross Sections............................. Right-of-Way Deficiencies...................... . . . . . . . . . Mass Transit Service in Delta Township.................. Railroad Facilities Serving Delta Township.............. Air Service to Del ta Township. . . • . . . . . . . . . . . . . . . . • . . . . . . Non-Motorized Transportation. . . . . . . . . . . . . • • • . . . . . • • . . • . . 66 66 I. II. III. IV. v. VI. VII. VIII. IX. x. XI. XII. XIII. XIV. WATER SERVICE . • . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I. II. III. 72 72 74 74 74 76 76 76 84 85 87 88 90 Historical Information. . . . . . . . • . . . . . . . . . . . . . . . . . . . . . . . . . Description of Existing Water Service System ............ Future Service Area..................................... 90 90 96 SANITARY SEWER SERVICE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 98 Historical Information.................................. Description of Existing Sanitary Sewer Collection and Treatment Facilities................................ Future Service Areas for the Wastewater Collection and Treatment System.................................... 98 I. II. III. 102 102 STORM DRAINAGE •.••••.••.......•....•...•.•.•.•.. : . . . . . . . • . . . . . . . . . 109 Storm Water Design Criteria............................. Inventory of Existing Storm Drainage Facilities ......... New Storm Drainage Practices............................ Recommended Storm Drainage Practices .................... 109 109 111 I. II. III. IV. SOLID WASTE FUTURE LAND I. II. III. IV. v. VI. VII. VIII. IX. x. 112 114 USE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . The Relationship of Planning to Zoning .................. Residential Development ................................. Residential Neighborhood Module Concept ...•............. Neighborhood Unit Delineation. . . . . . . . . . . . . . . . . . . . . . . . . . . Office Development...................................... Commercial Development. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Industrial Development .................................. Parks, Open Space and Recreation Facilities Development.. . . . . . . . . . . . . . . . . . . . . . . . • . . . . . . . . . . . . . . . . . . . Proposed Thoroughfare Improvements .................... • . Community Facilities.................................... iii 118 118 120 123 12 4 150 152 157 158 161 161 ~, �PAGE COMMUNITY FACILITIES . . . . • . . • . . . . • . . • . . . • . . • • . • . • . . • . • . . • • . • • • . . 169 Governmental Offices and Departments; .....•..•••.....• Police Protection •..••.••••.•..••.•.•••........•••.••• Fire Protection ••••••••••••.••••••..•••...•...•.•....• Library Facilities ••••..•.•.••••....•.•••...•.....••.• School Facilities •••......••••..••.••••.•.•....••.•••• 169 169 179 IMPLEMENTATION OF THE COMPREHENSIVE PLAN........................ 183 Zoning Ordinance ••.••.......•••......•....•..•.•.•••.• Subdivision Ordinance •..•..•..•.....••....•.•...•••••• Sign Ordinance ...•.••••.•••••••••...•.••..•..•••.•••.• Capital Improvement Program •..••••..••...•..••...••••• Adminis tra tive Procedures .•..••.•.••••..•...•••..••..• Program Coordination •.•••••.•.•••.•••.....•••.....•••• Federal and State Grants-In-Aide •..•.••..•..•.•••.•••. Economic Development Corporation ••...•....•..•.••••..• Planning Advisory Services ••..•.•......•.............• Mapped Improvements Ordinances ••...••........••..••.•. Public Information Services .....•••..•.......•..•••.•• Revisions to the Comprehensive Plan •••••••••••••••••.• 183 183 183 184 184 184 184 185 185 185 185 185 I. II. III. IV. v. I. II. III. IV. v. VI. VII. VIII. IX. x. XI. XII. iv 172 177 �TABLES Table GD-1 P-1 P-2 P-3 P-4 P-5 C-1 C-2 C-3 C-4 C-5 C-6 C-7 I-1 I-2 I-3 I-4 I-5 0-1 0-2 0-3 0-4 r- T-1 T-2 T-3 T-4 T-5 T-6 W-1 W-2 W-3 SS-1 SS-2 SS-3 Title Page Existing Land Use, 1980-1984 Comparison •.•.••••......•..•••••......••• Comparative Population Trends .••.• ••••• .•• •.• •.••••• •..•• •• ••..•••.• . . Incremental Population Increases .•...••••••••......••.•••••.•.•.•••.•• Population Age Groups, Del ta Township ••..••••••••.••.•••.•.•...•.•.•.. Population Per Household, Delta Township, 1960-1980 •.•.•..•..•..•••••• Population Projections to the Year 2000 •....•..•.•••.•.••...•.....•.•. Five Mile Trade Area Population Projections •..••......•.•..•••.•..•••. Year 2000 Tri-County Projected Per Capita Retail Expenditure Patterns •..••........•..••......•..•......•... Year 2000 Projected Trade Area Retail Expenditures .... ....... ...•..... Neighborhood and Regional Shopping Centers within the Tri-County Area .•..•.•.•...••.••••...••.••.•..•••••....•••••• Proportion of Total Trade Area Retail Expenditures Accruing to the Delta Central Business District in the Year 2000 •...•.••...••.••.........••........••••...•.•••.• Retail Floor Space Required to Serve Year 2000 Retail Expenditure Patterns .•..•••..............••.......•.•.•.•.•...... 21 Comparison of 1984 and Year 2000 Required Shopping _ Facilities •.....••• Major Business Establishment Located in Delta Township's Indus trial Tract •............•...•.....•.•........•..• Tri-County Region Employment Changes •...••.....•....•..••.••••...••••. Projections of Manufacturing and Wholesale Employment in the Tri-County Area ........•.••......•..•...•..•.•...•..•.•.•. Projections of Manufacturing and Wholesale Employment in the Delta Industrial Tract ........... ..•....•• .••.•........... Projected Land Consumption for Manufacturing and Wholesale Activities in the Delta Industrial Tract ...•.•....••.•. Distribution of Office Buildings - 1977 Lansing Metropolitan Area ••...•.................••...•••.....•....•...... Office Construction Activity by Governmental Unit 1971 - 1977 ........••••.•.•...•......•....•..........••.•••• Acreage and Floor Space Devoted to Office Uses Del ta Township 1966 .;. 1980 ..••....•......................••.....• Projected Office Land Development and Projected Office Floor Space Requirements Delta Township 1981 - 2000 .•........•.. Functional Classification of Highways-Metropolitan Areas ...........•.. Delta Township Road Mileage by Functional Classification ...•• ..• ...... Planning Impacts on Roadways ...•...................................... Unique Del ta Township Features ...•.................................... EATRAN Ridership ••..•..........•...•........................•... . ...•• Passenger Activity Capital City Airport ...••....•............•.......• Existing Water Wells, Delta Township ...... ...•...••.. .....•.•... .. •... Delta Township Water Consumption •.•.•....•.........••............•..•. Recommended Fire Flows .•.•.....•.................•.......•...•........ Sanitary Sewer Assessment Districts .....•......•.••.•.....••........•. Sanitary Sewer Customers 1975 - 1983 ..•. .•....•......•...••......... •. Projected Sanitary Sewer Connections and Land Acreage Consumption 1985 - 2000 .•...•.•.......•.........•..•..... 49 V 26 26 30a 31 32 40 42 44 46 47 48 54a 57 58 58 59 62 63 63 64 69 70 71 72 84 87a 93 94 95 100 103 103 �TABLES (continued) Table SS-4 SW-1 SW-2 LU-1 LU-2 CF-1 CF-2 CF-3 CF-4 CF-5 Title Wastewater Flow Projections at the Delta Township WWTP 1985 - 2000 ...•...................•............•• Estimated Solid Waste Generation Eaton County, 19 80 ........•......•........•.......•.•••.....••. Estimated Solid Waste Generation Delta Township, 1980 - 2000 ............................•..•.... Future Land Use •.......••...••...•.•........•...........••.....•.••• Proposed Road Improvements ....•......................•...•.........• Inventory of Major Delta Township Buildings .......................•. Delta Patrol Division Activities 1975 - 1981. ......•...•..•.....•... Delta Township Fire Department Responses and Fire Losses 1975 - 1981 ..................................... , •. Enrollment in the Grand Ledge Public School System .........•......•• Enrollment in the Waverly Public School System •.......•...........•• vi Page 104 114 115 119 163 170 170 172 179 180 �FIGURES Figure Title GD-I GD-II GD-III P-I P-II P-III P-IV P-V C-I Location of Delta Township in the TriCounty Region •.•••...•.. . . • .. Soil Associations •••••.••••.•• • ••.••.•••••••••••••••.••.•• • • • • • •.• Existing Land Use Map ••.••••.....•.••••.••.••••••..••.•••.....•.•• Location of Comparative Geographic Areas •..•••. • .••.....••.•••.••• Comparative Population Trends ••.. • ••••. .• .....•...•••.••.. . .•...•. Population Distribution Five Township Area 1960 - 1980 • . .•..• • .••. Age-Sex Pyramids •..•..•... • ..•.•••• • • • .•.•.........•.• . .•••... . ••. Delta Township Population, 1930 - Year 2000 .......•......••..•... Five Mile Trade Area Delta Township Central Business District ........•........•...•.•• • . . . • .. • . • •. •• •.••. Delta Township Industrial Tract ..•.•• • .•...•.•.•..• • •...••..• • .... MDOT Functional Highways Classification ... •.. .•....•..••..••..••.• Truck Operation Classifications .•••.•.•... • .••••••••..•••.•.•.••.• Road Classifications for Financing Purposes .•...... . .••.•••.•••.•• Expressway Cross-Section •..•••..•..•.• • •..•••...•...•••••..•.•••.• Cross-Section of Arterial Road with Boulevard ....•....••...•••..•• Cross-Section of Two Way Arterial Street .•..•...••..•.•.....•...•. Cross-Section of Collector Street .........•.•.••.•.•••...•.•••••.. Cross-Section of Local Street ...........•.••....•.......•. • •••.••• Road Right-of-way Deficiencies ••.......•..•.....••.•.••..•••.••••. Existing Water Service Area ( 1984) ......••......•.••.•••••.•....•• Existing and Proposed Water Service Area (1984) .......•...•..••••. Existing Sanitary Sewer Service Area (1984) •.•.•.•.... • ••.••..••.• Existing and Proposed Sanitary Sewer Service Area (1984) •.••.••.•• Existing Storm Drains ( 1980) •..•. . •..••.••......•••.••••• . ••••..•• Generalized Future Land Use Plan •...•...••....... . See binder pouch Delineated Neighborhood Uni ts •.•......•.•......•.••..•.••.•••..••. Parks and Green Bel ts ••......•...•.........•.•.•....••...•...••.•. Proposed Street and Highway Projects •........•..•....•....•.••.••• Existing and Proposed Fire Stations •.....................•.•...••. Existing School Facilities ••.........•.•.....•......•....••.. • ..•. I-I T-I T-II T-III T-IV T-V T-VI T-VII T-VIII T-IX W-I w-II SS-I SS-II SD-I LU-I LU-II LU-III LU-IV CF-I CF-II vii Page 13 18 23 25 27 28 30 33a 37a 53 68 73 75 78 79 80 81 82 83 91 97 99 106 110 125 159 162 175 178 �~ ~ ~ DELTA TOWNSHIP Figure GD·II SOIL ASSOCIATIONS D Marlette· Capac: Nearly level lo genlly undulating, well drained lo aomewhat poorly drained, loamy 10111 on 1111 plain,. []) Houghton-Gilford-Adrian: Naarly leval, very poorly drained, mucky and loamy 10111 In glacial drainage ways. '-.::I f-'• OQ i:: ti (1) I D g Marlette-Capac -Owosso: Nearly level lo hilly, well drained lo somewhat poorly drained, loamy 10111 on moraines and 1111 plains. I H H 'd Pl D OQ (1) ..... (X) ,. ,. ,. ,. gently undulating, somewhat poorly drained, loamy 10111 and nearly level, poorly drained and very poorly drained , loamy 10111; on 1111 plains and low moraines. ,. ,,✓ ::>/ L_ ., / , / ,. ,. ,,- / / I I I / Capac - Parkhill: Nearly level to .,,' ./(\)' _ .. - 100 Year Flood Plain /~--) ;. iii �l This page revised Dec. of 1984 in the southwest portion of the Township is southwesterly toward the Thornapple River. Delta Township's watercourses, particularly the Grand River and the Carrier Creek present an excellent potential for the development of recreational facilities and high value residential areas. To realize this potential, the problems of flooding and water pollution must be addressed. Water pollution is primarily a regional problem, the resolution of which Delta Township can promote by taking a lead in implementing high standards of wastewater treatment. Flooding is also a regional problem which Delta Township can best help solve by prohibiting development -within the natural flood plains. Figure GD-II illustrates the general location of the one hundred year flood plain within Delta Township. VIII Existing Land Use Pattern Delta Township may be characterized as a community experiencing a major change in personality. The emerging land use pattern suggests the community is developing an independent economic base, major comparison shopping facilities, and a wide variety of housing types. No longer a sparsely developed, surburban bedroom community, the 1980 land use survey reveals that vacant land in Delta Township is being converted to urban uses at the rate of over one hundred acres per year. During the 19721980 period twenty one new subdivis-ions were platted, four apartment projects were constructed, and three condominium developments were constructed. Major commercial and office uses developed during the 19721980 period including the Waverly Plaza, additions to the Lansing Mall, Auto Owners Insurance Company headquarters and the Hilton Inn. Major new industrial-warehouse uses include Oldsmobile Plant Number Five, the Meijer Distribution Center, General Motors Parts Warehouse addition, Central Transport, Blue Arrow Trucking, Interstate and Associated Motor Freight Companies, Lansing Storage Company, Flint Pipe and Well Supply Company, Clark Foundation, the Detroit News, Shreve Steel and Coca-Cola. Figure GD-III presents the spatial distributio~ of the existing land use pattern. A comparision of Figure GD-III with its 1972 counterpart on page 23 of the 1973 Comprehensive Plan provides the reader with insight regarding the extent of land development in the Township in the 19721984 period. IX Delta Township Land Use Trends: 1972 - 1984 Delta Township's land use pattern can be characterized as being in a dramatic state of change. Since the 1972 land use survey was conducted as background for the 1973 Comprehensive Plan, approximately 1,000 acres of land has been converted from an agricultural or vacant classification to urban uses. Table GD-1 illustrates the change in the 1972-1984 period which has taken place as to the land use pattern. 19 ~ �BLANK PAGE 20 �( This page revised Dec. of 1984 7ABLE GD-1 EXISTING LAND USE 1980-1984 COMPARISON 1980 Acreage Percent of Total 1984 Acreage Percent of Total Single Family* Two Family Multiple Family 3152 29 162 14.01% .13% . 72% 3389 35 251 15. 06% .16% 1.11% Office Commercial Retail Commercial Services Warehousing Industrial Utilities/Transportation 65 211 12 7 347 66 2334 .29% .94% .56% 1.54% .29% 10.37% 97 280 164 487 157 2411 .43% 1.24% .73% 2.16% .70% 10. 71% Public/Semi-Public Lands Parks/Open Space 486 533 2 .16% 2.37% 465 557 2.07% 2.48% 8076 335 6582 35. 89% 1.49% 29.25% 7712 335 6165 34.27% 1.49% 27.39% Residential Agriculture Water Areas Vacant Lands 22,505 22,505** *Single family homes on large parcels were assumed to have two acres devoted to residential uses and the remainder devoted to agriculture or classified as vacant. **This figure does not include approximately 450 acres of City of Lansing land located in Delta Township. 21 �This page was revised Dec. of 1984 Nearly all of the new land development in Delta Township during this period occured east of I-96, and, excepting industrial and warehouse uses, north of I-496. This is explained due to the provision of sanitary sewer, public water, and urban storm drainage utilities in this area. Since the 1972 land use survey a most obvious trend has been the infill of the so-called southeast quadrant of the Township, being south of I-496 and east of I-96. This growth in the s·outheast quadrant has been based upon favorable location in relation to transportation facilities and anaggressive posture on the part of Township Officials in providing utilities to and encouraging development of the area, known as the "Delta Industrial Tract." Another very evident trend has been the substantial number of large lot single-family homes built in the non-urbanized portions or Delta Township. Occuring primarily west of I-96, most of these homes have been constructed on non-platted parcels of land. Over one-quarter of the Township's total land area lay vacant as of 1984. The majority of the vacant land within the Township is located west of I-96. Vacant land appears in a number of forms including floodplains and wetlands, forested areas, large acreage parcels occupied by a single dwelling, fallow farm land, public lands and areas composed of poor soils. Vacant land is recognized as an important co1IDDodity since it represents one of the Township's most valuable natural resources and presents many opportunities for the future. • The existing land use map, Figure GD-III, differentiates between lands in agricultural production and vacant lands. The amount of land used for farming activities in the Township has decreased as development of the Township's industrial tract has intensified, residential subdivisions have been platted and the construction of single family homes on large parcels has increased. During the period of 1969 to 1978 the amount of land in agricultural production in Eaton County decreased by eight percent. (Data source: "Michigan Farm Lands are Increasing Again", Detroit News, April 12, 1981). During the late 197O's several hundred acres of farm land in the Township were enrolled in farmland development rights agreements under the provisions of Act 116 of 1974 being the Farmland and Open Space Preservation Act. Delta Township has attempted to preserve prime farm lands by a number of actions including active participation in the aforementioned farmland preservation program, creation of agricultural zoning districts and efforts to channel new development to areas already served by public utilities and services. The Comprehensive Plan recognizes agricultural activities as a long-term, permanent land use rather than a "holding area" for future development. 22 �DELTA TOWNSHIP Figure GD-Ill EXISTING LAND USE [:] [] [] Single Family Residential ml Multi-Family Residential 000 000 000 Single Family Subdivision Two Family Residential Office Commercial Retail Commercial Service Warehousing lndustrial-Manuf acturing Transportation-Utilities Public-Semi Public /// /// /// In D Park & Open Space Agriculture Vacant & Non-Urban PRIVATE ROADS NOT SHOWN REVISED CITY OF LAN _SING NORTH I . . ....... .... ..... ·. - - • ----------- 23 I I 2/84 I 1111111 111111 1 1 1000 1 2000 11 11111 111111 11111111111111111111 11111111 0 4000 �FIGURE P-III Population Distribution Five Township Area 1960-1980 !DELTA TWP. ---....,- -MERIDIAN TWP. ..... EAST LANSING LANSING/ LANSING TWP. -DELHI TWP. TWP. ;DELTA TWP. TWP. 1960 LANSING/ LANSING TWP. -EAST LANSING TWP. TWP. 1970 EAST -LANSING -DELHI TWP. \DEWITT TWP. 1980 28 �This page revised Dec. of 198 ' Distribution of Population in the Five-Township Area The Five-Township area encompasses a large portion of the Lansing Metropolitan area. Figure P-III portrays changing distribution of population in the area during the 1960-1980 period. Those portions of the metropolitan area with increasing shares of population are vividly presented. The Townships of Delhi, DeWitt, Meridian and Delta currently represent thirty percent of the metropolitan area population as compared to fifteen percent in 1940. This redistribution of metropolitan area population appears to be continuing. A possible explanation for this changing pattern of population distribution is a general tendency for the growth of a given area to slow after a certain density has been reached. '~, During the 1960-1970 period, the population in the suburban townships surrounding Lansing, being Delhi, DeWitt, Delta and Meridian, increased by 46 percent while the increase in the 1970-1980 period was 23 percent. The slow down in the urbanization of the suburbs can be attributed to many factors including increasing energy costs, a decreasing supply of land which has the necessary public utilities, and the increasing cost of development which is characterized by high land costs, high mortgage rates, and high materials costs. The Impact of Inmigration on Delta Township's Population Growth Inmigration has played a significant role in Delta Township's phenomenal population growth. Usually, the net migration experienced by an area over a period of time is determined by finding the difference between the actual change in population over the same time period. Natural increase or decrease is determined by the difference between the recorded births and the recorded deaths attributed to the reg.i on for the time period in question. Until re·cently, however, birth and death records have not been kept for areas smaller than a county. During the period of 1960-1970, sixty-five percent of the population growth in Eaton County was attributed to the irunigration. Irunigration also had a signif~cant impact in the 1970-1980 period when sixty-four percent of the population growth in Eaton County resulted from inmigration. Certainly, Delta Township has experienced a large amount of inmigration over the past decade. Due to the fact that Delta Township's population grew at a greater rate (35%) than Eaton County's population (25%) during the 1970's, it is likely that Delta Township experienced a higher inmigration rate than did Eaton County. Age-Sex Structure of Delta Township's Population An analysis of the number of males and females in various age groups provides useful information for many planning activities. Figure P-IV provides age-sex pyramids for the Township for the years 1960, 1970 and 1980. Table P-3 illustrates the specific number of persons within various age groups and what percentage of the Township is within any one age group. Each of the age groupings in Figure P-IV and Table P-3 are for ten year periods with the exception of the under 5 years group and the 75 years and older group. 29 {"""- �This pare r evised D2 c . of 198 ~ FIGURE P-IV AGE-SEX PYRAMIDS DELTA TOWNSHIP I 980 POPULATION u• o, .... l--+--+--+--+-----,1---+--+--+--+--+- 7 S Yurt SENIOR ClTIZEN PRIME LABOR F'ORCE STUDENTS PRE-SCHOOL U•- SY•Ft malt• Male.a I 970 POPULATION ' 75 .,o, .. ,. - - - - - - - - - - - - - - - - - - - - ... ••• SENIOR CITIZEN . I M E LABOR F'ORCE STUDENTS 5-14 PRE-SCHOOL U•O• 5 Yoart 2400 zooo lt00 ,zoo too 400 0 400 800 Ft111altt IZ00 1800 zooo 2400 Malta I 960 POPULATION ,a ., .... i - - - t -• SENIOR CITIZEN ••• o.... --t--1"-----,1----;---;--+-1"---1----;-._ l---+--+-+-+-----,1---+--+--+--+-----,1---. PRIME LABOR FORC~ ZS-34 STUDENTS ""PRE-SCHOOL UUtP 5 Yoart Z400 zooo 18110 ,zoo 0 Fe111altt 800 1200 Malu 30 18 0 zooo 2400 �- Table P-3 POPULATION AGE GROUPS DELTA TOWNSHIP 1970 1980 % of population Male Female Total % of population Male Female Total Under 5 yrs. 774 789 1563 9% 716 717 1433 6% 5-14 yrs. 2284 2194 4478 26% 2083 1972 4055 17% 15-24 yrs. 1266 1404 2670 15% 2345 2372 4717 20% 25-34 yrs. 1129 1252 2381 14% 2012 2177 4189 18% 35-44 yrs. 1270 1249 2519 15% 1660 1653 3313 14% 45-54 yrs. 992 1002 1994 11% 1366 1367 2733 11% 55-64 yrs. 548 499 1047 6% 970 983 1953 8% 65-74 yrs. 217 236 453 3% 378 511 889 4% ,-,, 75+ yrs. 74 117 191 1% 179 361 540 2% 17., 396 Source: 23,822 U.S. Bureau of Census 30a �This page revised Dec. of 1984 Figure P-IV and Table P-3 reveal the following facts: 1. A significant number of the "Baby Boom" generation reside in Delta Township as evidenced by the 5-14 group in 1970 which became the 15-24 group in 1980. This age group constituted the largest segment of the population in both 1970 and 1980. 2. The fact that the majority of the age groups have increased in total numbers is an indication that migration into the Township took place between 1970 and 1980. 3. As might be expected, the number of females in the 75 and older group is approximately double the number of males. 4. Indications exist that the Township's population is aging. In 1970 approximately 35% of the population was under age 15 whereas in 1980 the figure had declined to 23%. Conversely, in 1970 approximately 10% of the population was over 55 compared to the 1980 figure for the same group which was over 14% • • 30b �Tiiis page revised Dec. of 198~ , Population Per Household J An important social characteristic of population is the continuing decrease in the population per household in Delta Township. Table P-4 illustrates past trends in· the population per household in Delta Township over a twenty year period. TABLE P-4 POPULATION PER HOUSEHOLD DELTA TOWNSHIP 1960-1980 Year Population Per Household 1960 3.74 1970 3.75 1975 3.22 1980 2.83 Source: U.S. Bureau of Census The continued decrease in the population per household can be attributed to many factors including a declining birth rate and corresponding maturation of the population as a whole. Social factors contributing to this decline include a greater mobility of the under 24 age group accompanied by higher economic independence, a declining marriage rate, and a trend toward childless cohabitation. 31 I �This page revised Dec. of 1984 The U.S. Census -Bureau has reported a 66 percent increase in non-family households during the 1970's. Nationally, non-family households in 1980 accounted for one-fourth of all units, compared to one-fifth in 1970. The Census also revealed that almost 90 percent of non-family households consist of one person. The 1980 census counts for Delta Township revealed that a significant difference exists between the population per household figures for multiple family units and single family detached units. An analysis of census tracts which consist solely of single-family detached dwellings revealed that the population per household figure is generally between 3.0 and 3.6 while the population per household figure for census tracts which were occupied by muliple units ranged from approximately 1.5 to 1.7. The decline in persons per household while the population increases has implications as to the demand for and type of dwelling to be provided for in future years. Based on present trends, it appears that the population per household figure in Delta Township will continue to decline. This trend will very likely result in a demand for smaller dwelling units and a decrease in the school age population. II - Population Projections Estimates of future population are important in the planning process to the extent they provide general indications of probable land consumption, school enrollments, public facility use demand and similar impacts. This section provides population estimates for the period of 1985 to the year 2000 for Delta Township. The basic methodology which has been used is a regional cohort-survival model with apportionment among minor civil divisions to consider the affects of migration. Migration information has been derived from two data sources: (1) Increases in Delta Township population in excess of expected cohort-survival totals and (2) Increases in reported household tax return exemptions on U.S. Census Bureau data. Table P-5 provides population projections for Delta Township. Eaton County. the Five-Township Metropolitan Area and the Tri-County Region through the year 2000. TABLE P-5 POPULATION PROJECTIONS TO THE YEAR 2000 1980* 1985 1990 1995 2000 Delta Township 23,822 24,953 28,163 31,361 34,425 Eaton County 88,337 91,235 100,757 110,219 119.262 Five-Township Area 271,661 274,313 283,755 292.186 298,891 Tri-County Region 419,750 425,979 447,181 466,892 483,684 *1980 population figures represent the final 1980 census counts. Source: Population Projections for the Tri-County Region, 6/1/84, TriCounty Regional Planning Commission, Lansing, Michigan. 32 �This page revised Dec. of 19~ Table P-5 suggests Delta Township, will continue to experience growth though not nearly as dramatic as occurred in the 1950-1970 period. Based on the information contained in Table P-5, population increases between 1980 and the year 2000 are projected as follows: Delta Township~ 45% increase, Eaton County~ 35% increase, Five Township Area~ 10% increase and the Tri-County Region= 15% increase. Population projection is not an exact science and is affected by numerous factors in the local projection area. Increases in employment beyond that expected, recessionary periods, amenities of a community and other factors all influence the amount of irunigration. Also, a community's growth policy may have a significant impact on the population change. If Delta _Township should institute a growth policy requiring phasing of development on lands adequately served by utilities, parks, schools, roads and other services, the estimates of population increase would be different from those being projected. The presentation of estimated population herein has presumed no such growth policy. The declining household size suggests a leveling off or actual decline of school-age children during the planning period. This will affect school facility planning. The trend toward fewer persons per household may be of importance as to development regulations pertaining to minimum dwelling unit size. 33 �F!GUU P-V • DEI.I'A TOWNS1iil' POPULAI'ION 2,.000 0 Q. 0 0 -... Q. 0 20.000 0 4 e z= ~ - I ,.000 1930 1940 19~0 1960 Year 1970 1990 1980 • • JJa 2000 ACTUAL PROJECTED �!bis page revised Dec. of 1984 COMMERCIAL BASE ANALYSIS Commercial facilities in Delta Township are presencly locaced in four principal areas: The Delta Cencral Business District (CBD), on Saginaw Highway east of Elmwood Road. on Saginaw Ilighway wast of Mall Drive West, and at the Waverly Plaza along Waverly Road. • • The Delta Cencral Business District consists of a regional .shopping cancer, the Lansing Mall, which concains the Kudson's. Penny's and Montgomery Ward Depart:mant Stores, as well as Maijer Thrifty Acres, K-Mart and Dornec Village which are located on the south side of Saginaw Highway across from the Lansing Mall. The scores of the Delta CBD comprise a co'llll'arisou shopping magnec of regional significance. Although the Lansing Mall - K-i.'!art - Meijer complexes were not planned in a related fashion and are bisected by the traffic pattern of Saginaw Highway, this grouping of major scores does function as an interrelaced business district. The commercial district located on Saginaw Highway ease of Elmwood Road consists largely of commercial strip developments which were primarily constructed during the period of 1965 to 1975. There is little or no functional transition becween the types of commarcial uses in this strip, and the area is generally congested and unattractive. The area along Saginaw aighway west of Mall Drive West is evidencing a similar trend coward total scrip development which will probably be reached unless alternacive land development policies are iIDl)lemented. With the exception of the Waverly Plaza, the commercial development on the wesc side of Waverly Road is of a scrip nature. However, existing retail stores are separated by large distances of non-commercial usage so that a true strip character has not yet emerged . ! Characteristics of Existing Commercial Development Types of Commercial Enterprises Retail shopping areas within Delta Township have taken on cwo different and distinct forms. The first type of commercial development is known as the shopping center which is defined as "a group of commercial establishments, planned, developed, owned and managed as a unit related in location, size, and type of shops to the trade area that the unit serves; it provides on-site parking in definite relationship to the types and sizes of stores." 1 Prior to the evolution of the shopping center. retail scores were usually developed as a llliscellaneous collection of individual buildings each on a separate parcel of street frontage. The second cype of commercial development is generally referTed co as scrip development. This r:ype of develop1118nt usually fronts on both sides of an arterial roadway and extends inward for half a block . Strip development is often characterized by an assortment of office and commercial uses requiring relatively small parcels of land. 1 Toe Community Builders Handbook, Urban Land Institute, Wash.ingtan D.C. 1968, pg. 264. 34 �This page revised Dec. of Shot:it:Jing centers are generally classified as one of four types; t:he neighborhood, the community, the regional, and the super regional. The shopping center's type is determined by its 1D&jor tenant or tenants rather ,-, than site area or square feet of structures. The Urban I.and Institute defines the various t71'es of shopping centers as follows: 2 a neighborhood center provides for the sale of convenience goods (foods, drugs, and sundries) and personal services (laundry and dry cleaning, barbering, shoe repairing, etc.) for the day to day living needs of the immediate neighborhood. re is built around a super-market as the principal tenant. rn theory, the neighborhood center has a t71'ical gross leasable area of 50,000 square feet. rn practice, it may range in size from 30,000 to 100,000 square feet. The neighborhood center is the smallest type of shopping center. In addition to the convenience goods and personal services of the neighborhood center, a community center provides a wider range of facilities for the sale of soft lines (wearing apparel for men, women, and children) and hard lines (hardware and appliances). The community center makes a greater variety of merchandise available in sizes, styles, colors, and prices. It is built around a junior deparaienc store, variety store, or discount depart:mant store as the major tenant, in addition to a supermarket. It does not have a full-line depart:mant store, though it may have a strong specialty store. rn theory, the t71>ical size is 150,000 square feet of gross leasable area, but in practice it may range in size from 100,000 to 300,000 square feet. The community center is the intermediate type of center, most difficult to eseimate for size and pulling power. The regional center provides fo.r general merchandise, apparel, furniture, and home furnishings. in depth and variety, as well as a range of services and recreational facilities. It is built around one or c-wo full-line deparaient stores of generally not less than 100,000 square feet. ,rn theory, a typical size for definitive purposes is 400,000 square feet of gross leasable area. The regional center is che second largest cype of shopping center. As such, the regional center provides services cypical of a business district yet nae as extensive as those of che super regional center. A super regional center provides for extensive variety in general merchandise, apparel, furnicure, and home furnishings, as well as a variety of services and recreational facilities. It is built around at least three major department stores of generally not less than 100,000 square feet each. !n theory, che typical size of a super regional center is about 750,000 square feet of gross leasable area. rn practice, the size ranges to more than 1,000,000 square feet. There are examples of chree cypes of the above described shopping centers within Delea Township: Neighborhood Center - the West Saginaw Plaza, located northwest of che interseccion of Saginaw liighway and Waverly r-,., Zoollars and Cants of Shoooing Centers: Institute, pg. 4. 35 1984, The Urban Land �'this page revised on Dec. of 1984 Road, which consists of approximately 55,000 square feet. Community Center - che Waverly Plaza, located southwest of the intersection of St. Joe Ilighway and Waverly Road, which consists of approximately 180,000 square feet. Super Regional Canter - che Lansing Mall, located aortilwest of Che intersection of Saginaw f!ighway and Elmwood Road, which consists of approximately l,000,000 square feet. Location of Types of Commarcial Enterprises The majority of the Township's comparison retail stores are located in th~ Delta Central Business District. Department and apparel stores are more likely co be located in Che Delta Central Business District chan any other commercial area wichin the Township. The majority of the Township's retail convenience stores are located on Saginaw Ilighway east of Elmwood Road. Toe fact that convenience stores have yot co decentralize on a neighborhood level throughout the Township could be attributed co two factors: l) Delta Township households are very auto-oriented, cherafore, it is not an inconvenience for the majority of residents to drive several m:i.les to purchase day-co-day necessities, 2) many residents oppose the establishment of any cype of co1111Nrcial developmant in their residential neighborhoods due to the fear that the commercial development I1ould change the residential character. Fast-food restaurants are presently concentrated on Saginaw aighway ease of Elmwood Road due to the high visibility and traffic exposure offered by this area. Quality sit-down restaurants are much mere dispersed throughout the Township than the fast-food outlets. Toe majority of the Township's hotel facilities are located in close proximity to the Canal/Yest Saginaw intersection • • Reasons for Locating Commercial Uses Delta Township has experienced steady growth in commercial develop111ent over the past decade. There are several reasons which account for retail merchants desiring to locate in Delta Township: Toe Township's arterial street pattern affords good traffic access while providing excellent exposure to retail firms; the availability of land within the Township. when compared to 1110re urbanized and centralized locations in the Lansing Metropolitan Area, is a primary locational factor; and the existence of adequate public services makes the area attractive for commercial development. Toe steady increases in the Township's population over past decades, as well as the area's growth potential. is another inducement to retail firms. Toe existence of a regional shopping center such as the Lansing Mall also serves as an inducement for commercial development to locate in the area. Finally, Delta Township constitutes a separate market place within the Lansing Metropolitan Area. II Projection of Future Commercial Development In analyzing and projecting Delta Township's commercial facilities requirements. it is necessary to distinguish between two basic kinds of shopping needs. First, . comparison facilities must be provided co serve the needs for clothing, furniture. household appliances, and other major items. Secondly, convenience facilities such as groceries, drug stores. and barber shops will be required to serve daily shopping needs. This section will analyze Delta Townships comparision shopping needs as well 36 - - -- - -- -~ - - - �lb.is paga revised Dec. 0£ 1984 as several of the more significant convenience shopping needs such aa food stores, drug stores, hardware scores and restaurants. There are five basic seeps required to project che facilities needed co serve comparison and basic convenience shopping needs. ~,~ 1 First, the primary trade areas to be served by comparison and convenience shopping facilities must be determined. Generally, the trade area of convenience facilities is limted co surrounding residential neighborhoods, while the trade area for a regional comparison shopping center includes a large pori:ion of the Lansing Metropolitan Area. The second step required to project che need for comparison and convenience shopping facilities is to determine future total sales in various retail categories wichin the trade a~ea. Determination of trade area future total retail sales is dependent upon changes in population, purchasing power and eXl'enditure patterns within the trade area. The third seep is to determine the proportion of total trade area retail sales that will acrue co the projected facilities. Convenience facilities are considered to draw business throughout their trade area. The proportion of total trade area retail sales that comparision facilities will draw is dependent upon a number of factors, most imtJortant of which is the relative quality and location of competitive facilities. The fourth seep is to determine the amount of square footage required to sustain the proportion of total trade area retail sales that the facilities will generate. This determination can be based on current projected marketing standards. The final seep is to compare the projected future requirements with ,--...~ existing facilities. This comparision will indicate the extent to which new facilities will be required. , In determining future comparison shopping facilities needs, atten~ion will be focused on the concentration of comparision facilities centered in the Delta Central Business District. These facilities include the Lansing Mall Stores, Meijer Thrifty Acres, K-Mart, and Cornet Village. rur~her, the scores of the Delta Central Business District can be meaningfully compared with other major shopping areas in and near the trade area. This comparison will be the basis for assessing the i.l!q>act of these stores on the trade area. Determination of Comparision Shopping Trade Area !he first step required to analyze the major comparison facilities in and near the Lansing Mall is to determine the trade area served by these facilities. · The eXl'erience of regional shopping centers in other metroplitan areas indicates that such centers draw a major portion of their customers fro~ within a three to five mile radius . For the pur,,ose of this s~udy, it has been assumed that the Delta Central Business District has a trade area approximated by a five mile radius. This trade area is illustrated in Figure C-l. It encompasses virtually all of Delta Township, most of the western half of the City of Lansing-Lansing Township area, as well as significant portions of Watertown and DeWitt ,,---.. Townships. 37 �!h.is page revised Dec. of 1984 • While it is assumed that 50 percent of the Dalta. CBD customers live beyond c:he five mile trade area, it is probable that in the future this percentage will decrease. As Delta Township becomes t110re densely populated, it will contribute mere and t110re patrons to the scores of the Delta CBD. As some areas near Delta Township becoua mere highly urbanized, they can be exl)ected to develop their own comparison shopping facilities. !his will reduce the demand that would otherwise be placed on Delta Township's facilities. Conversely, because of th• TriCounty Region's excellent highway system and the expected future pattern of population grow,:h, it is likely that the scores of the De.lea CBD will continue to play a large role in fulfilling the comparison shoppin.g needs of people living in c:he outlying portions of the Tri-County Region. Based on the foregoing considerations, it is assumed that by the year 2000 approximately 60 percent of the patrons of the Delta CBD scores will live wic:hin the five mile trade area. While chis judgement should not be interpreted as a firm prediction, it will be useful as a basis for further analysis. Determination of Convenience Shopping Trade Area Having determined the trade area of Delta Township's comparison shopping facilities, attention is now directed to consideration of the trade area of Delta Township's convenience shopping facilities. As previously noted, convenience shopping facilities generally have a lim:ited trade area. !his is understandable because of the frequency with which they are patronized by individual customers. Because people are reluctant to travel far to satisfy daily shopping needs and because of the amount of traffic generated by convenience shopping trips, convenience scores ideally should have a trade area no larger c:han a grouping of neighborhoods. 'therefore, the exact distribution of c:rade area delineations for convenience shopping facilities in Delta Township will depend upon the neighborhood unit plan. !he present analysis will nstrict itself to specifying the total amount of convenience shopping facilities which will be required to serve Delta Township's projected year 2000 population. Projection of Future Retail Sales !he second major step required c:o analyze and project the need for cOlllparision and convenience shopping facilities within Delea Township is c:o determine trade area future total sales in various retail categories. Determination of trade area fucure total retail sales is dependent upon c:hree factors: 1) population growth within c:he trade area, 2) growth in per capita retail expenditures within c:he c:rade area, and 3) c:rade area changes in retail expenditure patterns . Current and projected populations for the trade area are presented in Table C-1. !his table divides the trade area into the following unic:s: Delta Township, the Lansing-Lansing Township area, Watertown and DeWitt Townships. Population increases in the Lansing and Lansing Township portions of c:he c:rade area were determined from projections of the total population of Lansing and Lansing Township by using a c:wo-scep procedure. First, c:he Lansing-Lansing Township area was surveyed to determine the distribution of vacant residential land which might acco111Dl0date increases in population. Second, future land development c:rends for the LansingLansing Township area were evaluated for their probable impact on the 38 �-I 'lbis page revised Dec. 0£~3!! development of vacant residential land. Consideration was given to the projected distribution and extent of various densities of development. ~~ Based on the distribution of vacant residential land and expected '~ development trends. one-half of the projected population increase for the Lansing-Lansing Township area was allocated to the portions of Lansing and Lansing Township lying within the . five mile trade area. 39 -- �111is page revised Dec. of 1984 TABLE C-l TRADE AREA POPULATION PROJECTIONS F'IVE MILE 1980* 1990** 2000..,. Delta Township 23,822 28,163 34 , 425 Lansing-Lansing Twp. Area*** 68,100 7l, 739 73,720 DeWitt Township*,...* l,900 2 , 066 2, 103 Watertown Township***** 1,200 1 . 320 1,530 Political Subdivision of the Trade Area *U . S. Census Bureau figure. **PTojection provided by the Tri-County Regional Planning Commission, July l, 1984. ***Lansing-Lansing Township area figure represents 50% of the projected population figure. ****DeWitt Township figure represents 20% of the projected population figure. • *****Watertown Township figure represents 33% of the projected population figure . The portions of DeWitt and Watertown Township's populations living within the five-mile trade area were determined by the same methodology as was applied to the Lansing-Lansing Township portion of the trade area. The portion of the r:wo township's 1980 population living within the trade area was estimated on the basis of the existing pattern of residential developaent. The portion of the two township's 1980 through year 2000 populations living within the trade area was determined fro• Tri-County Regional Planning Commission population p~ojections . Population increases were allocated to the five-mile trade area on the basis of the availability of residential land and expected developaent trends. !twas determined that approximately one-fifth of DeWitt Township's 1980 through the year 2000 population will be living within the five mile trade area. !twas also determined that approximately one-third of Watertown Township ' s 1980 through the year 2000 populati ons will be l i ving wi t hin the t:rade area. The second factor bearing on future trade area retail sales is future per capita retail expenditures. Future per capita retail expenditures can be determined by estimating projected increases in real per capita purchasing power and applying such a projection co an estimate of curTent per capita retail expenditures. 40 �!his page revised Dec. 00984 During the period of 1970 to 1980 per capita incomes for the five mile trade area increased by 122% resulting in an annual increase for the period of 12%. 1 The inflation rate has fluctuated widely in the past decade varying from a ~ high of 13% in 1979 to a low of less than 3% in 1983.2 Predicting the amount of inflation which will take place in the future is difficult since the rate is dependent on a number of factors including the Federal Reserve Board's 1I1Cney supply policies, the strength of the dollar, prices for essential raw materials such as oil, food and other commcdities, productivity and wage rates and deregulation of certain industries. For the purpose of this study a 5% annual inflation rate has been utilized. When the inflation rate is applied to the annual per capita income increase a 7% annual increase in per capita incomes results which was multiplied times the 18 year forecasting period (1982-2000) resulting in a year 2000 estimated per capita income of $20,446 which represents a 126% increase for the period. In 1982 approximately 49% of estimated personal incomes for the Tri-County Region were spent on retail sales.3 For che purposes of chis study, it is assumed chat che 1982 percentage of personal income devoted to retail expenditures will remain constant through the year 2000. Applying che aforementioned percentage to the year 2000 projected Tri-County inflation adjusted per capita income of $20,446 results in an inflation adjusted per capita income retail expenditure for the year 2000 of $10,018. Table C-2 illustrates a year 2000 estimate of per capita retail expenditures along with projections as to how retail sales ~ill be divided among various categories. The estimates as to how retail sales will be allocated is based on 1982 retail sales information for the Tri-County Region provided by the Lansing Regional Chamber of Commerce. 4 1Data Source: Urban Decision Systems, Los Angeles, California, October 13, 1983. 1970 per capita income :a $3,480, 1980 pe:i; capita income :a $7,745. 2oata Source: Bureau of Labor Statistics, U.S. Department of Labor July, 1984. 3oata Source: Sales and Marketing Management Magazine, 1983 Survey of Buying Power, U. S. Metropolitan Market Projections for Retail Sales, October 1983. 41 �'lbis page revised Dae. of l984 , ,/ • TABLE C-2 n:AR 2000 TRI-COUNTY PROJECTED PER CAPITA RETAIL EXPENDITURE PATTERNS* Total Retail Spending $l0,0l8 Comparison Stores General Merchandise Stores Clothing and Accessories Stores Furniture and Homa Furnishings Other Comparison Stores • ' 2,104 501 401 801 Convenience Stores Food Stores** Hardware and Building Materials Drug Stores and Pharmacies 1,603 300 200 Eating and Drinking Places** 1,403 Other Retail Expenditures 2,705 *Based on 1982 dollars. **In 1982 19% of retail eJqlenditures were devoted to food stores. This number has been reduced to 16% for the year 2000 projection and a corresponding increase of 3% has been made in che eating and drinking category in order co reflect projected crends. Data Source: Sales and Marketing Management Magazine, 1983 Survey of Buying Power, U.S. Metropolitan Market Projections for Retail Sales, October, 1983. 42 . I �!his page rev-isad Dec. ofrs.84 ~ Trends in Retail Expenditures The third factor bearing on future trade area retail sales is cunent and eJCllected changes in retail expenditure patterns. The following list contains expected trends in retail expenditures which could effect businesses within Delta Township: l. Eating and drinking establishments will experience an increase in business as 1110re working couples consuma a larger percentage of their maals outside of the home resulting in a possible decline in grocery store sales. Z. New tTIJes of retailing will be eseablished in the local market including factory outlets, off-price discount stores and greater use of drive-thru facilities. 3. !tis questionable whether additional super regional shopping malls will be constructed in the metropolitan area due to market saturation and the costs of raw land and construction. 4. Greater emphases will be placed on service-tTIJe businesses because of an increase in the number of two income and one person households. 5. The popularity of "one-stop" general merchandising stores offering a wide variety of goods including grocery, hardware, apparel, houseware and appliance items in a single store will continue. 6. A resurgence in small speciality stores offering a limited line of high quality merchandise with personalized service is expected in the nexe decade. 7. The continued "aging" of the population will be reflected in increased expenditures for health services, drug and pharmaceutical items, travel, etc. 8. Retailars will renovate existing stores in an effort to obtain greater sales from "old" facilities. 9. Competition for retail sales in the Lansing area will intensify due to the opening of a tieijers Store on Lake Lansing Road, planned expansions at the Frandor Plus Center on Michigan Avenue, renovations to the Logan Center and the redevelopment of downtown Lansing. ~~ Having arrived at a projection of tha year 2000 per capita expenditures in various retail categories and having also determined the population of the various zones of the trade area of Delta Township's major comparison shopping facilities, it is now possible to det•rmine the total future retail expenditures that will be generated within the various zones of the trade area. This determination is based upon population multiplied by per capita expenditures. !he results of this multiplication are presented in Table C-3. Comparision expenditures are presented for all zones of the trade area because all zones will con~ribute business to the comparison shopping facilities of Delta Township. Convenience expenditures are presented only for Delta Township because Delta Township's convenience facilities will be supp.o rted primarily by local residents. ,,,-,., 43 �!his page revised Dec. of 1984 • Another factor determining the impact of loss on the various zones of the trade area is the distance of the Delta CBD and the distance of competing facilities from the various zones of the trade area. The fun:her away the Delta CBD is fr011l the center of population of a trade area zone, the smaJ.ler the proportion of total retail sales generated within the trade area zone that will accrue to the Delta CBD will be. Conversely, the farther away c0111peting facilities are from the cancer of population of a trade area zone, the larger will be Delta Central Business District's proportion of the trade area zone's retail sales. Having determined the future retail ex;ienditure pattern for the C011ll)arision and convenience trade area of Delta Township, attention will now be directed to determining t:he proportion of future co11ll)arison and conve,n ience sal.es generated wit:hin the trade area t:hat will be spent in Delt:a Township's retail facilities. This determination is quite simple with respect to convenience type retail sales. As noted earlier, convenience stores do business within their relatively limited trade areas. Therefore, it will be assumed that all convenience sal.es potential. generated wit:hin Delta Township will be spent in Delta Township. This asswirption is dependent upon the provision of sufficient, properly located conven.i.ence merchandise outlets to allow full realization of their potential. Table C-3 ,. YEAR 2000 PROJ'ECTEO TRADE AREA RETAIL EXPENDITURES* Delta Township City of Lansing Lansing Township Township $72,430,000 17,247,000 13,804,000 27,574,000 $155 , 107,000 36,934,000 13,804,000 59,050,000 $4,425,000 l ,054 ,000 843,000 1,685,000 DeWitt Waten:ovu Township Comparison Stores General Merchandise Clothing and Accessories Furniture and Rome Furnishings Other Co11ll)arison Stores Convenience Stores Food Stores Hardware and Building Materials Drug St:ores and Pharmacies 55,183,000 10,328,000 6,885,000 Eating and Drinking Places 48,298,000 Other Retail E.xi)enditures 93,120,000 *Based on 1982 dollars . Source: !able prepared by Delta Township Planning Department based on data presented in !able C-2. 44 $3 ,219.,000 767,000 614,000 l,204,000 �This page revised Dec; of9t9S4 Determination of Accrual of Future Trade Area Sales to Delta Township Determination of the proportion of future trade area comparison reta;il sales that will accrue to Delta Township's major comparison facilities is a complicated task involving three considerations. These three considerations are (1) the existence of competitive facilities, (Z) the relative attractiveness of competitive facilities, and (3) th• distance of Delta Township's comparison facilities and their competitors from th• various zones of the trade area. The first consideration in determining the proportion of total trade area comparison sales accruing to Delta Township's comparison facilities is the existence of competitive facilities. An investigation of reta:il sales outlets within the Tri-County Region led to the conclusion that there are two regional shopping centers and three co'lllllWllty shopping centers in direct competition for the retail sales that will be generated within the trade area of the Delta Central Business District. The two regional shopping centers in competition with the Delta Central Business District are the Frandor Shopping Cancer and Meridian Mall. Th• three community shopping centers in competition with th• Delta Central Business District are the Waverly Plaza, Logan Square, and Edgemont Canter. The City of Lansing's Central Business District is also located within the delineated trade area and competes with the stores of the Delta Central Business District. Although the City of Grand Ledge shopping area is not located within the five au.le trade area, it does have an impact on the Delta CBD. Table C-4 provides a listing of neighborhood and regional shopping centers within the Tri-County area. Although this list is not all inc.l.usive, it does include those shopping centers which have the most impact on the Delta CBD's five ad.le trade area. ~~ The second primary consideration which :impacts the Delta Central Business District is the relative attractiveness of the enumerated competitive facilities. Six factors must be weighed in evaluating the relative attractiveness of the competitive comparison facilities. Three of . these factors are related to accessibility and circulation: 1) the ease of accessibility to the various competitive facilities as determined by surrounding street patterns; 2) the availability of convenient parking spaces; and 3) the features of internal vehicular and pedestrian circulation patterns which facilitate or hinder customer use. A fourth important consideration influencing the relative attractiveness of competitive shopping facilities will be the existence or absence of climate control advantages common in modern shopping malls. The fifth factor pertaining co the relative attractivenss of competitive shopping facilities will be the drawing power of major department stores associated with those facilities. The sixth and most basic consideration pertaining to the relative attractiveness of competitive facilities will be their total size. The Delta Central Business District and the competing comparison shopping facilities were evaluated in terins of the six criteria of attractiveness. !t was detel-mined ~hat the three regional shopping centers were of approximately equal attractivness when judged on the basis of all six criteria. Of course, all of the main shopping areas have distinctive features by which they are 1::::=:::, f ' uniquely characterized. However, negative features in each shopping area tended to be balanced by equally positive features in the same area. 45 �./ • 'l'his page revised Dec. of 1984 Based on the number of shopping facilities in competition with the Delea Cancral Business District and on the relative attractiveness of those facilities and the distance of the Delta Central Business District and competing shopping facilities from the center of population of the various Lansing Mall trade area zones, a determination was made as to the proportion of total area retail sales which would accrue to the Delta Central Business District. !twas determined that the Delta Central Business District would receive approximately 85 percent of the total retail sales generated within the Delta Township portion of its trade area, l5 percent of the retail sales generated within the Lansing-Lansing Township area, 15 percent of the retail sales generated within DeWitt Township and 30 percent of the rer,ail sales generaced within Watertown Township. TABLE C-4 N'EIGHBORHOOO AND REGIONAL SHOPPING CENTERS WITHIN THE TRI-COUNTY AREA Gross Leasable noor Area (sq. ft.)* ~ Lansing Mall • • Number of Scores* 1,000,000 105 Frandor 600,000 100 Meridian Mall 640,000 116 West Saginaw Hwy. Meijer, K-Mart, Cornet Village 284,000 18 Logan Square 226,000, 27 Meridian Township Meijer 220,000 l Waverly Plaza 182,000 15 South Lansing Meijer 175,000 l East Lansing Meijer 165 .ooo l Cedar Park Center 112,000 25 Edgemont Shopping Center 110,000 12 Frandor Plus 64,000 3 Haslett Village Square 80,000 20 West Saginaw Plaza 58,000 7 Country Meadows Village Center 55,000 14 Bath Corners Shopping Center 37,000 8 Granger Mall 30,000 9 Willow Plaza 25,000 6 "'The square footage of the various retail facilities and the number of stores within them are subject to constant change. The square footage figures and retail score figures include vacant units. 46 �, - !his page revised Dec. o~84 Based on the foregoing determination of the proportion of total retail sales generated within the different zones of the trade area which are attributable to the Delta Central Business District, and upon data presented in Table C-3 a ;=-._ determination was made of future total c:rade area retail expenditures accruing to c:he Delta Central Business District. The proportion of c:ocal rade area retail expenditures accruing to the Delta Central Business District is presented in Table C-5. TABLE c-s PROPORTION OF TOTAL TRADE AREA RETAIL EXPENDITURES ACClUimG TO THE DELIA CENTRAL BUSINESS DISTRICT IN THE YEAR 2000* Delta Township City of Lansing Lansing Township DeWitt Township Watertown Township $61,566,000 14,660,000 11,733,000 23,438,000 $23,266,000 5,540,000 2,071,000 8,858,000 $664,000 158,000 126,000 253,000 $966,000 2.:30,000 184,000 351,000 Couq,arison Stores General Merchandise Clothing and Accessories Furniture and Hotna Furnishings Other Comparison Stores Convenience Stores Food Stores Hardware and Building Materials Drug Stores and Pharmacies 55,183,000 10,328,000 6,885,000 Eating and ~rinking 48,298,000 Other Retail Expenditures 93,120,000 *Based on 1982 dollars. Source: Table prepared by Delta Township Planning Deparaient based on data presented in Table C-3. 47 �·~-:, •t'l•l a, puuw11111d n•p uo puwq 1u.. uwd110 lttfUHfd dy11911r101 •11110 Aq "1'1•1 iJUi:, p\ii iJiifoii •011 """'1"1' :11nnos 'IIJflHHUf p1111n llt!<IJn ''196Q :i,J;oJU3:)~"'IS 1" 11u1uu lu1ddo11" 1wuo9l;o1 · s·n 101 11011e•10JUI 1001 nd nt•sz •u•""" · •1•11or l861 "" """"'• 000''11l Oll OOO'Olf '{6 9;oJfllfrt111d~J lfl!l"1' U'fJO 000''16{ lll 000'96l'9'T 11unupq '"'" lhtfll!J ooo•.,., ooo·u, 000'60l "~' 000•~99•9 8l ~9l OOO'tlll ' 01 0OO'Ul'H ""' :Jl!WJWlfd "''" !l;oJnJs ""'" "'"'1111"" '"'"''"' ruw "1"r1r1•n 11;o1n1s """.f !l".IOIS ""U"f"'""'":I (llffl 909 OOO't'll OIJ0'~'1C ooo· ~o, OOO'tll 000'11{ 000'009' I ooo·n, ooo·u ooo' It, OOO'ltl 000°1'16 0 000°6(9 06 ooo'lH'6 ooo'on 06 000'8{'1'(l OOO'll IOI 000' IIC 'l OOO'll6'~ 000'969''1lt 000'601 ooo·u, OOO'llt OIi 06 t 901 OIi 06 t OOO'lll'II 000'099''11 000'99~•,.,, ooo·,s ooo' ""' IJIIJnlS Un!lfJl!dMo:, J;o'fJO !llfllflf!lfll.lflJ -ow ruw lUfllfU.lflJ ""f.10111111:,:,y ruw lu1q1n1:, ""fl'U""".l"M 111.1;,u;,:1 11;un1s ttn11f 111d•n:J ' '·" • t;s Ui 11w1y ""J'"""" ""'If.I! .1nnu w:,.1y -IIOfl pnw w:uy """ J.f. I wJn.t t"•J 11nnGs Uf WWJY JOOl.f r•uynl,w9 l!1tJy 1tf11!Jl-Unfl '""J wumfis llf l!UY JOOIJ PWJfnl,:,9 W3J'f • l.t ·tis u1 wuy JOOIJ · ,_. ·tis Jlld llllfl!S 1 i,unftfiu11b3 · i.t · Gs u, WWJy JOOIJ ~rs Hd llllll!S 1 s;,Jn1y puwib3 r• 1 tnb;o9 flUfnl,119 1tru.t I" '"·'· l!IIJV lll'l!Jl "'" JO ""' UOd !ldf'f!111'101 IUJIIUl!l pu11 UrlOJJIIJl!H 'J1fHIIO 'IUfllUl!l JO Alf:, l!PJ'f uo, un,1 3111!11 llqJ JO "'''""""l • ,,,.n SNWJ.UYd 311RllONJdllJ ll'f!JII flOOl JIIUS 01 ffJlllOOJII :J:,YdS 11001.4 'llVUII 9-:> J1WY1 •.,- · . "'1 �This page revised Dec. of~84 Projected Retail noor Space Requirements !able C-6 indicates retail floor space required co serve future trade area r-., retail expenditure patterns. This table projects required space for comi,arison, convenience and eating and drinld.'ng facilities in the year 2000. The projections of future required floor area for each category of comaarcial activity. were developed by dividing projected expenditure levels by established expeuciicure rates per square foot of com:marcial space. !able C-6 also ponrays the required floor area of various comparison and convenience retail facilities for the year 2000. The seventh column of Table C-6 entitled "Total Trade Area" represents the sum of the required comi,arision floor area for the Delta Township poniou of the trade a~ea as well as for the portion of the trade area outside Delta Township. The total commarcial floor space area requirement projected in this column does not reflect the total amount of commercial facilities which could be sustained within the Delta Central Business District in the year 2000 because, as previously explained, only 60 percent of the cust01118rs rlll originate fr01ll within the primary trade area. The eighth column in this table, entitled "Non-Trade Area," indicates the floor area required to serve cust01118rs originating fr01ll beyond the trade area. The final column in Table C-6 indicates the floor area which can be sustained by both the Central Business District trade area and non-trade area customers. The year 2000 convenience shopping space requirements are shown in the third column of Table C-6. TABLE C-7 COMPARISON OF 1984 AND YEAR 2000 REQUIRED SHOPPING FACILITIES Floor Area of Existing Facilities in sq. ft. (1984) Projected Requiremanes in sq. ft. (2000) Additional· Floor Area Required Comparison Stores 535,000 143,000 24,000 1,600,000 311,000 218,000 1,065,000 168,000 194,000 120,000 3,000 12,000 209,000 132,000 44,000 89,000 129,000 32,000 Eating and Drinking 158,000 396,000 238,000 Other Retail Expenditures 250,000* 716,000 466,000 General Merchandise Clothing and Accessories Furniture and Home Furnishings Convenience Stores Food Stores Hardware and Building 11.aterials Drug Stores and Pharmacies *Estimate Source: Table prepared by Delta Township Planning Department based on data presented in Table C-6. Table C-7 compares exis~ing commercial space in Delta rovnship with projected commercial space requirements for the year 2000. 49 �!bis page revised Dec. of 1984 !II • • Major Findings of che Commercial Base Analysis !n view of che foregoing analyses of exiscing and projecced character- istics of Delea Township's commercial base, che following conclusions are significant in the develop1!18nt of che Township's Conqn.·ehensive Plan: l. !be commercial base analysis revealed that the trade area could absorb additional reta:f.l floor space in all of the categories analyzed. Of course the figures provided represent projections based on ava:f.lable econo'lll:i.c daca and current assumptions which could fluctuate widely in the future. 2. The Township is presencly serving as che retail center for the western portion of cha Lansing Metropolitan Area, particularly regarding hotel accommodations, restaurants and major dapar'ODllnt stores. !be Township's close proxi'lll:i.ty co the ait"t>orc, advantageous location to che interscace system and growing presence as an identifiable market contribute co che concentration of certain commarcial uses in the area. 3. !n order co insure the continued viability of the central business district, efforts should be made to solve local traffic ingress and egress problems, reduce the excessive number of driveways penetrating Saginaw Righway, promote the concept of a service drive paralleling the arterial roadway. regulate cha proliferation of signs and provide for landscaping provisions within co111111ercial areas. 4. !tis recommended that commercial development be encouraged co infill existing commercially zoned vacant areas and cluster when possible in order co avoid intrusions into residential areas. utilize existing uitlicy services and provide comparison shopping opportunities. S. !c should be noted chac Delea Township is particularly well suited for the establishment of a exhibicion hall/convention center due to favorable access provided by interstate freeways, che availability of a significant number of hotel/mocel rooms and che existence of support facilicies such as restaurants and a regional shopping mall. 6. !£ the supply of vacant co1111m1rcially zoned land in the Township becomes limited the following trends are anticipated: a. Rezoning requests to accommodate commercial land uses will increase. b. Proposals will be filed for commercial developments ac outlying loc,ations which often "leapfrog" ahead of available utility services. c. Real estate interests will attempt to develop interior parcels located behind commercial properties on West Saginaw Highway . • so �.. ~ c. Real eseace incereses will aeceJlll)e co develop incerior parcels locaced behind commercial propar~ies on Wese Saginaw Highway. 51 �Tois p&ge revised Dec. of 1984 INDUSTRIAL BASE ANALYSIS The largest single tract of industrially zoned land in the Lansing Metropolitan Area lies within Delta Township. Located in the southeast quadrant of the Township, the industrial tract eXl)erienced a significant amount of develop1D8nt during the l970's. This section b&gins with a discussion of the Township's ex:i.sting industrial. development which includes a listing of major industrial. firms within the Township. The second por~ion of this section provides projections for future industrial development in the Township and also notes recent trends in industrial employment. r Analysis of Delta Townshiu's Existing Industrial Base The principal industrial, wholesaling and distribution activities in the Township are concentrated within the Delta Township Industrial Tract. This 2100-acre area of land is generally bounded by Mc. Hope Righway on the nor~h, US-27/Temporary I-69 on the east and southeast, and I-96 on the west and southwest. Three major facilities are situ.atad in this tract including the Oldsmobile Diesel Engine ?lane, Meijer Distribution Center and the Erickson Electric Generating Station owned by t:he Lansing Board of Water and Light. The industrial tract also includes the area bounded by I-496 to t:he north, Mt. Hope Highway to the south, Waverly Road to the east and Homeland Subdivision to the wast. This area includes three major industrial facilities being the General Motors ?art Warehouse, Jacklin Steel and Douglas Steel. Figure I-I illustrates the location of the Delt:a Township Industrial Tract. The proximity of Delta Township's industrial tTact to major interstate highway connections is a local manifestation of the Lansing Metropolitan Area's position as t:he economic hub of central Michigan. The Grand Trunk Western Railroad also plays an important role in the activities of Delta Township's industrial, warehousing and distribution operations. The General Motors ?arts Warehouse and Oldsmobile Diesel Engine ?lane extensively utilize t:he railroad for incoming and outgoing shipments. The Maijer Distribution Center receives most food goods by rail and thereafter, the bulk of goods is trucked to Meijer retail stores throughout: Michigan. The Grand Trunk Railroad line has evidenced its intention to expand services to the industrial tract by construction of new marshalling yards (1971), an auto port (1975-76), new spur tracks to the Meijer Distribution Center (1975) and new spur tracks to the Oldsmobile Diesel Engine Plant (1980). The proposed construction of !-69 from Charlotte to Lansing in Eaton County will traverse Section 33 within the industrial tract. At this time the Michigan Department of Transportation intends to locate a portion of the roadway east of the existing I-96 and south of Millett Highway. It is estimated that approximately SO acres of industrially zoned land will be acquired for I-69 right of way. The proposed !-69 project will not include additional access points to the industTial cract. 52 �FIGURE r-r DEI..TA TOWSRIP INDUSTRIAL TRACT Lnduscrial Tract Locacion wichin Delea Township AVI !lluscracion of Delea Township lndusctial Trace 53 �/ This page was revised A,ril of 1983 Dec. of 1984 COlJll)OSition of Existing Industry Delta Township ' s full range of industrial, warehousing and distribution . activities is shown in Table I-1. This t:able illustrates t:he a.umber of Delta Township firms engaged in various industrial, warehousing and dist:ribucion activities. Table I-1 indicates that a major portion of Delta Township's industrial firms are engaged in s0111a form of distribution. Included in the distribution group is t:he General Motors Parts Distribut:ion Center discussed earlier along with t:he Meijer and Coca-Cola Distribution Cancers. The ocher firms represented in t:he ~istribution group are colJll)aratively small t:ransfer and t:rucking OlJerations. Most of t:he establishments engaged in distribution activities are affiliated with firms car1:7ing on Ol)erations outside the Lansing Metrol)olitan Area. ~1th t:he excel)tion of the General Motors Pares Distribution Center and Meijer Distribution Center, firms engaging in distribution activities ellll)loy relatively few. people in their local operations. During the 1970's a significant a.umber of new industrial firms, the majority of which were associated with distribution of materials and · goods, located in the industrial t:ract. This trend suggests t:hat the location and access characteristics of the industrial tract are highly desirable . TYl)ically, firms providing comon carrier and freight transportation services require highly accessible locations to both metrol)olitan and regional service areas. 54 �This page was revised April ot l983 Dec. of l98~ TABLE I-l MAJOR BUS'lliESS ESTABLISHMENTS LOCATED IN DEI.TA TOWNSHIP' S INDUSTRIAL TRACT Construction and Related Activities Distribution Clark. Foundation Couq,any Douglas Steel Jacklin Steel T.R. Noyce Construction Company Rieth-Riley Construction Company Shreve Steel Company rem' s Asphalt Paving Company General Trucking Alvan Motor Freight Associated Truck. Lines Blue ArTow Inc. Bruce Cartage Central Transport Inc. Interstate System Robin Transport Transcon Lines Tucker Freight T..ines United Trucking Service Warehousing Auto-Owners Warehouse Coca-Cola Company Farm Bureau Warehouse General Motors Pares Distribution Center Hi-Klas Beverage Lansing Storage Company Manufacturers Service Co~oration Meijer Distribution Center Nabisco Warehouse P,:-ecision Parts Sherriff Goslin Company Stevens ~an T..ines Truck. Rental Atlas Truck Rental and Leasing Keena Truck. Leasing Ryder Truck. Rental and Leasing Grain Elevators Millett Elevator Company Rals~on Purina Company Wholesaling Miscellaneous Central Dairy Supply Flint Pipe and Well Supply Kendall Electric Company A-1 Auto Parts Cante~n Services Central Michigan Lumber Couq,any Tony M's Lounge/Baldwin's Party Store Chemstyle/Dahlmer Lansing Sash and Door Michigan Ash Sales Light Manufacturing Air-Lift Company Diamond Manufacturing Heavv Manufacturing Detroit News Printing Facility Oldsmobile Diesel Engine Plant Utilities and Railroads Erick.son Generating Station Grand Trunk Western Railroad 54A �Industrial Tract Land Inventory Approximately fifty percent of the land within the Delta Industrial Tract has been developed or is committed to existing industries. The industrial tract consists of soma 2100 acres of land area, of which approximately 1,000 acres are developed or are now being develo~ed. Among the largest land users are the Enck.sou Electric Generating Station (305 acres), Meijer Distribution Complex (250 acres), Oldsmobile Diesel Engine Plant (230 acrt>~), C-..et'leral Motors Parts Warehouse ( 195 acres) , Coca-Cola (30 acres) and the Detroit News (12 acres). Industrial-warehousing uses have consumed an estimated 100 acres per year of vacant land during the 1972-1980 period. Industrial Development Activity in the Lansing Metro Area During the 1970's, Delta Township attracted a significant number of industrial warehousing firms. In the 1972-1977 period, approxi.lilately 27,000 square feet of manufacturing space was constructed in the Township. During this same time approximately c:wo million square feet of warehousing space was constructed. In the late l970's, the following major projects were constructed within the industrial tract: Oldsmobile Plant Number Five (1,000,000 square feet), the General Motors Parts Warehouse addition (825,000 square feet), Meijer Hardlines Distribution Building (415,000 square feet), Coca-Cola Warehouse (85,000 square feet) and the Detroit News printing f~cility (J0,000 square feet). !I P~ojectiou of Future Industrial Development Potential analysis. and projection of industrial, warehousing and distribution economic paten eial will be car~i~d out in four steps. First, at c-en tion will be directed to the overall structure of the Lansing Tri-County Region's economy. Secondly, consideration will be given to those special features of the Tri-County economic structure which are important to industrial, warehousing and distribution economic potential. Thirdly, regional employment trends in industrial and wholesaling trades will be analyzed. Finally, projections of future Tri-County industrial and wholesaling employment will be presented and analyzed in order to determine future development potential for Delta Township. An Tri-County Regional Economic Structure The economy of the Tri-County Region is based upon three key elements: state government,- higher education and automobile manufac curing. Having an economy based on three such diversified elements has benefit~d the Lansing area in terms of economic balance and stability that would not be possible in a oore narrowly-based economy. Furthermore, this economic structure has enabled the Lansing Metropolitan Area to take advantage of national growth trends in the three key economic sectors of government:, education and industry and thereby evolve as the economic hub of central ~chigan during the post World War rwo period. Features of the Tri-County regional economy which have a bearing on the potential for future industrial development are primarily related to the skills and expertise which exist within the ~etropolitan Lansing Area. 55 �The region has facilir:ies and personnel reqw.red for basic research operations. Furthermore, ir: has a good supply of skilled craf~man capable of participating in a brnad range of manufacturing activities. These asser:s shoul.d assure r:h.e region steady growch over future dacalies. ~ The durable goods industry of the Lansing Metropolitan Area revolves around r:he production of transportation eqw.pmant. Despice conscious efforts to decentralize r:ha automabile manufacturing industry, the Lansing area complex of transportation-affiliated induscrtes is expected to retain its national importance as a major automcbile manufacturing canter. Future expansion of automobile affiliated industrtas in r:he Tri-County Reg:i.on is expected to depend on national econom:i.c and. population trends and local and state governmantal policies. While automobile manufacturing and its ancillary industrtas form tha mainstay of the Lansing Metropolitan Area manufacturing community, there are numerous non-<iurable indus cries. Kay non-durables in r:ha Lansing area are generally the ones classified as central place industries. Central place industries are characterized by strong cies to local and regional markets that can 'be served from a central place. Thay are ct... pendent upon a highly competitive mark.et. Tha Maijer Distribution Canter is an example of a central place industry since it operates co servi.ce metropolitan and regional retail outlets of r:he parent company. A feature of r:he Tri-County Region which is very import:ant co its potencial as a warehousing and distribucion cencer is ics strategic location in cha lower central portion of Michigan. As already indicated~ r:ha network of modern highways that link Lansing wich other pari:s of Cha state enhance chis posicion. Air and rail r:ransportation facilicias in r:he Lansing natropolican Area also help co strengthen r:his potential. fiaving analy,:ed the general structure of cha Tri-Councy regional economy and having evaluated those special features of the Tri-County Region which have a 'bearing on potential industrial, warehousing and distribucion develop111ant, we now cum co a considerai;ion of Tri-Councy regional. manufaccuring and wholesaling employ,nent crends. Table t-2 indicates chat manufacturing and wholesale employment crends show small, 'but signi~ ficant, gains in manufacturing and wholesale employ,nent becween r:ha years 1965 and 1978. Despite chase gains, r:he tables show that manufacturing and wholesale employ,nenc has lagged 'behind total non-farm employ,uent. Manufacturing and wholesale employ,nenc grew 'by l l and 33 percenc, raspeccively, 'between che years 1965 and 1978. Ac Che same r:ime government and retail employment increased 146 and 70 percent, respeccively. Evaluation of the foregoing trends in manufacturing and wholesale employmane must 'be cempered wich Che realization that che Cima period during which Chey developed Sal-' a national shift in ~mploy,nent away from manufacturing towards retail crade. Furthermore, during the same time period, local development~ included significanc expansion in r:he operacions of 'both Michigan Seate University and state government. !n view of these faces, Tri-County manufacturing and wholesale employ,uent crends shoul.d be read for their absolute growth. The fact that manufacturing and , . . . _._,_ wholesale employt11ent failed co gain as a proportion of total employ,nent should not be caken as an indicacion chat these t:wo sectors of the Lansing economy are wichouc vicalicy. tndeed, che future portends slow 56 '1 �but steady growth in both of these areas. Projection of Manufacturing and Wholesale Employment Table 1-3 presents projected manufacturing and wholesale employment projections for the Tri-County Region developed by the Tri-County Regional Planning Commission. This projection is based upon expected changes in the structure of the national economy and on past and proposed trends in Tri-County economic development. The projected Tri-County employment shown in Table 1-3 was developed during 1977 by the Tri-County Regional Planning Commission. The: entire region was divided into 465 traffic zones. Using statewide growth projections, the Tri-County allocation of state growth, and knowledge of local land development trends, land use assignments were made within each traffic zone. Employment, a key factor in traffic generation, was also developed for each traffic zone based on TCRPC employment projections and assignments to each zone. Regional employment and economic development trends do not provide sufficient detail for proper analysis of economic change within Delta Township. Using the traffic zone socio-economic data, traffic zones 91, 92, 93 and 94 represent the geographic area of Delta Township's Industrial Tract, previously discussed. Table I-4 presents the summary of these four traffic zones as to projected manufacturing and wholesale employment which may be expected by 1985 and the year 2000. TABLE I-2 TRI-COUNTY REGION EMPLOYMENT CHANGES 1965-1978 1965-1978 Percent Change 1965 19 74 1978 Manufacturing Employment 40,941 33,383 41,400 1. l Retail Employment 16,192 24, 177 29,000 79. 1 Government Employment 27,653 49,550 68,100 146. 3 Other* 34,376 40,849 45,800 33.3 119. 162 147,959 184,JOO 54.6 TOTAL Sources: Tri-County Regional Planning Commission Michigan Employment Security Commission *Wholesale employment estimated at 15 % of the "other employment" category based on projections by TCRPC and Robert Gladstone Associates . 57 �TABLE I-3 PROJECTIONS OF MANUFACTURING AND WHOLESALE EMPLOYMENT IN THE TRI-COUNTY AREA Manufacturing Wholesale Source: 1978 1985 2000 1978-2000 Percent Change 41,400 39,872 43,510 5.0 6,800 7,300 9,700 42.6 Final 1985 and 2000 Traffic Zone Socio-Economic Data, TCRPC, 1977 TABLE I-4 PROJECTIONS OF MANUFACTURING AND WHOLESALE EMPLOYMENT IN THE DELTA INDUSTRIAL TRACT 1974-2000 Percent Change 19 74 1985 2000 Manufacturing 758 1,865 2,865 277. 9 Wholesale 105 252 549 422.8 Source: 1985 and 2000 Traffic Zone Socio-Economic Data (1977), Tri-County Regional Planning Commission Delta Township Planning Department Since raw projection of employment provides no indication of future land consumption, it was deemed necessary to determine average employment density for manufacturing and wholesale activities, then compute raw land requirements by dividing projected employment by ' employment density, thereby obtaining a rough notion of land consumption. Table I-5 presents the results of this calculation. Table I-5 indicates some 200 acres of new land will be needed for industrial-wholesale enterprises in the 1981-2000 period. When compared with 1972-1977 economic expansion in the industrial tract, approximately 120 acres per year, the forecast seems highly conservative. However, 1972 through 1977 was an extraordinary period of economic expansion due primarily to the advent of the Meijer Distribution Center and the General Motors Parts Warehouse expansion. Absent these two enterprises, the rate of economic expansion whould have been significantly lower. ' 58 �TABLE I-5 j PROJECTED LAND CONSU11PTION FOR MANUFACTURING AND WHOLESALE ACTIVITIES IN THE DELTA INDUSTRIAL TRACT Employment Change Employees Per Acre Additional Acres 1974-1985 Manufacturing 15 958 63 Wholesale 10 14 7 ,. 1.) 1986-2000 Manufacturing Wholesale 13 1,149 88 9 297 33 Competitiv~ Position of Delta Township in Attracting Industry Within the Tri-County Region The industrial tract of Delta Township contains approximately 11.00 acres of vacant, not yet committed, land. When compared to the estimated 200 acres of land needed for manufacturing-wholesale uses by the year 2000, this amount of land appears to be an excessive reserve, even perhaps speculative. However, several factors suggest the current boundaries of the industrial tract, as depicted in Figure I-I, should b_e retained; they are: 1. The strong influx of new industry during the past decade suggests the industrial tract is favorably located for transportation-distribution dependent industry. 2. The present limits of the industrial tract form a logical transition between industry and other land uses. 3, The industrial tract provides an area with land reserves sufficient to accommodate post-2000 economic expansion. 4. The Township has maintained a consistent pro-economic expansion philosophy, evidenced by sizable investments for utilities and roads in the industrial tract and creation of the Delta Township Economic Development Corporation. Continued promotion of economic growth by Township officials could result in increased land consumption for industrial uses. 5. Industrial firms have recently sought to purchase tracts larger than their immediate needs would dic~ate to accommodate future conditions and to ensure a measure of privacy since many manufacturing concerns have been the object of nuisance claims due to noise, smoke, dust, vibration and the like. 59 �III Conclusions 1. The Del ta Township Comprehensive Plan, 19 7 3 Edition, recommended reservation of some 2100 acres of land for present and future industrial and related uses. The Delta Industrial Tract has evolved consistently with this recommendation. Although designation of this amount of land for future development exceeds the projected potential requirements of 200 industrial acres, it is believed that the Township should provide for industrial expansion which may occur beyond the twenty-year projection period of the Plan. Also, the future location of a limited number of very large industries within Delta Township could measurably increase the amount of new industrial development in the Township and thereby increase the amount of land required. 2. Delta Township should continue with planning and construction of utilities, roads and essential services within the industrial tract, thus maintaining its advantages in the Lansing Metropolitan area as to providing services. 3. Delta Township should receive a significant proportion of the new economic expansion occurring within the Tri-County Region to the year 2000. Favorable location, accessibility, sound utility system, comparable tax rates and incentives now offered via tax abatement and public financing all contribute to this conclusion. 4. Township officials should carefully monitor new enterprises to ensure compatibility with existing industrial activity, adequacy of utilities, proper fire protection and that needed private services are maintained. Such private services should include retail and personal services conveniently located near the industrial tract to serve the large number of employees projected. Fast-food, drive-'i.n bankinf,, personal services and certain professional services are typically found on the fringe of major employment areas. 60 �This page revised Dec. of 1984 XI • Mass Transit Service in Delta Township In January of 1972 the Capital Area Transportation Authority (CATA) was formed under Act 55 of the Public Acts of Michigan, 1963, through a petition by the City of Lansing. CATA provided transit service to Delta Township during the late 1970's and early 1980's with financial subsidies being provided by the Township. The CATA system provided service pri_marily to activity centers along West Saginaw Highway. In April of 1984 CATA discontinued transit service to the Township which was replaced ·by a line haul service operated by the Eaton County Transportation Authority (EATRAN). EATRAN began operation on October 1, 1980 under a contract with the Michigan Department of Transportation (MDOT). In 1981 Delta Township joined EATRAN which is a demand response bus system which constantly changes the way the buses are dispatched as customer demand changes. EATRAN services the entire Eaton County area while specializing in commuter express trips, and medical trips for senior citizens and handicappers into the Lansing Area. Approximately 70% of EATRAN's riders are on a permanent reservation, that is they utilize the system at the same time on a regular basis. Table T-5 illustrates ridership figures for the EATRAN system in Eaton County and Delta Township. EATRAN ridership has been stable in the past in Delta Township and has experienced annual increases country-wide . Decreases in ridership took place in 1984 due to a 20% reduction in service hours. It is anticipated that Delta Township's percentage of ridership will increase due to the initiation of limited line haul service by EATRAN in Delta Township in 1984. TABLE T-5 EATRAN RIDERSHIP % of Ridership in Year* 1980-1981 1981-1982 1982-1983 1983-1984** Eaton County Delta Township 89,452 101,710 131,053 77 , 580 10,950 7,377 13,644 7,435 Delta Township 12% 7% 10% 9½% *Period is October to October **Period is October 1983 thru April 1984 EATRAN is presently providing demand response, line haul service and commute express services to the Township. EATRAN demand response and line haul services connect to the CATA system at the southeast corner of the Edgemont Plaza in Lansing Township. EATRAN line haul route times are presently coordinated with CATA Route Number Three which traverses Willow Highway. 84 �This page revised Dec. of 1~ XII Railroad Facilities Serving Delta Township The Chesapeake and Ohio and the Grank Trunk Western are the two railroad lines with tracks running through Delta Township. The Chesapeake and Ohio track cuts across the extreme northwest corner of the Township, but does not provide direct service to the Township. Two Grand Trunk Western tracks cut across the southeast corner of the Township parallel to U.S. 27. The tracks are part of a main line route serving Chicago, Port Huron, Toronto and intermediate cities. The Lansing yard located at Snow Road and Pierson Highway is Grand Trunk Western's headquarters and main marshalling yard in the Lansing Metropolitan Area. Grank Trunk Western facilities and services in Delta Township represent one of the most important transportation assets in the Lansing Metropolitan Area . The Lansing yard consists of 13 switching tracks with automated controls and is a central assembly and dispatch point for railroad cars destined for all parts of the country . Grank Trunk Western serves the following Delta Township industrial type facilities. Oldsmobile Diesel Engine Plant Lansing Board of Water & Light ' s Erickson Station Meijers Distribution Center Millett Elevator Company Ralston Purina Company Grank Trunk Western has indicated a willingness to provide additional spur service to new industries desiring to locate in the Township's industrial tract. The Grank Trunk Western Railroad tracks carry approximately 15 tra i ns per day in each direction, making Grank Trunk Western the major r ail line in the Lansing area. Grand Trunk Western has eliminated the passenger service it once provided to the Township. 85 . 7 f~ �Since August of 1975 the Grand Trunk Western has operated an automotive compound, lo:i.o"tvtl as Autoport, which is located on Snow Road adjacent to the railroad's main line. This facility was designed as an intermodal distribution center for both American and foreign-made automobiles. Vehicles are transported by rail from either the assembly plant or the U.S. port of entry to Autoport and then trucked to dealerships in Michigan cities and surrounding out-state areas. In the first four years of operation, over 100,000 vehicles were transported through this facility. - From a railroad track layout perspective alone, most of Delta Township's industrial tract could be served by the Grand Trunk. The Grand Trunk Railroad plans to extend a railroad spur from the existing Meijer lead, which traverses the middle of Section 26 in a north-south direction, eastwardly three quarters of a mile to the Autoport facility which is located in Section 25. The potential also exists to serve the eastern halves of Sections 27 and 34 off of the Oldsmobile lead. Future railroad service to Delta Township is difficult to project. Recent national railroad trends have evidenced the elimination of some passenger and freight service to various parts of the country. The most important local trends affecting freight service to Delta Township will be the pace of development in the Township's industrial triangle and in other industrial areas served oj, ·the Grand Trunk Western line. Past increases in freight traffic suggest that the future will witness moderate growth. XIII Air Service to Delta Township Capital City Airport is located near the northeast corner of Delta Township, north of Grand River Avenue in Clinton County. The airport provides commercial passenger, freight and general -aviation service to the Lansing Metropolitan area. The 1600 acre airport is served at present by three major airlines; United, Republic and Piedmont. There are also two commuter airlines serving the Lansing Metropolitan area; Simmons and Freedom. These four airlines currently have 30 regularly scheduled flights per day to such major cities as New York, Chicago, Detroit, Denver, Atlanta, Milwaukee, Cleveland and Washington, DC. In 1978 United and Republic airline flights into and out of Capital City Airport carried 448,260 passengers, an increase of 58 percent since 1972. A total of 163,032 flights occurred at Capital City Airport in 1978. General aviation activicy accounted for 88% of this total or 147,205 flights. Capital City Airport general aviation activity includes business, charter, survey and patrol flights, crop dusting, instructional and pleasure flying. Besides the main terminal facility, there are office, industrial, commercial, hangar, maintenance, crash/fire/rescue and classroom buildings located at Capital City Airport. The airport serves as the air transportation hub for Michigan State government, Michigan State University and many private businesses in the Lansing area as well as Delta 'Township 86 �This page revised Dec. of ~ 4 XIII Air Service-to Delta Township Capital City Airport is located in and adjacent to the northeast corner of Delta Township, primarily north of North Grand River Avenue in Clinton County. ~ Toe airport provides commercial air transportation, air freight and general aviation services to the Lansing Metropolitan area. The 1700 acre airport is currently served by three major airlines : United, Republic and Piedmont along with two commuter airlines: Simmons and Freedom. These carriers provided 30-35 flights to such major cities as New York, Boston, Washington, D.C., Atlanta, Miami, Dallas-Fort Worth, Denver, Chicago, Detroit, Milwaukee, los Angeles, San Francisco and Phoenix. Air travel from Lansing pe~ked in 1978 and 1979 with 448,260 passengers in 1978 and 444,224 passengers in 1979. Table T-6 illustrates passenger activity in 1983 increased 36% over the act i vity in 1982. The passenger activity for 1984 is expected to stay the same as 1983 or increase slightly. Lansing's Capital City Airport has historically been the third or fourth busiest airport in the State of Michigan, periodically changing places with Saginaw's Tri-City Airport behind Detroit Metropolitan Airport and Kent County International Airport in Grand Rapids. Approximately 85-90% of the air traffic at Capital City Airport is general aviation activity which is comprised of business, charter, survey, crop dusting, patrol flights, instructional and pleasure flights to name a few. Early in 1981, a new and expanded modern terminal facility was put into use with full second level loading through passenger loading bridges and a large new baggage claim area. The Terminal Building also houses state and federal offices related with air transportation and airport development as well as a restaurant, airline and rental car offices, and two travel agency offices. · Located at Capital City Airport are many businesses and offices, both commercial and industrial. Capital City Airport serves as the air transportation hub for Michigan State Government, Michigan State University, and the many private businesses in the Greater Lansing area. The numerous hotels located in Delta Township serve as major support facilities for travelers utilizing the airport. Commercial and industrial businesses i n Delta Township have direct access to air transportation and air cargo facilities at Capital City Airport. In 1975 a new Master Plan was prepared for the full development of Capital City Airport . That plan has been completely developed for the f i rst phase of expansion and construction. Since 1975 many changes have taken place nationally which have created the need for the Master Plan to be updated for today's situation and economy . In late 1984 a master plan consultant will be engaged to conduct a new updated study and provide the Capital Region Airport Authority with direct i on for future development. 87 ~- �This page revised Dec. of 1984 TABLE T-6 PASSENGER ACTIVITY CAPITAL CITY AIRPORT DEPLANED PASSENGERS ENPLANED PASSENGERS TOTAL PASSENGERS 1979 224,178 220,046 444,224 1980 188,151 180 , 302 368,453 1981 133,038 123,767 256,805 YEAR CHANGE -17% -30% + 1% 1982 172,315 129,779 257,094 1983 177,255 172,858 350, 113 DATA SOURCE : +36% Capital Region Airport Authority -~ 87a ..I �XIV Non Motorized Transportation The use of bicycles as an alternative means of transportation has risen dramatically in the 1970's due to the ever-increasing cost of gasoline and the threat of reduced supplies. Bicycles represent a practical energy conservation measure while providing door-to-door convenience and efficiency, as a practical mode of transportation, particularly in urban areas. As part of a large urban area, Delta Township should provide for the growing needs of bicycle users in the Township. The Planning and development of a bicycle path system in ~elta Township should be regionally coordinated in order to create an efficient bicycle route system throughout the Tri-County area. Engineering standards for constructing bicycle paths as developed by federal and State Departments of Transportation Officials should be utilized to avoid conflicts in connecting bicycle paths with adjoining municipalities. There are baiscally three types of bicyclists. The first group is children who use the bicycle extensively on low traffic residential streets. The second group is the average adult rider who usually rides close to home on local streets and generally is uncomfortable traveling long distances on heavily traveled streets. The third group is the experienced bicyclist who travels high volume arterials, generally keeps up with traffic in urbanized areas at a pace of 10-15 miles per hour and frequently travels relatively long distances of 10-20 miles. Each of the aforementioned groups has unique bicycling characteristics and therefore requires different types of bicycle facilities to satisfy its needs. Children who commute to schools, parks and playgrounds can often be served by low volume local streets. Average adult cyclists generally feel comfortable on low volume streets and frequently prefer off-road recreational paths. The commuter bicyclist is oriented towards utilitarian bicycle trips and generally prefers on-road routes which offer the shortest distance between travel points. Due to the fact that the majority of bicyclists now utilize the roadway, with the exception being children who generally use sidewalks, greater emphasis should be placed on reducing motorist-bicyclist conflicts. Many Delta Township streets cannot adequately accommodate bicyclists due to poor vertical and horizontal alignments, narrow traffic lanes, and inadequate shoulders. This situation is especially critical in the vicinity of schools. · ' In planning for non-motorized transportation in the Township, consideration should be given to developing bicycle lanes in conjunction with new road construction, improvements to existing roads, and the installation of bicycle/equestrian paths along utility easements. Many bike paths could be developed via these methods without significant additional funding. Bicycle lanes could also be constructed along the Carrier Creek and Grand River green belts as designated on the Future Land Use Map. One source of funding for bicycle path construction could be the Eaton County Road Commission which was authorized in 1979 to appropriate one percent of its funds for non-motorized transportation projects by an amendment to the Michigan Motor Vehicle Fund (Act 51 of -~ the Public Acts of 1951). 88 �• During 1979-1980 a Bicycle Transportation Plan was prepared by the Tri-County Regional Planning Commission. This Plan contains regional bicycling goals and objectives, a description of existing bicycle facilities, a review of local bicycle ordinances, and an analysis of education programs and engineering studies. The report also contains an appraisal of major Delta Township streets which were examined by experienced members of the Tri-County Bicycle Association regarding the street's suitability for safe bicycling. A sidewalk network to serve pedestrians should also be considered as part of a non-motorized transportation plan for the Township. The existing sidewalk system does not meet the needs of Township residents. Sidewalks do not exist to serve students commuting to schools forcing them to use roadways and creating a dangerous situation par t icularly for young children . Pedestrian-auto conflicts also occur in commercial areas due to the lack of sidewalks. In planning a sidewalk network, emphasis should be on the creation of a safe means of access for pedstrians to activity centers within the Township such as schools, parks and commercial areas. Priorities for sidewalk construction should be based on pedestrian volume to these activity centers. Funding for sidewalk construction is available through such state authorized means as the creation of special assessment districts or the levying of a special millage • • 89 �This page revised Dec. of 1984 WATER SERVICE • The previously documented growth which Delta has experienced has resulted in increased demands for municipal services including the provision of a public water supply. Because the Township has only provided this service for the past two decades the water supply system has experienced the advantages of the improved technology of the past twenty years. In order to maintain the high quality of the municipal services presently provided, the Township must continually evaluate the water supply and distribution system in terms of its ability to meet present and future water supply demands. This chapter describes the existing water system, provides projected water consumption figures and depicts future water service areas. I Historical Information The existing water supply system was initiated during 1957 with water being purchased from Lansing Township. Water mains were installed in three subdivisions; Knolls, Clairborne Heights and Huntington Acres. The Lansing Board of Water and Light operated the system until the late 19SO's when Delta Township purchased these water lines from the Board of Water and Light. In 1963 the Township began to establish its own water supply system. -During this time the 500,000 gallon elevated storage tank on Snow Road was constructed, 100,000 feet of water mains were installed and water Wells #1 and #2 were installed. These facilities served the area generally located between Waverly and Elmwood Roads. Major expansions to the system were initiated in October of 1965 and were completed in the spring of 1966. Well #3 was added to the system during this time and minor subdivision extensions, paid for by individual developers, were installed. Well #4 was constructed in 1968. In September of 1969 the State of Michigan entered into an agreement with the Township for water service to the State Secondary Complex located in Windsor Township adjacent to Delta's southern boundary. • Additional water supply wells have been constructed in order to meet increasing water consumption demands. Well #5 was put into service during the summer of 1970, Well #6 in 1973, Well #7 in 1975, Well #8 in 1977, and Hell #9 in 1984. Since 1969, major new additions to the water service area have taken place. In 1975, Water District #5 provided service west of Creyts Road along Willow Highway and along Canal Road between Willow and Saginaw Highway. In 1978-1979 District #4 was established which provided service along Creyts Road between I-496 and Millett Highway. Improvements in this area also included the construction of a 1.25 million gallon ground storage structure near the Creyts Road/Millett Highway intersection. In 1982 Water District #6 was established which provided service along Creyts Road between Millett Highway and U.S. 27. II • Description of Existing Water Service System Existing Distribution System The Township's water system service area lies within an area best described as bounded by Waverly Road on the east, the Grand River on the north, Interstate 96 on the west and on the south by the southern Township boundary. The major exception is service to the State of Michigan 90 �DELTA TOWNSHIP Figure W•I · EXISTING WATER SERVICE AREA (19841 ISi TRANSMISSION MAIN [Q] WATER STORAGE [Q] WATER WELL ....... °' 1\ - NORTH ti> 0 REVISE( 1000 /84 2000 4000 �This page revised Dec. of 1984 Secondary Complex within Windsor Township. The existing water system service area is illustrated on Figure W-I. A majority of water mains in the distribution system have been constructed within the past ten years and were largely installed as ductile iron pipe. With only minor exception, all mains are at least six inches in diameter. The system, being comparatively new and largely constructed with ductile iron pipes, is in good physical condition and has a long-term life expectancy. The present system of feeder or transmission mains looped along section lines consists largely of eight, ten and twelve inch mains. While these larger mains have adequate water flow properties, they have been installed at one mile intervals which is wider than the one half mile spacing recommended by the American Water Works Association. The transmission mains along portions of Creyts and Elmwood Roads are presently undersized. The installation of a 16" water main in the vicinity of Creyts Road and the construction of a 1.25 million gallon water storage facility helped remedy the water pressure inadequacy by reinforcing the transmission grid. As of 1984, the water distribution system consisted of approximately 91 miles of water mains. The water distribution system provides two primary services; (1) domestic consumption water and (2) fire protection. Discussion in later passages deals with consumption requirements. present and future. Provision of adequate fire protection is dependent upon adequately sized water transmission mains and adequate initial pressure at the well supply. Fire flow requirements are based upon building size, spacing between buildings, type of construction and the provision of sprinkler systems. Minimum standards have been established as to the required gallons per minute (GPM) needed to fight a fire and put it out. Many buildings in Delta require 3000 GPM with a limited number as high as 6000 GPM. As the water distribution system is expanded in response to future development, Delta Township should strive to coordinate future water main construction with the goal of strengthening the present transmission network. This approach will be particularly effective in portions of the Township which are only partially developed. That is, transmission mains can be constructed in terms of anticipated demands of these growing neighborhoods. The last section of this chapter provides approximate locations of proposed future transmission mains together with service area boundaries. Water Supply The water system has nine wells supplying water into the distribution system. These wells tap sandstone aquifers at depths ranging from 363 to 450 feet. The estimated combined maximum capacity of the eight wells is over 4800 GPM or 6.91 million gallons per day. This production cannot be maintained at maximum levels due to water draw down effects in the aquifers and the need to maintain the wells. Total well production can generally be maintained at 3,800 GPM or S .4 •million gallons per day. Table W-1 provides data regarding the existing production wells. 92 �This page revised Dec. of 1984 'I TABLE W-1 EXISTING WATER WELLS, DELTA TOWNSHIP Well No. Year Installed DeEth Diameter 1 1963 426' 12 II 300 2 1963 450' 12 II 300 3 1966 390 I 12 II 300 4 1968 370' 16" 600 5 1970 423' 15 II 600 6 1972 363' 15" 800 7 1976 267' 16 II 268 8 1976 298 11 16" 840 9 1984 440' 16 II 800 Water Productzo~ Rating in GPM l (l)Well production is indicative of the amount of water each well pumps from the ground in gallons per minute (GPM). The nine water supply wells in the Township's water system tap the Parma Sandstone formation lying some 350-450 feet below land surface. Rock aquifers such as the Parma formation provide lower water yields than glacial drift aquifers, but are less susceptible to the effects of contamination from surface sources. These rock wells are deeper than wells in glacial drift and have overlying strata which slows the recharge from surface waters. Rock aquifers are often highly mineralized, containing high concentrations of iron, maganese and hardness. Wells 1-3 are connected by water mains along Michigan Avenue. Water from Wells 2 and 3 is combined with Water Well 1 at which point chlorine is added as a disinfecting agent. Wells 4, 6 and 8 connect to an isolation main which enables chlorine to be added at a free-standing building on the wastewater treatment plant site. Sodium hexameta-phosphate is added at each well prior to chlorination to stabilize the iron found in the water. All other wells are connected directly to the water system with chlorination and iron stabilization provided at each. Delta Township does not add fluoride to the water system. Water Storage The function of water storage in a public water supply system is threefold; it provides (1) a temporary source of water during electrical power mechanical failure, (2) supplemental water supply during periods of peak water demand and (3) fire protection capacity. The water system contains two types of water storage, an elevated tower and a ground tank. Elevated storage is most commonly used because of its reliability in case of electrical or mechanical failure. Larger water systems include ground storage equipped with variable speed pumps because of lower capital investment requirements per gallon of storage, the provisions of 93 t;" �This page was revised April of 1983 Dec. of 1984 easy access for repair, and the fact that ground storage facilities have more aesthetic appeal than elevated storage tanks. The Delta Township system has a 500,000 gallon elevated tank on the east side of Snow Road just ~orth of St. Joe Highway. This tank has a static water pressure at its base of 59 pounds per square inch (PSI). A ground · storage tank, equipped with variable speed pumps, is located on the west side of Creyts Road some 600 feet north of Millett Highway. · The tank contains 1.25 million gallons of storage capacity and delivers water into the 16 inch South Creyts transmission main. The ground storage facility helps maintain 50-55 PSI in the south end of the water system serving lands south of I-496. Water Consumption Table W-2 illustrates that water - consumption in Delta Township has steadily increased in the past. A consistent pattern has emerged, that being that approximately 45 percent of the total water consumed is attributed to single family residences, 25 percent is consumed by commercial/office establishments, 20 percent is consumed by multi-family residential developments, four percent is consumed by industry, 2% by manufacturing with miscellaneous uses such as schools and churches consuming the remaining four percent. It is expected that the amount of water consumed by industrial and manufacturing establishments will significantly increase as growth and development take place in the Township industrial tract. TABLE W-2 DELTA TOWNSHIP WATER CONSUMPTION 1977-1983 Customer Classes Year Annual Single MultiWater Family Family Senior Office Special Consumption Residential Residential Citizens Commercial Category* 1977 589,543,680 1978 638,522,720 1979 652,824,480 1980 647,782,960 Industrial Hanufacturir 1981** 695,000,000 1982 749,127,960 318,522,635 127,587,033 657,118 241,645,888 9,436,992 35,058,161 16,119,998 1983 790,726,510 348,127,203 152,869,732 293,141 194,453,595 10,191,275 38,657,612 20,864,936 *Special category includes institutional uses such as schools, churches, etc. * *Estimate ~ - 94 �This page was revised April of 1983 Dec. of 1984 Fire Flows As suggested previously, one major problem with the water distribution system is the undersized water transmission mains spaced on one-mile intervals. Historically, fire underwriters have identified municipal fire flow requirements using empirical formulas based upon resident population in the service areao With increasing sophistication of water supply systems and fire fighting apparatus, new criteria have been adopted which recognize the types of structure and density of develppment. In 1977, the Township Engineering Department calculated fire flows for existing major buildings, a partial listing of which is included in Table W-3. Table W-3 RECOMMENDED FIRE FLOWS Recommended Fire Flow Duration of Fire Flow Village Green Apartments 6,000 GPM 6 hours Lansing Mall 4; 500 GPM 4 hours Plum Tree Apartments 4,000 GPM 4 hours West Saginaw Plaza 2,750 GPM 2 hours Michigan National Bank Center 3,500 GPM 3 hours Sea Hawk Restaurant 1,500 GPM 2 hours Waverly High School 4,500 GPM 4 hours Meijer (retail store) 3,000 GPM 3 hours Hilton Inn 4,500 GPM 4 hours Establishment The addition of the 1.25 million gallon ground storage facility and the installation of 12 and 16 inch transmission mains along Creyts Road improved the water system's fire flow capability and duration of flow. It should be noted that having fire flow capability in well production and storage does not mean that recommended fire flow can be delivered to the site of a fire. The distribution mains must be properly sized, spaced, and looped to provide such fire flows at all locations in the water service area. A private firm, Insurance Services Office (ISO), grades municipal fire systems throughout the United States. Many insurance companies in Michigan base their fire insurance rates on information gathered by ISO. The ISO rates fire systems on a scale from 1 to 10, with 1 representing the best performance. No Michigan communities ranked by ISO score a 1 and many are rated at 8, 9 and 10. The cities of Detroit and Lansing score a 2 and 3 respectively. Areas served by hydrants in Delta Township are rated at 8 while more rural areas without hydrants are rated at 9. Representatives of the Michigan Insurance Bureau have stated that residents in communities with ISO rankings of 8 to 10 pay 10 to 70 95 -~ �This page was revised April of 1983 Dec. of 1984 percent additional for fire insurance than areas with better grades. Among the items considered by the ISO in their ranking are fire department equipment, staffing and training, fire prevention programs, building codes; reliability, flow and maintenance of the water system and fire communications, including alarms. III Future Service Area Figure W-II provided an indication of the future water system service area _in increments of five years. This figure should not be construed as identifying precise lands to be served during each time period. It is intended to convey the general extent and location of service area extensions based upon projected service demands. Figure W-II should be viewed in conjunction with Figure SS-II presented in the Sanitary Sewer Service Chapter as to the provision of both public water and public sanitary sewer services to given areas of Delta Township. There are extensive portions of the Township to which Township public water services are not contemplated during the planning period. These areas are generally described as follows: (1) All lands lying north of the Grand River and west of I-96. (2) The portion of the Township bounded by Interstate 96, Mt. Hope Highway, the west Township boundary and the south Township boundary. The water service limits represented in Figure W-II have been derived so as to provide water service only to those areas where it is costeffective to do so. Moreover, the general strategy of providing service is to encourage fill-in of vacant land near or within existing service area limits and to service existing residential development areas west of Interstate I-96. It can be reasonably assumed that when the network of wells and transmission mains west of Interstate 96 is constructed, sufficient water supply capacity will exist to serve development on presently vacant lands consistent with current land use policies. 96 �DELTA TOWNSHIP Figure W·II EXISTING & PROPOSED WATER SERVICE AREA (1984) [I] EXISTING SERVICE ii Areas not anticipated for public utilities EEJ 1985-1990 EJ 1991-1995 filil1 POST 1995 r-O"I IS] TRANSMISSIO N MAIN IQ! WATER IQ! WATER STORAGE NORTH WELL II! l 11 1 ·' 40 00 0 ( '~ REVISED 12 /84 2000 �This page revised Dec. of 1984 • SA..~ITARY SEWER SERVICE The tempo and location of land development within the Township is significantly affected by the availability and sanitary sewers. Given the characteristics of soils within the Township, on-site disposal systems, even for single-family detached homes, are not typically suitable. Thus the extent of urban-type development which may occur in various are~s of the Township is generally dependent on the provision of public utilities including sanitary sewers. It should be noted that several areas within the Township are presently not envisioned to receive sanitary sewer service in the future. Largely because of past growth and development within the Township, the treatment of wastewater effluent has become an important ~ervice provided by Delta Township. Certain operating problems, together with increasing quantitites of wastewater resulting from the addition of customers to the sewer system, make prominent the need to anticipate appropriate capacity to treat wastewater entering the wastewater treatment plant. Future improvements to the capacity of the wastewater treatment plant will be based upon anticipated growth. Improvements will anticipate subsequent flow increases and thereby be cost-effective. Delta Township contains slightly over 35 square miles of land area, less than 30 percent of which is served by sanitary sewers. So as to control growth within the bounds of the Land Use Plan, allow for orderly expansion of all municipal services, and to preclude over-zealous extension of sanitary sewers to areas not now served, a series of five-year, shortterm phasing projections are set forth in the latter portion of this chapter. I. Historical Information Establishment of Sewer Collection and Treatment Service The Delta Township Wastewater Treatment Plant is located on the north side of Willow Highway, one-half mile east of Canal Road. The original treatment plant was constructed in 1965 and designed to treat one million gallons of wastewater per day. At the time of construction, sanitary collection sewers were also constructed to serve developed portions of the Township. The orginal collection and treatment system was financed by general obligation bonds and special assessments. The original collection sewer system is known as Sanitary Sewer District #2 of 1965. Table SS-1 depicts construction dates and general locations of the various sanitary sewer assessment districts in the Township. Figure SS-I illustrates the Delta Township Sanitary Sewer Service· System as it existed in 1984. Wastewater Treatment Plant Improvements Since the original wastewater treatment plant was built in 1965, the plant has been improved both as to capacity and quality of wastewater treatment. In 1972, Delta Township contracted with the Eaton County Board of Public Works for expansion of the treatment plant to provide added capacity and secondary treatment of wastewater. Under the contract, Delta Township continues to operate, maintain and manage the the treatment plant. 98 �DELTA TOWNSHIP Figure SS · 1 EXISTING SANITARY SEWER SERVICE AREA (19841 0 EXISTING SERVICE ISJ TRUNK SEWER [ill WASTE WATER TREATMENT PL ANT O"I O"I , . NORTH 0 1000 2000 REV!St . 2/84 4000 �• TABLE S·S-1 DELTA TOWNSHIP SANITARY SEWER ASSESSMENT DISTRICTS District :Jumber Year of Construction General Location 1965 Northeast portion of Delta Township 1967 Northeast portion of Delta Township lt 3 1972 Gettysburg Estates, Farms and Farms West #4 1972 Area south of Delta Mills IF S 1975 Rockdale/Willow area 117 1975-77 Creyts Rd. near Millett Hwy. 1!8 1982 Creyts Rd. from Millett Hwy. to U.S. 27 1110 1983 Pierson/Sanders Roads 1116 ' 1984 1119 1984 Saratoga Farms and Island Park Highlands 1/20 1984 Country Meadows Subdivision 1984 West Saginaw Hwy. west of Creyts Rd. # 11 1985 Subdivisions west of I-96 between Willow Hwy. and Mt. Hope Hwy. II 12 1985 Home Acres Subdivision lftZ 1121 & 22 Millett Area 100 �Th.is page revised Dec. of 1984 In 1984 Delta Township received a federal grant of approximately $4.6 millon dollars for the installation of sanitary sewers to serve most of the existing residential subdivisions located west of I-96 between Willow Highway and Mt. Hope Highway. The remainder of the financing, approximately $1.5 millon dollars, will be provided by assessments levied on benefitting properties. Construction of the sewers, which is scheduled for completion in 1985, will provide servic.e to approximately 750 existing single family homes. Impact of the Federal Clean Water Act Present federal law, as set forth in the Federal Clean Water Act (Public Law 92-500), seeks to achieve a high level o,f water quality in all of the Nation's streams, lakes and coastal waters. The importance of careful planning in striving for improved water quality has become increasingly evident. Amendments to the Federal Water Pollution Control Act of 1972 affirm the importance of water quality planning and "mandate" local governmental participation in cleaning up the nation's surface waters. One such mandate is the requirement that a "201 Facility Plan" be prepared by the local governmental jurisdiction and submitted to the Environmental Protection Agency for its approval. The "Facility Plan, 111 based on the requirements of Section 201 of Public Law 92-500, proposed to develop an area-wide approach to improving municipal wastewater collection and treatment facilit;es and treatment methods. The basic intent of the facility plan is to demonstrate the need for any proposed facilities, to serve as a systematic evaluation of feasible alternatives, and to demonstrate that proposed measures represent the most cost effective means of meeting established water quality standards for wastewat_e r discharge at the treatmen_t plant. "The Facility Plan represents established planning goals and future wastewater collection treatment services. If fully implemented, the Facility Plan would ultimately move Delta Township into an area-wide sanitary sewer service system. Delta Township operates the largest treatment and collection system in the facilit~ plan service area and was the lead local government in the preparation process of the facility Plan. The projected sanitary sewer networks, presented herein, do not envision accomplishment of all the 201 Facility Plan features within the time frame of this Comprehensive Plan. The Comprehensive Plan is not areawide in that it does not include reco1IUI1endations for areas outside the Township . Also, the Township areas which are to be provided sewers within the specified time frame do not necessarily include those specified in the 201 Plan, nor do they adopt the same scheduling. However, using Township projections for population growth and development, the Comprehensive Plan recommends achievement of the standards for water quality required by Public Law 92 - 500 within the necessary time per i od. It is assumed that the proposed future sanitary sewer service areas will be revised in the future in order to reflect participation by non-Delta Township areas, adjustments to population projections, as well as the consideration of land use trends not presently foreseen. 1The Facility Plan was completed during December of 1975 and sets forth a regional service area. The report is entitled Delta, Windsor, Onieda, and Eagle Townships, Village of Dimondale and City of .Gr~nd Ledge Facility Plan for Regional Wastewater Treatment, Fishbeck, Thompson, Carr and Huber, Consulting Engineers. 101 �• • This page revised Dec. of 1984 II Description of Existing Sanitary Sewer Collection and Treatment Facilities Sanitary Sewer Collection System As stated earlier, the first sanitary collection sewers were constructed in Delta Township during the 1965-1967 period and were designed to serve large areas within the northeastern portion of the Township. The Carrier Creek Interceptor carries wastewater from collection sewers throughout the central portion of the Township to the wastewater treatment . plant. Additionally, the Carrier Creek Interceptor serves Delta's Industrial Tract and the State Secondary Complex in Windsor Township. The sewer extensions listed in Table SS-1 were financed through the creation of sewer assessment districts. A number of other extensions, including those to the Verndale Complex and Delta Industrial Park, have been financed by the individual developments which benefited from the sewer extension. The existing collection sewer system consists of pipes varying in size from four inches to 36 inches in diameter comprising a total of approximately 84 miles of sewer lines and eight sewage pump stations. Wastewater Treatment Plant The original wastewater treatment plant (WWTP) was constructed in 1965 and had a capacity of one millon gallons per day. During the period of 1970 to 1972 the plant was expanded to an average daily wastewater flow of four million gallons with a maximum hydraulic capacity of eight million gallons per day. The plant presently treats an average daily flow of 2.5 million gallons of wastewater and serves 4600 customers. III Future Service Areas for the Wastewater Collection and Treatment System Projected Growth of Service The increase in demand for sanitary sewer service is directly linked with the increase in resident population. However, the extension of sanitary sewers is dependent on physical and financial constraints. This section provides projections of sanitary sewer service demand, proposed sewer service areas, and the periods of time in which the service is likely to be provided. Integration with other elements of the Comprehensive Plan is provided by utilizing population projections, land consumption rates and land .use as set forth in chapters one and t-wo. Table SS-2 presents actual rates of new customer connections for the past seven years. These rates, together with anticipated expansion of service described in a later section, form the basis for projecting sanitary sewer customers as illustrated in Table SS-3. Once the projection of future sanitary sewer customers was completed, it was necessary to further refine the projections in terms of customer equivalents and expected wastewater flow at the treatment plant. Table SS-4 provides the results of this evaluation. 102 �This page was revised: April of ~ 9B3 Dec. of 1984 :, TABLE SS-2 ~ ,,- SANITARY SEWER CUSTOMERS* 1975-1983 1982 1983 3950 4016 3970 210 224 231 25 26 Customer Class 1975 1976 1977 1978 1979 1980 Single-Family Residential 3220 3260 3500 3530 3860 100 120 130 140 190 MultipleFamily Residential 1981** Special Category*** OfficeCommercial 230 270 300 330 360 430 165 350 Industrial 1 6 5 5 5 11 10 10 *The number of customers may actually decrease from year to year due to building vacancies. **Information not available. ***Special category includes institutional uses such as schools, churches, etc. TABLE SS-3 PROJECTED SANITARY SEWER CONNECTIONS AND LAND ACREAGE CONSUMPTION 198?-2000 1985 1990 1995 2000 6000 464 Ac. 6830 464 Ac . 7650 464 Ac. 8480 464 Ac. Multiple-family Residentia1Cl) Land Consumption 170 80 Ac. 190 101 Ac. 220 101 Ac. 240 101 Ac. Office/Commercial(!) Land Consumption 370 37 Ac. 410 38 Ac. 450 38 Ac. 500 38 Ac. Industrial (1) Land Consumption 13 139 Ac. 18 139 Ac. 23 139 Ac. 28 139 Ac . Single-family Residential Land. Consumption (l)For purposes of computation of future wastewater influent at the WWTP, all classes of customers are converted to customer equivalents, as set forth in Table SS-4. An equivalent customer (a hypothetical term) means the wastewater from a typical household in the year 1977. Based upon actual water consumption statistics, this translates to 225 gallons/day/household or 6805 gallons/ household/month. 103 �This page revised Dec. of 1984 TABLE SS-4 WASTEWATER FLOW PROJECTIONS AT THE DELTA TOWNSHIP WWTP 1985-2000 1985 1990 1995 2000 9,980 11,450 12,920 14,390 Wastewater Flow Rate into WWTP(l) 2.33 2.56 2.89 3.02 Expected Infiltration/Inflow(!) 1.59 1. 70 1.82 1. 93 Total Flow(!) 3.82 4.26 4.71 5 .35 Equivalent Customers (all classes) (l)All flow rates for wastewater entering the WWTP stated in million gallons per day (MGD). Description of Lands Included in Future Service Areas Figure SS-II depicts expansion of sanitary sewer service in Delta Township during three time periods. The strategy for service can be generally described as a filling in of service provided to lands east of I-96. Given the large quantities of vacant land $ituated near present sanitary sewer collection lines, it was deemed logical to promote utilization of these lands prior to extension of services to more remote areas. Extension of sewers west of I-96 to serve existing residential subdivisions is recormnended due to documented septic tank failures and the resulting health hazards. The customer equivalent projections and land consumption rates were factored to represent provision of services to subdivisions west of I-96 between 1991 and 1995. No new land consumption is computed where service is provided to an existing building or use of land. Much of the projected extension of service will occur in Sections 3, 4, 9, 10, 11, 14, 15, 22, 23 and within the Delta Industrial Tract. In addition, the fill-in of now vacant parcels in largely built-up areas is encouraged. Description of Land Excluded From Future Sanitary Sewer Service Any discussion of future sanitary sewer service would be incomplete absent identification of areas not planned for sanitary sewer service within the time frame of this Plan. Areas not included in future service limits have been excluded for one or more of the following reasons: 1. A major physical barrier exists preventing the economical extension of sewer service, such as a river, wetlands or major highway. 2. Existing or planned use of land suggests no major transition to urban uses is desirable. This would include prime croplands, specialized farming, unusual natural environment, and lands restricted from private development such as parks and conservation areas. 3. Areas where other public facilities and services have not evolved to a point where they would be cost-effective to provide along with sanitary sewer service. 104 �This page revised Dec. of 1~84 4. Established planning policies restricting the use of land to densities not requiring public sanitary sewer service. Areas which are not destined for future sanitary sewer service are described as follows: 1. All lands lying north of the Grand River and west of Interstate 96. 2. Land lying north of the Grand River and situated between Delta Mills and Saratoga Farms Subdivisions, but exclusive of Delta Mills and Saratoga . 3. The entire southwestern quadrant of Delta Township bounded by Mt. Hope Highway, I-96, the south Township line and the west Township line. 105 �DELTA TOWNSHIP Figure SS·II EXISTING & PROPOSED SANITARY SEWER SERVICE AREA { 1984) • EXISTING SERVICE mi Areas not ant ic ipated for public utility service EJ 1985·1990 W 1991 ·1995 ~ POST 1995 Ill 0 '° ..... TO BE SERVI CED BY THE CITY OF LA NSING iJi!!!if''' NORTH ... 0 ( 1000 ED 2000 12/ 84 4000 �• the concept should be looked into and considered as a solid waste management tool before becoming locked into other techniques which preclude source separation and recycling. Source separation and recycling are positive approaches to solid waste management because many benefits accrue from a properly managed program. The benefits: 1. Material is kept out of the waste stream and out of the landfill. The less material put into a landfill, the longer it will last. 2. Wasting of our natural resources is reduced and our limited domestic supplies of certain raw materials are extended. 3. Income is derived from materials you now pay to dispose of. This income may not be enough to pay for all your solid waste management costs but it could help lower these costs. 4. Reprocessing of scrap materials generally causes less pollution than does the processing of virgin materials. • • 5. Recycling saves energy. That fact alone makes it worth considering. Recycling aluminum results in a 95 percent energy savings over processing from raw materials. Energy savings from recycling paper range from 20 percent to 70 percent depending on the grade of paper . 6. Other waste processing facilities can be sized smaller, resulting in lower costs. In spite of the aforementioned benefits of the recycling of -solid waste, it should be noted that presently most residential, commercial and industrial solid waste is still being dumped tmprocessed in landfills. At the same time the number of landfill sites is decreasing due to more stringent state and federal environmental regulations, the rapid rate at which landfills are being used up and the fact that landfills are becoming increasingly expensive to construct, renovate and operate. The recycling of solid waste in the Lansing Metropolitan area is not widespread at this time due to the pick-up, collection and hauling costs involved in getting waste materials to a processing site, an inconsistent supply of waste and tmdependable markets for the recycled materials. In 1978 the Michigan Legislature adopted Act 641, being the Solid Waste Management Act. This Act mandated that a solid waste management plan be prepared for each county. The Act contained requirements that the plan include an enforcement program and process to assure that the nonhazardous solid waste generated or to be generated in the cotmty for the next twenty years is collected and recovered, processed, or dispensed of at facilities which comply with State law and rules promulgated by the Michigan Department of Natural Resources governing location, design, and operation of the facilities . Each county's waste management plans must be filed with the Department of Natural Resources, cover a twenty year period and be updated every 116 �This page revised Dec. of l~&~ five years. Once the plan has been approved by the DNR, no local ordinance, law, rule, regulation, policy, practice or plan may override the location of or development of the approved site location for solid waste disposal. The plan also is required to contain a covenant restricting the post-disposal use of landfill sites for a fifteen year period. A solid waste management plan must be approved by at least two thirds of the municipalities within the planning area. All solid waste disposal sites (sanitary landfills) must be licensed by the DNR in order to operate and a financial guarantee in accordance with the statute must accompany all applications for a license. The Eaton County Solid Waste Planning Committee was established in January of 1981 with the expressed purpose of preparing a solid waste management plan for the County, as per the requirements of Act 641. The Tri-County Regional Planning Commission acted as the "lead" agency in assisting the County in preparing the plan as well as coordinating the Eaton County plan with adjacent county plans. Act 641 requires that 2/3 of the local governments in Eaton County, amounting to 18 of the 27 governmental units of five villages, six cities (including the City of Lansing) and sixteen Townships, adopt the plan by resolution after which the plan was transmitted to the DNR for final adoption which took place in 1984. 117 �... • This page revised Dec. of 1984 current availability of utilities as per the 1975 Sewer Agreement, the proximity of the area to existing low density residential areas, and the "close-in" location of the area to the Lansing urbanized area . Neighborhood Two This area is• characterized by large tracts of vacant land and high quality, country-estate type homes along Delta River Drive and in the Saratoga Farms, Island Park Highlands, and White Oaks Subdivisions. These residential areas are primarily composed of large lots with detached single-family homes. For the most part this neighborhood is located within the Grand Ledge School District. The former Delta Mills Elementary School, which is located in the western portion of the neighborhood, was closed in 1982 and is vacant. The extreme easternmost portion of this neighborhood, specifically the Saratoga Farms Subdivision and a portion of the Island Park Highlands Subdivision is located within the Lansing School District. Public sanitary sewer service was extended to the Saratoga Farms and Island Park Highlands Subdivisions in 1984. The remainder of the neighborhood is lacking sanitary sewers. It would appear that the central and western portions of the neighborhood, with the possible exception of the Delta Mills area, will not be served by sewers until some time in the future . The lack of public water service in the area presents problems regarding fire service. The remoteness of the interior of this neighborhood also results in difficulties in providing fire and emergency vehicle access. The existence of a significant amount of land within the one-hundred year flood plain in the southern portion of this neighborhood could provide possible recreational opportunities. The Hawk Meadow Sanctuary, an 81 acre Township park, is located on the north side of Delta River Drive in the center of the neighborhood. This facility is planned to be left in a natural state and utilized as a nature area. This neighborhood is bordered by Watertown Township to the north. The Clinton County Comprehensive Plan illustrates a mixture of agricultural and parks/open space uses along the northern border of Neighborhood Two. Further north in Watertown Township, between Grand River Avenue and the Chesapeake and Ohio Railroad tracks, a significant amount of land is classified for industrial development . A low density residential land use pattern is recommended for the Delta Mills area due to the planned provision of sanitary sewer service within the next ten years, the existence of a significant number of single family homes on platted lots, and the fact that support services such as a church and several businesses are located in the area. A very low density residential land use classification is recommended for the remainder of the neighborhood due to the lack of public utility service to this area for the foreseeable future, the existence of a very low 126 �This page revised Dec. of 1~84 >. density residential land use pattern, and the fact that the area is lacking arterial road access. Neighborhood Three The area which is designated as neighborhood three is almost completely developed with the exception of two vacant parcels, one of which is on the westernmost portion of the neighborhood and the other being on the southernmost portion. A low density residential development land use pattern has been firmly established in this area. Some of Delta Township's highest quality single family subdivisions are found in this neighborhood. Neighborhood Three is bordered by Grand Woods Park to the north. This 139 acre facility borders the Grand River and offers hiking trails, playground equipment, softball fields, a canoe launch and a shelter building. I~ 1984 Delta Township entered into an agreement with the City of Lansing, owner of the park, to lease and maintain the facility for a thirty year period. Sharp Park, a 55 acre recreational complex owned and operated by Delta Township is located in the southwestern portion of this neighborhood and features an amphitheater, physical fitness trails, a fishing pond, tennis courts and softball fields. A proposed fire station site, consisting of approximately two acres, is located immediately south of the St. David's Church property along Elmwood Road. This facility should provide much improved fire fighting service to the eastern portion of the Township. One of the major concerns in this neighborhood is the through traffic which traverses residential areas in this neighborhood enroute t o the Delta Township central business district. The· proposed east-west collector road is intended to address this transportation related problem. The entire neighborhood is located within the Waverly School District with the school district boundary line serving as the western border of this neighborhood. The Elmwood Elementary School serves this neighborhood. A low density residential classification is recommended for this neighborhood since a low density single-family residential pattern has been established and supportive services and facilities such as recreational areas and retail businesses are located in close proximity. The existing street system in the area is also adequate tosupport low density residential development. 127 �This page revised Dec. of 1984 This neighborhood consists of two subdivisions, being Castle Hills Subdivision on the east which consists of approximately two hundred platted lots and the Huntington Acres Subdivision on the west side of the neighborhood which has approximately two hundred and thirty platted lots. · The Castle Hills Subdivision was platted in 1929 with the majority of the homes being constructed in the area in the late 1930's and 1940's. The majority of the lots in the Huntington Acres Subdivision are significantly larger than those to the east in the Castle Hills Subdivision. Publi:c sanitary sewer and water service is generally available in the area with the exception that there is no water line along Waverly Road. The entire neighborhood lies within the Banks-Briggs Intercounty Drainage District. The Preliminary Study and Report of the BanksBriggs Intercounty Drain, which was prepared in 1977, documented the need for storm drainage improvements in this area. A low density residential classification is recommended for neighborhood eleven due to the fact that a low density single family residential land use pattern has been established in the area. Residential land uses in this area can be adequately served by adjacent arterial streets, existing public sewer and water service and the retail businesses which are located in close proximity to the neighborhood. Neighborhood Twelve Neighborhood Twelve is expected to receive a significant amount of residential development in the 1980's due to the availability of vacant land and the general adequa~y of utilities in this area. Three developments, being the Fairfield Subdivision, Park Meadows Subdivision and Townhouse complex and the Westwind Apartments, were constructed in the area in the 1978-1981 period. The neighborhood is served by the Waverly High School and Junior High complex which is located immediately to the west. Close attention should be given to any proposed developments on the east side of Snow Road to insure that such developments will not impose any significant negative impacts such as excessive traffic, high noise levels, etc., upon the adjacent school complex. In spite of the number of schools which are located in close proximity to this neighborhood, sidewalks are practically nonexistent in the area. At a minimum, sidewalks should be provided adjacent to St. Joe Highway and Snow Road in order to serve the Colt and Winans Elementary Schools, Waverly West Junior High and Waverly High School . • 134 �Several major transportation improvements are proposed for this neighborhood. The first improvement involves the reconstruction of Snow Road between Michigan Avenue and St. Joe Highway. The second needed improvement is the hard surfacing of Stoll Road which is one of the last graveled roads which still exists in the urbanized portion of Delta Township. Public sewer and water service in this area is generally adequate to serve most forms of residential development. A Delta Township water storage tank is located on the western periphery of the neighborhood. Storm drainage in the area presents a problem in that property on either side of Stoll Road is not within a designated county storm drainage dis~rict. The Michigan Avenue Drain, and its branches which serve the neighborhood, no longer has adequate additional capacity to serve urban types of development in this area. Thus, absent improvements to these drains, some form of on-site storm water detention will be necessary. A low density residential land use pattern is recommended for this neighborhood for the following reasons: 1. A low density residential land use pattern is firmly established in the area. 2. Low density residential areas generally generate more school-age children than higher density residential areas. Given the close proximity of the Waverly School complex it is logical to encourage low density residential development in such a manner that children can walk to school. 3. Facilities and services which support residential areas are a short distance away. These facilities and services include retail businesses, playground areas and arterial roadways. Neighborhood Thirteen The predominant features in this neighborhood are the Waverly Schools complex on the east, the Homestead Acres Subdivision in the center, and approximately 150 acres of vacant land on the western portion of the neighborhood. There are approximately 125 acres of land in this area which is in agricultural production. Public water service is generally available throughout the neighborhood. A water well is located in the vicinity of the Mall Drive South and Michigan Avenue intersection. Public sanitary sewer service is available to the area except for the fact that there are no sanitary sewer lines adjacent to St . Joe Highway. All of this neighborhood is located within the Michigan Avenue storm drainage district except for the westernmost 80 acres which is located within the Tower Drainage District. A 48 inch storm drain is located within the Kenway Drive right-of-way and flows northward to the Grand River . On-site detention of storm water runoff will be required in this area to insure that the drains in the area are not overloaded. 135 .. �This page revised Dec. of 1984 2. • The area is very desirable for ·low density residential land use due to the existence of the Delta Center Elementary School, the close proximity of retail businesses along Saginaw Highway and at the Creyts Road/St. Joe Highway intersection, and the fact that the Carrier Creek traverses the center of the neighborhood and provides various recreational opportunities. Neighborhood Sixteen The majority of the land in this neighborhood is presently vacant with the exception of the Sherwood Forest Apartments and the Century Park Mobile Home Park on the northern portion of the neighborhood and several single-family residences along Canal Road. The entire ~ei~hborhood is located within the Grand Ledge School District. Public water service is limited to the northern portion of the neighborhood due to the fact that a water line exists only 1/2 mile south of M-43. Sanitary sewer service is generally available to the majority of this area. The majority of the neighborhood is located within the Lazell Drainage District. The extreme southeast portion of the neighborhood is located within the Moon and Hamilton Drainage District. The Delta Center Elementary School is located immediately to the east of this neighborhood but unfortunately sidewalks do not exist along Canal Road. The fact that the area abuts I-96 to the west could necessitate some type of screening in order to buffer prospective residential uses from the freeway's possible negative impacts. • The proposed extension of Michigan Avenue to Canal Road should provide improved access to this area. It is anticipated that increasing traffic volumes in the vicinity of the Canal Road/St. Joe Highway intersection will necessitate improvements such as traffic signalization and additional lanes in this area. The following justifications are given for the medium density residential land use pattern which is recommended for this area: 1. The area will be provided transportation facilities and services in the future, such as improvements to Canal Road and the extension of Michigan Avenue which can adequately support this type of development. 2. A sufficient number of large parcels exist in this area to facilitate land assemblage for multiple family developments. 3. Medium density residential land uses are already found in this neighborhood. 4. The area is located in close proximity to the I-96/M-43 Interchange. Neighborhood Seventeen - Neighborhood seventeen consists primarily of vacant land with the exception of the Gettysburg Farms Subdivisions and several single-family residences located along St. Joe Highway and Canal Road. Two institutional 13R �uses, being the Delta Center Cemetery and the Trinity United Methodist Church, border the northern boundary of this neighborhood. Public water service is presently not available to this neighborhood. The Gettysburg Farms Subdivisions are served by private water wells. Further urban-type development in this neighborhood should be prohibited absent public water service which is necessary to comply with minimum fire flow requirements. Sanitary sewer service is generally available to this area via sewer lines within the Canal Road and St. Joe Highway rights-of-way as well as the Carrier Creek Interceptor. The maj~rity of this neighborhood is located within the Michigan Avenue Storm Drainage District. The Moon and Hamilton Drain (Carrier Creek) traverses the center of this neighborhood in a north-south direction. The easternmost forty acres of neighborhood seventeen is located within the Tower Drainage District. · The Carrier Creek's 100-year flood plain covers approximately fifty acres in the center of this neighborhood. A natural water body which is approximately ten acres in size lies immediately south of the Gettysburg Farms West Subdivision. As previously mentioned, the intersection of Canal Road and St. Joe Highway is presently handling a significant amount of traffic, especially at peak hours. What with projected increases in traffic volumes at this intersection it will be imperative that improvements be made at this intersection which could include the installation of a traffic signal and/or the installation of additional turning lanes. A low density residential land use pattern is recommended for this neighborhood for the following reasons: 1. A low density single family residential land use pattern has already been firmly established in the area. 2. The roadways in this area would probably not sa~ely accommodate the amount of traffic generated by higher density residential developments. Neighborhood Eighteen The majority of the land in neighborhood eighteen is vacant· with the exception of the Echo Valley Estates Subdivision and several single-family residences along Mt. Hope Highway. Although the Echo Valley Estates Subdivision was platted in 1965, it has yet to be completely developed due to the fact that many of the lots have not passed septic tank percolation tests. The entire neighborhood is located within the Grand Ledge School District. The eastern portion of Neighborhood Eighteen is served by the Carrier Creek sanitary sewer interceptor . The proposed Hamilton Sanitary Sewer Service District would serve the western portions of this neighborhood. No portion of this neighborhood has public water service. This neighborhood is not within an established county storm drainage district at this time. Measures are presently being taken to have the 139 �majority of this neighborhood included in the proposed Delta Industrial Drainage District. A twenty acre storm water detention pond is envisioned in the center of Section 22 for the purpose of storing storm water runoff generated within the industrial tract so that flooding does not occur downstream during peak water runoff periods. Transportation improvements planned for this area include the reconstruction of Mt. Hope Highway, between Canal Road and Creyts Road, to Class A, All Weather status. This project will provide improved access to the Delta Township Industrial Tract to the south. A low density residential land use pattern is recommended for Neighborhood Eighteen for the following reasons: 1. A low density residential single-family land use pattern has already been established in this area due to the presence of the Echo Valley Estates Subdivision. 2. The provision of a low density residential area adjacent to the industrial tract will insure a variety of housing types in the area. The fact that this neighborhood is bordered by I-496 to the north and the industrial tract to the south will most likely necessitate the installation of screening devices in order to mitigate the possible negative impacts of the aforementioned facilities on future residential developments. The recommendations for residential development for this area presupposes that adequate public utilities, roadways, and storm drainage facilities exist to serve any propos~d development. Neighborhood Nineteen The majority of the land in neighborhood nineteen is vacant with the exception of the Homeland and Meadow View Subdivisions and the singlefamily detached residences along Mt. Hope Highway and Creyts Road. The Homeland Subdivision, which borders both sides of Marcy Road, was platted in 1929 and consists of 81 platted lots. The Meadow View Subdivision, which borders both sides of Guenther Road, was also platted in 1929 and consists of 56 platted lots. Public water service is available throughout the Meadow View Subdivision as well as the westernmost portion of the neighborhood. The interior of the neighborhood, including the Homeland Subdivision, lacks water service due to the fact that a water main is not located within the Mt. Hope Highway right-of-way. The entire area is presently lacking sanitary sewer service. The easternmost portion of the neighborhood is located within the Underhill extension drainage district while the westernmost portion of the neighborhood is located within the Holly Drainage District. The majority of neighborhood nineteen is located within the Waverly School District. The westernmost sixty acres of the neighborhood is located within the Grand Ledge School District. Delta Township owns approximately l½ acres of land on the north side 140 �This page revised Dec. of l9?4 of Mt. Hope Highway, west of the GM Parts Warehouse, within Section 24 which is being reserved for a future fire station. Although not located within Neighborhood Nineteen, the proposed fire station should provide improved fire service to the general area. Given the fact that this neighborhood is positioned between industrial areas to the east and south and an interstate freeway to the north, there will probably be a need to provide screening treatments, such as landscaped berms and buffer strips, to insure an orderly transition in land uses. A low density residential land use pattern is recommended for the eastern portion of Neighbo~hood Nineteen for the following reasonsf 1. A low density single family residential land use pattern exists in the area due to the existence of the Homeland and Meadowview Subdivisions. 2. The proposed open space corridor along the south side of Mt. Hope Highway will provide for a proper transition between residential uses on the north side of Mt. Hope Highway and industrial uses on the south side of Mt. Hope Highway. 3. The provision of a low density residential areas adjacent to the industrial tract will insure a variety of housing types in the area. A medium density residential land use pattern is recommended for the Western portion of Neighborhood Nineteen for the following reasons: 1. This area is located adjacent to the Creyts Road/I-496 Interchange which affords easy access to the Greater Lansing Area. 2. The land ownership pattern in this area is such that land could be assembled for multiple family developments. 3. Medium density residential development in this area should provide ample housing opportunities for employees in the adjacent industrial tract. Neighborhood Twenty The Millett community is the most prominent feature in Neighborhood Twenty. The neighborhood is composed of nine subdivisions and several commercial establishments along Lansing Road. Public sanitary sewers were installed in the majority of the Millett Area in 1984. Public water service is not available in the neighborhood. The fact that U.S. 27 and the Grand Truck Western Railroad border Neighborhood Twenty on the north presents obstacles to providing fire service to the area. A volunteer fire station is located on Lansing Road but due to the fact that this facility is unmanned, it can provide only limited service. 141 ./"""""\ �- by the Myers and Henderson Drainage District while the central portion is served by the Decke Drainage District and the southwest area is served by the Munton Drainage District. This neighborhood is bordered by Onieda Township to the west. The Eaton County Development Plan illustrates parks and open space uses for the majority of land in Section 24 of Onieda Township while a small area is classified as rural non-agricultural uses. The proposed construction of I-69 from its present terminus to Charlotte will impact this area in terms of land acquisition, traffic volumes, and transitions in land use. A freeway interchange is planned on Nixon Road south of Mt. Hope Highway. During the construction of I-69, it is planned to extend Broadbent Road from its existing terminus approximately three-quarters of a mile to the south to connect with Mt. Hope Highway. The construction of the Broadbent Road extension should provide improved access in this area via the provision of a new north-south corridor between Willow Highway and Davis Highway. Very often commercial land uses are advocated for those areas adjacent to a freeway interchange. It is recommended that commercial land uses not be established adjacent to the I-69/Nixon Road interchange for the following reasons: - 1. It is assumed that the construction of the interchange will precede the availability of public utilities in the area. 2. At this time it does not appear that there is a large enough population within this area to support retail businesses in this area. 3. The establishment of commercial uses ;in this area could impose negative impacts -such as excessive traffic volumes and incompatibilities in land use upon adjacent resida~tial uses. A low density residential land use pattern is recommended for Neighborhood Twenty Seven for. the following reasons: 1. A low density single family residential land use pattern has already been established in the area due to the existence of the Countryside Estates and Evergreen Heights Subdivisions • .• ,--_ l 2. There are several areas in this neighborhood where soil conditions would not be conducive to the construction of commercial or multiple family buildings. 3. This neighborhood is located several miles from existing and proposed fire service facilities. Therefore, land uses which require significant fire flows should be discouraged in this area. Neighborhood Twenty Eight - The majority of land in this neighborhood is vacant with the exception of several single-family residences located along section line roads. It is estimated that approximately 2400 acres of land within this neighborhood are currently in agricultural production. All of the 148 �This page was revised April of f9e3 Dec. of 1984 Most of the soils in this area are very conducive to agricultural uses. These soils also present severe limitations for urban type development due to poor septic tank percolation, poor compaction and load bearing capacity and the fact that they are susceptible to frost action. The Delta Township Parks, Open Space and Recreation Plan recommends that a community park site be obtained somewhere in this neighborhood in order to serve the long range recreation needs of residents in the southwest portion of Delta Township. Delta Township owns twenty acres of land on the north side of Millett Highway adjacent to 1-96 which i~ planned to be used as a future cemetery site. The proposed construction of 1-69 from Lansing to Charlotte will result in approximately 35 acres of land being designated as interstate right of way in the extreme southeast portion of the neighborhood. Davis Highway will go over 1-69 via a bridge structure. The proposed connection of 1-69 to 1-96 does not include the installation of on or off ramps within Delta Township. This neighborhood is bordered by Onieda Township to the west and Windsor Township to the south. The Eaton County Development Plan depicts parks and open space uses within Sections 25 and 36 of Onieda Township. The Windsor Township Comprehensive Development Plan depicts agricultural land uses for those areas within Sections 4, 5 and 6 which abut Neighborhood Twenty Eight. An agricultural land use classificatiop, is recommended for all of Sec- tions 29, 30, 31 and 32 for the following .r easons: 1. The soils in this area are most conducive to agricultural activities. 2. An agricultural land use pattern ·nas ··been firmly established in this area. 3. Public utility service is not plaJln~~ for this area in the near future. A very low density residential classification is recommended for the remainder of Neighborhood Twenty Eight for the following reasons: 1. A very low density single-family residential land use pattern has been established in this area. 2. The relatively flat topography withi,n the eastern portion of Neighborhood Twenty Eight presents prob~ems in adequately handling storm water runoff generated by urban type .development. 3. Public utility service is not planned for this area in the near future. 4. The section line, gravel surfaced roadways in this area could not safely accommodate the higher volumes of traffic which are associated with higher densities of residential developments. 149 R �TABLE LU-2 • PROPOSED ROAD IMPROVEMENTS (continued) PROJECT NAME LENGTH (MILES) .5 East-West Collector St. (Willow St. extension) • PRIMARY PURPOSE(S) Willow Hwy. to Elmwood Rd. New construction 1.0 Elmwood Rd. to Creyts Rd. New construction 1.0 Creyts Rd. to Canal Rd. New construction Bridge structure Sno½· 'R.d. 1.n·ie'r's ec tion Realignment of intersection, ROW acquisition, radius improvements Improve turning movements New construction, bridge structure Provide a needed north-south corridor with a river crossing in the western portion of the Township. New construction Provide improved access within Industrial Tract Mt. Hope Hwy • Provide alternative east-west access other than W. Saginaw Hwy., eliminate through traffic from residential neighborhoods bf' Nixon Rd. extension Willow Hwy. t~ J;~ ton Hwy. 1.0 r Davis Hwy. extension -~· t . 25 ,l._• ,'• .t • PROPOSED Il1PROVEMENTS LOCATION ,....,,.... - ! i _. Can.ii Rd . ~east to existing terminus ;.1r1 . ,1 . 164 �"l>- ~ ), This page revised Dec. of 1984 · TABLE LU-2 PROPOSED ROAD IMPROVEMENTS (continued) PROJECT NAME Creyts Rd. LENGTH (MILES) 1.0 U.S. 27 to Millett Hwy. Acceleration/Deceleration lanes, intersection improvements, drainage outlet. 1.0 Millett Hwy. to Mt. Hope Hwy. ROW acquisition, drainage outlet, acceleration/deceleration lanes, additional lanes at selected points . St. Joe Hwy. to Michigan Ave. ROW acquisition, additional lanes at selected points, improve vertical alignment. .5 Michigan Ave. to Saginaw Hwy. ROW acquisition, additional lanes at selected points, drainage outlet. 2.0 St. Joe Hwy. to Willow Hwy. New Construction •5 Royston Rd. extension PROPOSED IMPROVEMENTS LOCATION 165 PRIMARY PURPOSE(S) Improve traffic circulation and traffic carrying capacity. Provide improved north-south traffic movements in the western portion of the Township. � 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 Delta-Twp_Comprehensive-Plan-Revisions_1984 Creator An entity primarily responsible for making the resource Delta Township Planning Commission, Eaton County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1984-12-10 Title A name given to the resource 1984 Revisions Description An account of the resource The 1984 Revisions were prepared by the Delta Township Planning Commission as part of the Delta Township Comprehensive Plan and were adopted on December 10, 1984. Subject The topic of the resource Comprehensive Plan publications Delta 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/f785c72e3724d04688a70fbed4aba77c.pdf a52cfbd16c3671c9bb124cfc96265596 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 Specula omnis status vitae humanae [folium 127] Identifier An unambiguous reference to the resource within a given context DC-03_127Carthussiensis1495 Creator An entity primarily responsible for making the resource Denis, the Carthusian, 1402-1471 Description An account of the resource One leaf from Specula omnis status vitae humanae by Dionysius Carthusiensis and edited by Petrus Danhauser. Printed in Nuremberg by Peter Wagner on January 28, 1495. [GW 8419; ISTC id00248000] Publisher An entity responsible for making the resource available Nuremburg: Peter Wagner 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 1495 Source A related resource from which the described resource is derived Seidman Rare Books Collection Contributor An entity responsible for making contributions to the resource Danhauser, Petrus (editor) Type The nature or genre of the resource Text https://digitalcollections.library.gvsu.edu/files/original/36e1106395c5d5c93de33d39275282ba.pdf 84bb7dc1bf45614d6e1ea8e116f0803d PDF Text Text 1 Grand Valley State University Special Collections Kent County Oral History collections, RHC-23 Mr. Donald G. Denison. Interviewed on May 15, 1975 Edited and indexed by Don Bryant, 2010 – bryant@wellswooster.com Tape # 50 (51:21) Biographical Information Donald G. Denison was born 22 April 1891 in Grand Rapids and died 21 Aug 1983. He was the son of Arthur C. Denison and Susan L. Goodrich. He married Adeline Smith in 1917. Arthur Carter Denison, son of Julius Coe Denison and Cornelia Carter was born 11 November 1861 in Paris Township, Kent County. He died 24 May 1942 in Cleveland, Ohio and was buried in the Oak Hill Cemetery in Grand Rapids. Susan L. Goodrich, daughter of Hiram and Cornelia Goodrich, was born on 17 June 1864 in Grand Rapids and died on 5 May 1896 at the age of 31 and was buried in Oak Hill Cemetery. Arthur and Susan were married 7 September 1886 in Grand Rapids. On 24 May 1898 Arthur married as his second wife, Julia B. Barlow, the daughter of Heman G. and J. Ruth (Hall) Barlow. Julia was born in November 1875 in Grand Rapids. She passed away on 6 July 1956 in Grand Rapids and was buried in Oak Hill Cemetery. ___________ Interviewer: This is the interview being conducted at the residence of Mr. Donald Denison, 31 South Prospect, on May fifteenth, nineteen seventy-five. I thought we’d start the interview by talking about the death of Mr. Denison’s grandfather which occurred on June twenty-fifth, eighteen seventy-seven. I’ll let you take it on from there, Mr. Denison. Donald: Alright, I’ll begin on how he got there. He came out here, I think in the early fifties, perhaps, and he bought two farms…one to the north of Grand Rapids and one to the south of Grand Rapids. And he farmed both of these places for several years. Somewhere along the way he…. he came into knowledge of this house at the corner of Ransom and Lyon. Interviewer: At the northwest corner, right? Donald: Yes. Interviewer: Which had been left high and dry in the air, by the cutting down of Ransom Street and Lyon Street, and I suppose he bought it for a comparative bargain because of that reason. Interviewer: Do you know who built the house? �2 Donald: No, but, somewhere around here is a clipping that tells all about it, I can perhaps find it before we get through. Interviewer: Yes, and your…I think you mentioned that your father had helped build a retaining wall there. Donald: Grandfather bought the place at a bargain I assume and built the retaining wall of the stone from the Grand River. Interviewer: OK. Donald: And my father, remembered vaguely, thinking he was helping his father with the stonework. He was probably a small boy of four or five… Interviewer: Yes. Donald: or so. Interviewer: Your father was born in eighteen sixty-one. Donald: Born in sixty-one, so this would’ve been in, in… Interviewer: Well, in the middle… Donald: Either that or in the late sixties sometime, yes. Interviewer: Well, I remember the house quite well because it was, well, it was sort of quaint, noted house... Donald: Yes. Interviewer: …and was built of Grand River Limestone, I believe. How long did your family live on in that house? Donald: They lived here only until he died, wait a minute, longer than that. He died in seventyseven. Interviewer: Right. Donald: And, they lived there at least, they possessed the house until I would think the early eighties. Interviewer: Ok. Donald: I know, there’s some diaries of my father’s who can make some kind a sale? And at that time, I think he was in Ann Arbor, as a law student. �3 Interviewer: Yes. Donald: So they had it for some years. Interviewer: Let me shut it off for a second…About or what year did your father-grandfather come to Grand Rapids? Donald: In the early fifties Interviewer: In the early fifties? Where was he born? Donald: He was born at, are we on the air now?’ Interviewer: Yes, he was born in.... Donald: Born in Durham, New York. Interviewer: Durham, New York. Donald: Which was in the Catskills. Interviewer: I see. Donald: And that family, his father’s name was John. That family came from Durham, New York to…. Interviewer: To Durham? Donald: To Eastern New York. Interviewer: Oh, I see. Donald: And settled… Interviewer: Well… Donald: I, trying to think… Interviewer: Well, was it an old colonial family? Donald: They came from…Yes; they came a generation or two before that from Connecticut. The first Denison was discovered in Connecticut in sixteen forty. Interviewer: Did he arrive there about that time? Donald: He was discovered there but…. Interviewer: I see. �4 Donald: How he got there or when, nobody knows. Interviewer: Your grandfather’s name was Julius, right? Donald: My grandfather’s name was Julius. Interviewer: He didn’t live for a great many years; I think he died when he was about fifty-four. Maybe you can describe the account of his death? Donald: Yes, there was a dispute to which he ended up-ended up before the alderman or the board of supervisors, whoever was in control of the city and county of that time, as to allowing or not allowing cattle to graze in the streets, besides the streets. Now whether that grandfather’s interest was pro or con, I don’t know. Interviewer: I think it was pro; at least it seemed that he wanted cows to be allowed in there. Donald: Should or should not cows be allowed? Interviewer: Yes. Donald: And he appeared before the council, to speak on the subject. But whether he was pro or con, I never knew. Interviewer: Well, I think the clipping is that I saw yesterday indicates that he was pro. Donald: Alright, at any rate, in the middle of his little speech or talk that he was making, I think he was standing before the council, he fell to the ground and promptly died. And whether he’d had any previous troubles or, with heart or otherwise I don’t know but I don’t think so, I never heard of any. Interviewer: Was he active in farming? Donald: Oh, yes. Interviewer: But he lived downtown? Donald: By this time, he lived in this house on the corner, what we’re talking about, and farmed the two farms by horse and buggy. Interviewer: Yes, I see but he actually lived right in the house in the heart of the city. Donald: Operated these two farms. Interviewer: One on the north end of town. Donald: One was across…I have a hard trouble remembering the names. �5 Interviewer: Well, some of the street names have changed, but I think it was almost up to the Kent Country Club, right around there. Donald: Right across Knapp Street from the present Kent Country Club was one farm. The other was out Paris, which is now grown up and city. Interviewer: Yes. And who was your grandmother? Donald: Grandmother was Cornelia Carter. Interviewer: Where did she come from? Donald: Who also came from rural western New York. Interviewer: Yes. Donald: They were married before they came out here. Interviewer: Did she outlive your grandfather for some years? Donald: Yes, indeed, she lived until nineteen seventeen. Interviewer: I have a note here, right. You must have pretty vivid memories of her? Donald: Of course, I was married by that time, and she lived long enough to know Adeline, my wife. We were married in nineteen seventeen. Interviewer: Yes. Donald: She was eighty-seven, I think. Interviewer: So, she lived a long time after her husband died. I believe your family moved at some point to a house also on Lyon Street, it was three twenty-nine; I drove by the house yesterday. It is still there, it has been covered unfortunately with aluminum siding, but you must remember that house. Were you born in that house? Donald: I was born in that house, and lived there until I went to college. Interviewer: Where did you go to college? Donald: University of Michigan. Interviewer: Right. Donald: I graduated in nineteen thirteen. �6 Interviewer: Your father [Arthur C.] was of course, a noted jurist and also went to University of Michigan, I believe and took his law degree there. And then came back to practice in Grand Rapids. Who were some of his earliest law partners and associates? Donald: He was a junior partner, protégée’ of Edward Taggert. Edward Taggert was the uncle of Johnson Taggert who was for many years the city attorney here. Interviewer: Who was Moses Taggert? Donald: Moses Taggert was Edward Taggert’s brother. Interviewer: I see... Donald: And … Interviewer: He practiced law though with other men and I believe two great uncles of mine, Hugh and Charles Wilson. Donald: Alright, the firm original was just plain Taggert with father as a helper then, when he came in it was Taggert and Denison, then your great uncle Charles joined them and for many years and in my youth, it was Taggert, Denison and Wilson. Interviewer: Yes, where did they have their offices? Donald: They had their offices in the Michigan Trust building, where I could get a haircut for a quarter, and tell the haircut operator that my father would pay it when he came along the next day. Interviewer: I see. I took the liberty of bringing some notes with me, but your father received an appointment as federal judge directly from President Taft, is that correct? Donald: Yes, he was appointed as successor to Judge Wanty, in nineteen nine, perhaps and before very long, a matter of only few short years he was appointed to the Cincinnati Court, where he continued until his seventieth birthday. Which was… Interviewer: Well, it was in nineteen thirty-one, yes. Donald: That sounds right. Interviewer: He was born on the tenth of November. And there was an interesting…. Donald: Now… Interviewer: Excuse me, go ahead. Donald: At that time he resigned from the court, which is quite different for retiring. A retiring judge as I understand it, is serving to call and still a member of the judiciary. �7 Interviewer: Yes. Donald: A resignee is through and free to go and practice law. Interviewer: Why did he resign? Donald: I presume to make some money. He would have never grown rich in the judicial business and he had a notion of resigning and coming back to Grand Rapids acting in an advisory capacity of someone here. He discussed the subject with Mr. Keeney. Interviewer: But that didn’t materialize. Donald: About that time Mr. Baker of Cleveland, the ex-Secretary of War…. Interviewer: Milton D. Baker. Donald: Milton D. Baker suggested to father that perhaps it would be a good idea for him to come down and join him as counsel, which appealed to him. And he did so; practiced law there for some ten years, which were very successful and happy years for him in association with Baker both socially and in the business. Interviewer: Did you know Mr. Baker yourself? Donald: I got to know him quite well and became a great admirer of him. Interviewer: He was quite an interesting personality, I believe, but I don’t know much about him. Donald: Well, I remember one thing about him. I was in his library in his house in Cleveland, and the library was lined to the ceiling with books and in the frieze around the top was a set of books in red leather and it made a complete frieze around the library. I asked him, “What are they?” And he said one thing you got for being Secretary of War; that was when you left they backed up a truck to your house and gave you the complete record of all the official documents of the Civil War. That was a tradition and there they were. That reminded me to ask him a question or two that puzzled me about Civil War times and he said well, let’s see. And he got a ladder, brought it out, climbed up on the ladder and looked at the books and got one down and studied it and answered my question. Interviewer: So you learned something? Donald: I learned something. Interviewer: And Mr. Baker died before your father did, as I recall, but your father stayed on in the firm. Donald: Father was here visiting when he got a telephone call, that Mr. Baker had died. It was a blow, of course. �8 Interviewer: About when did your family move into this house? Donald: nineteen sixteen. Interviewer: Yes. Who built this house? Donald: Mr. Sligh Interviewer: Mr. Charles Sligh? Donald: Mr. Charles Sligh built the house in eighteen ninety-one. Interviewer: I see. Did he live here until the time of the sale? Donald: He owned it until that time. Interviewer: Yes. Donald: The house was rented for a short time. I am trying to think of the name of the family. The girl in the family married Paul Hollister. Interviewer: Yes, I can’t tell you. Donald: They rented this house for a very short time. Interviewer: Yes. Donald: Otherwise it never had occupants except Slighs and Denisons. Interviewer: Now when your father went to Cleveland in nineteen thirty or thirty-one or thirtytwo, did you stay on in this house? Donald: We moved into this house. Interviewer: I see. Donald: It had stood vacant for a time; then we moved into it. Interviewer: And you are still here. Let’s see, let’s go back a minute, you were born in the house over on Lyon Street, three twenty-nine? Donald: And that’s right Interviewer: Do you remember much about that neighborhood? Donald: Well, I grew up there, so I remember a lot of course. The Idemas were our close neighbors; they directly across the street. Interviewer: Yes. And who were some of the other neighbors? �9 Donald: The Henry Idemas, also Fred Idemas. Fred Idema was Henry Idema’s brother and they lived right next to each other across the street. The Treadways lived next door to the Idemas and the Whitmans built a house right next to us and sold it quite shortly to Frank Dykema. Interviewer: Was he the druggist? Donald: Dykemas, no (Pat was?) Interviewer: Did the Barlows live nearby? Donald: Barlows lived next door. They were my step-grandparents. We boys, there were three of us and we really had two homes. It was humorously said that we would go into the two kitchens to see which house was serving up the dinner that we liked we would settle down in that house. Interviewer: How old were you when your mother died? Donald: Five years old. I remember her, vaguely remember a few fleeting pictures of her. Interviewer: Your father remarried and married Julie Barlow. Donald: And they were our next door neighbors, Julia Barlow, that’s right. Interviewer: So you have pretty vivid memories of the Barlow family. Who are the Barlows; I mean who were Mr. and Mrs. Barlow? Donald: Heman Barlow was in the wholesale grocery business with Mr. Judson in what later turned out to be the Judson Grocery Company. The Barlows were originally New England family that turned into U.E. Loyalists and went to Canada and then re-immigrated here in 1860, I think. How they got to Grand Rapids from Canada I do not know, but they came here when Grandfather Barlow was ten years old Interviewer: He was born in eighteen fifty, at one point he was a bookbinder, I understand. Donald: It was his brother. Interviewer: His brother, I see. Donald: Yes, although it was known as Barlow Brothers. Series of bound volumes are still around here, falling apart most of them. Interviewer: Where did you go to school? Donald: I went to Fountain Street School to begin with, which was where Central High School is now. �10 Interviewer: I see. That’s why they call Fountain School, Fountain School, I suppose. They built Fountain School around the corner on College. Interviewer: Yes, it is still. Donald: They continue to call it Fountain Street School. Then by the time we got to sixth grade we went to Central Grammar School, which comprised of seventh and eighth grades, yes. Interviewer: Where was that located? Donald: That was on the same grounds as the High School. The High School fronted on Ransom. And the Central Grammar School which had been the earlier High School, I think, it fronted on either Lyon or it fronted on Bostwick. So there were two buildings on that little campus, as it were; the High School and the Central Grammar School. Earlier there had been the old Stone school on that same location that my father and mother had both gone to. Interviewer: And that was on Bostwick or on Ransom? Donald: I think it occupied the grounds between them. Interviewer: I see. Did you go to Central High School after Central Grammar School? Donald: Then I went to Grand Rapids High School. Interviewer: Where was that? Donald: That was right there, that was the building that was just torn down in the last year. Interviewer: Oh, yes. Donald: It was not called Central because it was the only high school except the one on the west side and that only went thru the eleventh grade. And in nineteen eleven the present Central High School was built and assumed that name of Central High School. It was a continuation of the old Grand Rapids High School, same faculty, same records. Interviewer: You graduated from old Grand Rapids High School? Donald: There was no such thing as Central High School then. Interviewer: What year did you graduate? Donald: Nineteen eight Interviewer: Nineteen eight and you went directly there to Michigan. Donald: No, I worked for a year in the furniture factory, in the Macey Furniture Factory, Macey Furniture Company, made sectional bookcases. �11 Interviewer: I remember that because I think my grandfather was the director of it or something. Donald: Might well have been. It was headed by Otto Warneke. Interviewer: Hmmm. Donald: And it was quite a prosperous concern. Interviewer: Where was it located? Donald: On South Division, the building is still there, pretty well out South Division. Interviewer: I wonder who is in the building now. Donald: I think it is a storage building for somebody. Interviewer: Steelcase or one… Donald: Not Steelcase, who is…? Interviewer: Your knowledge of South Division is as bad as mine. Donald: I used to get up and ride the streetcar down there and get there at seven o’clock. I remember that. And we worked ten hours a day plus an extra ten minutes. The extra ten minutes were a credit that applied on Saturday so we could get away at noon on Saturday. Interviewer: I see. Donald: And still have our sixty hours for the week. Pay was a dollar an hour. Interviewer: Was that pretty good pay? Donald: It was pretty good for me. Interviewer: Then you went to the University of Michigan from there. Donald: After a year of that, I decided I better get an education and then went to the University of Michigan. Interviewer: What was your class there? Donald: Class of nineteen thirteen. Interviewer: Nineteen thirteen and you were married in nineteen seventeen you said. Donald: Nineteen seventeen. Interviewer: Was Mrs. Denison, your first wife from Grand Rapids? �12 Donald: No indeed. She was from Hinsdale, Illinois, a suburb of Chicago. Interviewer: I see. Donald: She had connections at White Lake where we had a summer cottage. Interviewer: What was her maiden name? Donald: Adeline Smith. Interviewer: Adeline Smith. Now let me just take a look at these notes I made. After college what did you do? Donald: I got a job at the Ford Motor Company of Canada, in Walkerville right across from Detroit and was there until practically, until the war. Interviewer: Perhaps, I should have asked what did you major in at Michigan. Donald: Literature, Science and the Arts, so called. Interviewer: Did that? Donald: They had no majors at that time, probably history. Interviewer: I see. Donald: I took a lot of history; there were no formal majors at that time. Interviewer: The first job you took after college graduation was not in any way related to what you studied at U of M? Donald: That’s right. Interviewer: And how long were you with Ford? Donald: Three years. Interviewer: Then you went into the service? Donald: Then I went into the service. Interviewer: Tell me about what you did, what rank you achieved and where you were and so forth. Donald: Well I went to first do is Training Camp at Fort Sheridan, received a commission as First Lieutenant. Interviewer: Then you went abroad? �13 Donald: I never went abroad, Fort Sill Oklahoma the Artillery School, stayed there two years, till the war was finished. Interviewer: Then you returned to Grand Rapids? Donald: In the meantime I was married. I was married just before going to Fort Sheridan. The work down there was training, and firing practice on the firing ranges. I there got a captains commission to the Ninth Artillery and we fired a lot of ammunition at no enemies. No, I didn’t come back to Grand Rapids I came back to Detroit and got a job there with the National City Company of New York, which was a (?) of the National City Bank of New York, selling bonds. And there in and out of Municipal Bonds business for quite a few years. Interviewer: Did you live in Detroit all those years? Donald: I lived in Grosse Isle, just outside of Detroit twelve, thirteen years. Our children were either born there or nearby, grew up there. Down the road from us a half- mile lived the Johnson family, and Mrs. Johnson is upstairs here now. Interviewer: So you met your second wife while you were living… Donald: Oh, yes we were old friends; families were friends and neighbors for a dozen years. Interviewer: And you were in and out of the bond business for a number of years? Donald: I was in it… Interviewer: How long did you stay in that business? Donald: I stayed in that until the Second World War. Interviewer: When did you return to Grand Rapids? Donald: I returned to Grand Rapids in nineteen thirty-three, at the time of the bank failure. Interviewer: Yes. Was that a pretty hard time for you? Donald: That was a rather difficult time, yes. Interviewer: As it was for a good many. Donald: The job had shortly vanished. I was with the Guardian Company in Detroit which was part of one of the banking groups that went down the precipice. [Union Guardian Trust Company of Detroit] Interviewer: Was that? Donald: So I had no job for some time and no money, yes it was a difficult time. �14 Interviewer: Was that Guardian Company in Detroit associated with the one in Cleveland? Donald: No. Interviewer: (?) Seems to me there was a group there… Donald: At that time, having no job, I organized a company of my own, consisting of mostly myself. And ventured into the municipal bond business for myself and was there for several years and got along not too badly Then we moved back here. Interviewer: Then you were in business downtown. Where were you located? Donald: The Michigan Trust Building. Interviewer: So your children received their education in Grand Rapids about that period? Donald: Yes, Interviewer: One of the things I know about you, because I have been there and known other people that have summered there, for a great many years you have been going to White Lake, north of Muskegon Donald: My father had a cottage there and we have been going…. Interviewer: How long have you been going? When did your father first go there? Donald: Went there in eighteen ninety-two. I was a year old when we went there. Interviewer: Is that the cottage you had until recent years? Donald: That is the cottage we had until recent years. Interviewer: Were there already other people that had gone up there from Grand Rapids? Donald: The Butterfields and the Taggerts Interviewer: Did they go up before your father? Donald: They both had gone up before that time, so. Interviewer: Yes. Donald: By the time, I went up there I remember three Grand Rapids lawyers living right in a row, Mr. Wilson became the fourth. Interviewer: Mr. Hugh Wilson? Donald: No, Mr. Charles Wilson. �15 Interviewer: Charles Wilson? Donald: So at that time then that made four Grand Rapids lawyers in a row. Interviewer: How did you spend your time up there at White Lake? Donald: Digging in the garden and sailing. Interviewer: And I think, you maintained your interest in sailing at least until recent years. Donald: Yes, until recently. Interviewer: Did the families commute back and forth, I mean did your father have to come back to Grand Rapids or did he go up there and spend long periods of time? How did it work out? Donald: All those lawyers commuted weekends. Interviewer: Did they drive? Donald: No, drive what? Interviewer: Not automobiles. Not in the early nineties. Donald: Didn’t drive automobiles. Interviewer: Took trains I suppose. Donald: The Butterfields had horses, and they use to transport their horses up there, or bring them up there. The fathers would commute weekends by train to Whitehall and then boat down the lake. Interviewer: Yes. Donald: And they would arrive either Friday night or Saturday night and leave very early Monday morning and get back here the middle of the morning some time. Interviewer: About what time of year would you open up your cottage up there? Donald: When school closed. Interviewer: I see. Donald: Which was late in June. Interviewer: And you must have known a lot of people up there over the years. �16 Donald: There was a boarding house nearby called Partridges and many, many Grand Rapids people use to go up there. Grand Rapids people that had cottages up there were, the Butterfields, the Taggerts, the Wilsons, ourselves, the McNabbs, the Forbes’. Interviewer: Quite a settlement. Donald: Oh, yes. Interviewer: and you don’t go to White Lake anymore, but you go nearby I understand. Donald: Well, we go there, if I had a good strong arm, I could throw a stone into each lake. Interviewer: There is a ridge between them. Donald: Yes, there is a ridge in between. Interviewer: I know that your family had some connection with the Congregational Church, at one point with Park Church. Is that a family tradition that your family was Congregationalists going way back, or…? Donald: Yes, the grandparents, Denisons, were early members of that church. My family were; the Barlows were very active in it. Interviewer: I will just shut this off for a moment. END of Side One Interviewer: We will start again on this side and this time we’re going to talk about a letter you received from a young man the other day and your reply. It involves football at the University of Michigan. Why don’t you read parts of the letter you like to? This is your reply, I take it. Donald: It is too long for this business, isn’t it? Interviewer: No, it’s not too long. You can read as much or as little as you wish. Why don’t you read, maybe you should start with his inquiry. You received this letter the other day you said. Donald: Received this letter from a young man in Ann Arbor. He said for the past two years I have been very interested in the history of football here at the U of M and someday I hope to write a book. I was wondering if you can recall about your football days here. I believe you were a reserve halfback in nineteen ten, eleven and twelve weighing one hundred and one and five feet eleven tall. What were your teammates such as Benny Bender, Colin Quinn, Stan Wells, (?) Conklin and others. Do any games or instance standout? What kind of coach was Yost? It might interest you to know that as of nineteen seventy-two the alumni association numbers over one hundred surviving members of your nineteen thirteen class. Interviewer: Now, this is your reply. �17 Donald: This is my reply: Dear Bob, Your letter was like a bombshell, imagine anyone knowing or caring about the activities of a third string football player of sixty years ago. I didn’t know whether to laugh or cry. Well, you deserve a good answer and I will try to give you something. What kind of coach was Yost? He was a good one. He loved football and he taught us personally. He didn’t sit in his office, if he had one, and direct his assistants. In fact, he only had one or two and didn’t let them do much. And every practice scrimmage he was in the middle, correcting and exhorting. He could whack a slowpoke on the back with a full swing and it was no love pat. At this time, he was perhaps thirty-five years old, strong, lean and tough. To demonstrate the use of hands on defense, he would grab one by the shoulder and toss them aside like a leaf. He liked to demonstrate the way to catch the ball. He would put his left hand with palm inward in front of his chest and say in his slightly southern drawl this hand says it can’t bound on back, you know. And place his right hand palm up waist high and say this hand says it can’t fall thru, you know. He was a Civil War buff and loved to compare war and football tactics. As for General Lee holding the line, Jackson ran the end. He was ahead of his time about vitamins. When the squad came into the training table, each place was set with a large salad and you ate that before you got anything else. He didn’t like to lose anymore than Woody Hayes. In the last game nineteen five, after five years of straight wins, Chicago took it two to nothing. Five years later, Yost was still maintaining that the officials made a ghastly mistake and that it really was a touchback and not a safety. Another famous game before my time which was in Chicago was billed as a battle of ages between the two supermen, Heston of Michigan Eckersall of Chicago. Eckersall ran faster but Heston ran harder and Michigan twenty-two- Chicago twelve. At age thirteen, I went my parents by special train from Grand Rapids. My memory of the actual game is a little vague, but a song of the Michigan rooters perhaps ten-thousand strong so tickled me that I have never forgotten it. It ran “Eckersall, Eckersall, when you are running with the ball, you could take an awful fall, Ecky Ecky Break your necky, Eckersall.” Later in college I could sing that song, nobody else knew it. Another game I remember well was a practice one, between the varsity and the reserves better know as a scrubbish. I was backing up the line for the scrubbish and having great success in sifting thru and tackling the varsity backs before they got started. My teammates all patted me on the back and told me how good I was, and I thought so too, but Yost didn’t seem to notice. A few days later I was having a beer with my good friend Tom Vogel, who was a regular and very good varsity lineman and while discussing this incident, he asked me did Yost say anything to you? I said no. Tom said, didn’t you know that I was letting you through. I thought you could do with a little recognition. He fooled me but he didn’t fool Yost. Does that sound like anything?… Interviewer: Yes, it sounds interesting. Was this, was George Thompson at Michigan at that time? What was his class? Donald: Yes, nineteen twelve. �18 Interviewer: Only a year apart. Donald: Yes. Interviewer: Do you remember any of his football exploits? I guess he was considered one of Michigan’s greats in those days. Donald: I remember how hard he hit when you tried to tackle him. Interviewer: Yes. Donald: He was tough, didn’t try to tackle him many times. We used to play these semi games…. Interviewer: We lost a little bit of the other side of the tape. And I want to go back to the story of going to the Kent Country Club again. Just as if we hadn’t heard it before, will you try to repeat it for me? Donald: Alright. The other day I was asked how long I had been going to the Kent Country Club and I recalled an early incident. In high school time perhaps nineteen six a high school fraternity party was at Kent Country Club and I told my parents I had asked a girl. It was the first time I had taken a girl anywhere to go to this party and I would have to have a cab because that is what everyone else is having. It didn’t mean a taxicab like today, it meant a horse drawn vehicle. My parents weren’t enthused about that. They said when they went to the same club as they frequently did, they went by streetcar and they opinioned that I could go by streetcar. Julius Amberg, a classmate, came to the rescue. His father had horses, and Julius and his girl and I and my girl went in style in a closed carriage with a coachman driving. Interviewer: Ordinarily you took the streetcar. Donald: Ordinarily everyone took the streetcar. Interviewer: Where did you board the streetcar and what…? Donald: We boarded the streetcar on Lyon Street in front of our house, rode on it down to the foot of Lyon at Monroe, Canal then. Took the Plainfield line out to Carrier Street and there transferred to a little one-horse line that went from Carrier Street out the remaining few blocks Kent. Interviewer: Was that… Donald: That car shuttled back and forth. Interviewer: Was it an electrical line? Donald: No, it was. Sure it was trolley cars, overhead trolley. �19 Interviewer: Yes, that went right to Kent Country Club? Donald: It shuttled between Plainfield and Kent Country Club, Plainfield Avenue just beyond Leonard. Interviewer: And you are still going out to the Kent Country Club, but not by streetcar anymore. I take it you spend a little time there when you’re in Grand Rapids. Donald: I go most every day and hit some practice balls if nothing else. I’m still hoping to improve my swing. Interviewer: You may! Donald: I may! Interviewer: Is there some tournament coming up in the near future? I thought I heard your wife speak that you are getting ready for some big event. Donald: I have a friend in Detroit that is an excellent golfer and he would like to come over here and play in a … I’ve forgotten what they call it; visitor’s tournament of some kind. That’s not the actual…. Interviewer: I see. Donald: That’s not the actual… Interviewer: Sure, I know what you mean, but I don’t know the name either. I’m not a golfer …. Donald: I’m practicing up so I don’t disgrace him too badly. Interviewer: That’s good, now you have lived on in this neighborhood Lyon Street in this house a great deal of your life. I am interested in getting you thinking about the changes that have occurred and you mentioned that you thought there was quite a little continuity as far as this particular part of the city if concerned. Donald: As far as this block and street, all of the houses have stayed the same. Most of them have been divided into a varying number of apartments. Interviewer: Who lived on either side of you? Donald: My early recollection, names leave me…. Interviewer: That’s not too important now. Just name some other families that lived in this block…. Donald: Alright, the Sears family lived in this building, the two Sears brothers and one across the street in what was later the Stewart house. �20 Interviewer: Steketees must have lived…. Donald: Steketees lived on the corner. Interviewer: I seem to recall Charlie Campbell lived… Donald: Charlie Campbell lived in the Steketee house after it was made into the apartments much later. Interviewer: Didn’t they live in the little house? Donald: The Campbells lived in three houses around here, the old Steketee house, the little house, and in an apartment down the street. I think they lived in the Steketee house when Charlie died. Interviewer: I think that is true. Has the neighborhood changed a great deal, do you think? Donald: Well, it’s held surprisingly well, so I suppose it changes because it is all apartments. Donald: The houses are externally unchanged. Interviewer: Go back to that house on Lyon Street where you were born. About when was that house built? Donald: I can almost plot it probably there, because I think that it was new when my father and mother were married and moved in to it, and that was Eighty-six, that’s about when it was built. Mr. Henry Idema built it on the vacant lot across the street. He lived on the other side of the street for speculation or investment perhaps, and sold it to my father when it was new. Interviewer: Well, it is still standing. Donald: It is still standing and with the Idema house across the street, it is one of most respectable ones there. Interviewer: And you had two brothers you mentioned. Donald: A younger brother and an older brother. Interviewer: And who was the older brother? Donald: That was John, some four years older than I, went to Chicago and spent his life in a bank there. Younger brother Arthur disappeared from a ship at sea. Interviewer: Really. Donald: At about thirty years of age. �21 Interviewer: I hate to ask this question, but what year were you born? Donald: Eighteen ninety-one. Interviewer: I could have reconstructed that, I guess. Donald: You could figure that one out? Interviewer: You’re in your middle eighties at this point. Donald: Middle aged, let’s say. Interviewer: Middle-aged. Donald: That’s better. Very lucky physically, as well as I ever was. Interviewer: That’s great. I think this has been a delightful interview, I might say that for the benefit for whoever listens to this someday. I came completely unprepared and discovered I didn’t have the little adapter to go on the plug, so Mr. Denison had the bright idea of just driving up the street and picking one up, which we did and we finally got the thing going. I must say, I didn’t even know we had a little electrical store a few blocks away that would have such an item, so with that I’ll turn it off and you can get ready to go to the Kent Country Club if that’s where you are going next. INDEX A Amberg, Julius · 19 B Denison, Arthur Carter (Father) · 2, 3, 6, 7, 8, 9, 10, 15, 16, 19, 21 Denison, Cornelia Carter (Grandmother) · 5 Denison, Julius Coe (Grandfather) · 1, 3, 4, 5, 11 Dykema Family · 9 F Baker, Milton D. · 7, 8 Barlow Family · 9, 10, 17 Butterfield Family · 15, 16 Ford Motor Company · 12 Fountain Street School · 10 C G Campbell Family · 21 Central Grammar School · 10 Congregational Church · 17 Grand Rapids High School · 11 D Idema Family · 9 Denison, Adeline Smith (1st Wife) · 1, 5, 12 I �22 J T Johnson Family · 6, 14 Taggert, Edward · 6 Taggert, Moses · 6 Thompson, George · 18 K Kent Country Club · 5, 19, 20, 22 U M Union Guardian Trust Company of Detroit · 14 University of Michigan · 6, 12, 17 Macey Furniture Factory · 11 N National City Company of New York · 13 S Sears Family · 20 Sligh, Charles · 8 Steketee Family · 20 W Wanty, Judge · 6 Warneke, Otto · 11 White Lake · 12, 15, 16 Whitman Family · 9 Wilson, Charles (Great-Uncle) · 6, 15 Y Yost, Bob · 17, 18 � https://digitalcollections.library.gvsu.edu/files/original/978ab47bd2d42adf7a9c785273e8a700.mp3 d370388d6f30ad9249010349122827b6 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Grand Rapids Oral Histories Subject The topic of the resource Heritage Hill (Grand Rapids, Mich.) Local histories Memoirs Michigan--History Oral histories (document genre) Description An account of the resource Taped and transcribed interviews conducted in the early 1970s primarily of the children and grandchildren of many of the founders of Grand Rapids, Michigan; many of whom were residents of the Heritage Hill neighborhood. Interviews were collected to develop a significant collection of oral resources that would supplement other primary and secondary local history materials. Initially funded as a private project, Grand Valley State College (now University) assumed responsibility for continuing the project until 1977. Creator An entity primarily responsible for making the resource Various Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/452">Grand Rapids oral history collection (RHC-23)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Format The file format, physical medium, or dimensions of the resource application/pdf; audio/mp3 Language A language of the resource eng Type The nature or genre of the resource Text; Sound Identifier An unambiguous reference to the resource within a given context RHC-23 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1971 - 1977 Sound A resource primarily intended to be heard. Examples include a music playback file format, an audio compact disc, and recorded speech or sounds. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-23_50Denison Title A name given to the resource Denison, Donald Creator An entity primarily responsible for making the resource Denison, Donald Description An account of the resource Donald Denison was born in Grand Rapids, graduated from the University of Michigan ca. 1913, and served in WWI. His father was a judge who was appointed by President Taft in 1911 to the U.S. District Court of Appeals. Mr. Denison's father resigned as a judge in 1931 to enter private practice with the firm of Newton Baker, President Wilson's Secretary of War. Mr. Denison sold bonds through National City and his own company. He died August 21, 1983. Subject The topic of the resource Michigan--History Local histories Memoirs Oral histories (document genre) Grand Rapids (Mich.) Personal narratives Heritage Hill (Grand Rapids, Mich.) Grand Valley State University Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Text Sound Format The file format, physical medium, or dimensions of the resource application/pdf audio/mp3 Source A related resource from which the described resource is derived Grand Rapids oral history collection (RHC-23) Date A point or period of time associated with an event in the lifecycle of the resource 1975 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/7099f06bf3c907857377b07ef649d826.pdf a27ea3d6371ee8b97427ae51bfeb5202 PDF Text Text Cpl. Earl Dennis Diary Highlights April 9th, 1942: Inducted into the Army at Camp Custer, Battle Creek, Michigan April 18th : Arrived at Jefferson Barracks, Missouri June 1st : Arrived at Groton, Connecticut June 2nd : Started to cook July 15th : Boarded Louis Pasteur July 16th : Left New York Harbor for Freetown, Sierra Leone July 24th : Arrived in Freetown, July 25th : Left Freetown for Durban, South Africa August 3rd : Arrived in Durban, South Africa August 6th : Left Durban, South Africa for Port Suez, Egypt August 18th : Left for and arrived in Haifa, Palestine (Israel) August 21st : Haifa bombed. Watched the flashes as German planes flew over all night September 9th : Left for El Alamein, Egypt. October 1st : Promoted to Private First Class October 23-27 : Account of Second Battle of El Alamein October 24th : Made 1st Cook November 16th : Passed through Tobruk, Libya. Described the devastation of the town and the carnage on the road from Alexandria, Egypt to Tobruk December 2nd : Spent the day in Derna, Libya December 7th : Left Derna, Libya for Ajdabiya (Agedabia], Libya December 10th : Arrived in Ajdabiya, Libya December 11th : Attacked by a German bomber. Anti-aircraft shot the bomber down. Two of the crew were killed, but a third survived December 13th : Third German bomber crewman died the night before �December 18th : Became 1st Cook again after sergeant was transferred to another squadron December 24th : American rations come in. Sprains back. December 25th : Went to Doc for sleeping pills and aspirins. Had another sandstorm. Good Christmas dinner December 31st : Left Ajdabiya, Libya for the front. Stopped at night to rest. Watched the bombing of Marble Arch, Libya. Rode in cab of truck with bad back. January 1st, 1943 : Passed through Marble Arch. Roads and bridges shredded from bombs January 4th : Arrived at new airfield. 16 German ME-109’s strafed and bombed the convoy as soon as they arrived. 7 men killed and twenty were wounded. 10 more died the next day January 6-16th : Continued German bombing. 3 Pilots and 5 Enlisted men were detailed as being killed. January 19th : Left the airfield for Dufan, Libya January 20th : Arrived in Dufan, Libya with “A” echelon. Fighters keep harassing the German retreat to Tripoli January 23rd : Tripoli falls in the morning. This was the main task February 4th : Received pay. Recounted baking till 2AM then going back on duty at noon. Made pumpkin pies and bread. February 9th : Passes to Cairo, Egypt cancelled. Move to Castle Banda canceled as well. One stove working. Pancakes for breakfast February 14th : Packages from home came. One from parents, Gertie (his wife), Shirley, and Mary Lou Byrges. Sandstorm let up. February 28th : No missions. Had a fever of 101 degrees and a bad back. Went to see Captain Cook in the 66th squadron. Stayed in bed. Cold wind all night. Went to the slit trench once. Bombs fell all night and almost took out the heater March 1st : Airfield ahead was attacked. Enemy has broken the lines and a group in the squadron is moving up to stop them, followed by more later. Raid to be expected March 7th : Received a new tent. The old one was shredded. Poole helped put the new one up away from the fort. The fort has become the new Non-Commissioned Officer’s club. 2 German planes flew over the kitchen and everyone ran for cover. �March 15th : Big mission. 5 planes and pilots lost. Flares and bombs dropped. American bombers flew over as well. Kitchen and chow line for the 79th strafed killing 20 men. March 21st : Moved up 28 miles. Could see the Mareth Line from the position. 2 German planes flew over at 5:30PM. At night flares were dropped, and heavy anti-aircraft was seen March 24th : Got shots for typhoid. Pilots went on one mission. General Strickland and Gen. Guard (sp) inspected and had dinner. April 4th : Pulled out at 2PM and went to a field 1 mile south of Medenine. Pitched tent in a wadi (valley) under an olive tree. Just west are the mountains of the Mareth Line April 7th : Sfax, Tunisia fell April 9th : Inducted into the service a year ago. One mile south of Medenine and within sight of the Mareth Line. April 12th : Pulled out. Went through Medinine and Gabes and joined “B” party about 50 miles south of Sfax. Headquarters’ stove blew up, fed part of their personnel as well : Pulled out again. Went through Sfax going to a field near El Djem, Tunisia April 14th about 50 miles from Sousse. April 18th : Details Roman colosseum near field. Ju-88 bomber circled the field, but antiaircraft guns drove him away. At 5PM 80 to 100 German transports flew over from Sicily. The group, along with others, went to meet them. 77 German planes were shot down, 18 being credited to the 65th. (This was the “Palm Sunday Massacre”) May 1st : Paid in francs. Rainy. Pilots had 2 missions May 7th : “The Yacht Club Boys” performed for the troops. 3 replacements came in. Tunis and Bizerte fell. May 12th : Artillery still firing all night to the west. Signed payroll. END OF WAR IN AFRICA. Celebrated by shooting flares and guns May 22nd : Went to Sousse and went swimming in the Mediterranean Sea. Souse is 35 miles from Kairouan, Tunisia. Ships sunk in harbor and town is wrecked from battle May 24th : Pulled out and arrived on a beach about 50 miles from Zarzis, Tunisia. Half of the group stayed behind in Kairouan to train new pilots. June 8th were killed : The 33rd Fighter Group was bombed and strafed. 25 men from the ground crew �June 15th : Part of the 65th caught up. 60 men left at Cape Bon. Clothing check and bags have to be packed by 6PM June 16th. No one knows where they are going June 30th : Hot day. Received orders to leave for Tripoli on July 2nd and leave on a ship July 2nd : Left for Tripoli. Arrived at 4:30PM. 136 degrees in the shade July 3rd : Boarded a barge to Malta July 4th : Arrived in Valletta, Malta. Drove about 10 kilometers and set up July 10th : Invasion of Sicily. July 13th : Pulled out to a field on Malta. Received 15 letters from home. Planes from the th 65 Fighter Squadron came in as well July 15th : Moved out to a field near Hamrun, Malta. Kitchens are in old wrecked concrete buildings with the cooks sleeping on the roof July 18th : Left Malta on invasion barges. Lived on K rations for the day. July 19th : Arrived in Pozzallo, Sicily. July 26th : An hour before daylight, German air raid. Italians celebrate Mussolini’s assassination. [He was not assassinated, but was dismissed and arrested] July 31st : Pulled out for central Sicily. Got lost and was 3 miles from the front lines. Heavy artillery was firing over group August 2nd : Hot day. Catania, Sicily was shelled by the British and American Navy. Big flashes seen all night. Mt. Etna is within sight. 2 planes shot down, 1 pilot killed, another in the Mediterranean. August 11th : Lost 2 planes. Mt. Etna smoking August 12th : Germans attacked for an hour overnight. 32 men killed and 45 wounded nearby. 3 fires set and an ammo dump lit up the countryside August 17th : Messina, Sicily taken by the Americans. No more Germans on Sicily, except a few snipers. Very hot day August 22nd : Pitched a game of baseball against the officers and won. During the game a P-40 overshot the runway and crashed. Pilot was ok, but the plane was upside down (Last entry) � https://digitalcollections.library.gvsu.edu/files/original/d2e84ddf50255e6aaa7807a4f015ec14.pdf f276b6b6b5775069d335cd4420e96b7d PDF Text Text WWII Diary of Cpl. Earl L. Dennis 65th Fighter Squadron, 57th Fighter Group Middle Eastern, North African, & European Theaters Transcribed by Thomas A. Dennis, Feb., 2012. Preface: My dad grew up on a small farm, along with 5 other siblings, about 5 miles west of Coopersville, MI. He met my mother, Gertrude R Mosulff, originally from Cheboygan, MI, in Detroit in the late 1930's where both were working. They were married on June 9, 1941. Dad later was drafted at the age of 29, only 10 months after being married. The 57th Fighter Group, consisting of squadrons 64, 65, and 66, was the first American aviation unit to see combat in the North African and Mediterranean theaters. They arrived in Port Suez on August 16, 1942 and were attached to the British 8 th Army to fly support for them and other units later in the war when Sicily and Italy were invaded. The 57th was the first American fighter group to shoot down a German plane in North Africa and had the highest kill to loss ratio of any other unit. They also held the record for shooting down 74 German planes in one single air battle known as the “Palm Sunday Massacre” on April 18th, 1943. In North Africa, the squadrons flew P-40 fighters and later in the war, while stationed on Corsica, they were the first to fly P-47 fighter bombers against the enemy in Italy in operation “Strangle” to cut supply lines. The 65 th squadron was also the first to attach two 1,000 lb bombs to a fighter. This, along with eight .50 cal machine guns, and later six 5" rockets, made the P-47 quite a formidable weapon. By the time the war ended in Italy, the 57th Fighter Group had been awarded 3 Presidential Citations and 2 French Croix De Guerre medals for their actions. My dad didn’t talk much about the war as I was growing up. Not until after his death in 2002, did we find his diaries. After reading them, I have the utmost admiration for him and the others that endured the hardships and “death from above” while fighting that war. Page 1 �April, 1942 9th - Inducted into the U.S. army at Camp Custer Michigan. 10th - 3 inches of snow. Vaccination in one arm and a shot in the other. Swept and mopped the barracks. Fire guard duty, lights out at 9:00 PM. 11th - Fire guard duty and runner. Detail duty at warehouse. 12th - Got up at 6:45. My folks, Uncle Vin., Dorothy, Jay, Carol, and Shirley came to see me today. 13th - Watched men drill and some that got shipped out. Went to a show tonight. 14th - Watched men off. 18th - Boarded the train and landed at Jefferson Barracks Missouri at 10:00 PM. 19th - Different tests and processing for one week. 18 days of steady drill. 20th - Guard duty. 21st - Stand in Retreat, Manual of Arms, and Bayonet practice. 22nd - I drilled a bunch of 40 recruits. 23rd - Drill instruction. 24th - Drilled 6 day men. May, 1942 29th - Boarded the train. 4 hours in Chicago. 30th - Ate breakfast in Philadelphia. Changed trains in New York City. 31st - Arrived in Boston, MA at 4:00 PM. Stayed here about 24 hours. Bad food! Left here in a truck convoy. Page 2 �June, 1942 1st - Arrived at Groton, CT. 2nd - Started cooking today. 8th - Went to Rentscler Field near Hartford, CT, a field of pig weeds and no running water. July, 1942 5th - Went to Fort Dix in New Jersey. 15th - Boarded the Louise Pasteur ship at 8:00 PM. Emergency drill. Slept in the harbor. A 30,000 ton ship, 5,000 men on board. An escort of 2 destroyers and 2 planes. 16th - Left New York harbor at 8:00 AM. Port holes and windows closed. The Louis Pasteur has 4,800 soldiers on board. At noon 2 depth charges were shot at a German sub. 17th - Yesterday afternoon 2 more submarines were depth charged. One of them sank. Oil on the water. We wear our life preservers at all times. Sweating the chow line. Quit sea, flying fish were seen all over. 18th - Our escort sighted a sub today and sank another one. The escort went back, so now we are on our own. Sighted a raft and life belt. We are setting our clocks ahead 1 hour at midnight. 19th - Sea is choppy. Sunday services on the “A” deck. Slept on the deck last night. Flying fish, sharks, and porpoises seen all day. Beautiful sunset. 20th - Sea is choppy. Physical exercises today. Many men are seasick. The ship fired its 20mm guns today as a test. Poor chow - mutton, soup, and tea day in and day out - caused a lot of arguments. 21st - We are now 300 miles off Bermuda Is. Rifle and general inspection. I located Appel on “C” deck today, a friend from Grand Haven, MI. Clocks set ahead I hour tonight. 22nd - Sea choppy. A soldier dropped his rifle overboard today. I was Page 3 �put on a detail for the day. 23rd - We sighted a friendly ship. Two whales and some sharks were seen. Also, a periscope from a German sub was seen sticking out of the water about a half mile away. We made a sudden turn which almost tipped the ship on edge. Physical inspection. 24th - Arrived in Freetown, Africa at 4:00 PM. Docked in the middle of the harbor and stayed there all night. A bunch of natives came over in small canoes. We dropped pennies in the water and they would dive for them. Grass houses and palm trees. Another shot in the arm. 25th - Left Freetown at 5:30 AM today in the rain. Headed towards Cape Town. 26th - Sea rough. Sighted a friendly ship. We are close to the equator and the weather is very hot. Hundreds of flying fish all over. 27th - Sea is quiet. We had a picture show today. Went to intelligence class on “C” deck. Lecture on gas and gas masks. Torpedoed at twice today. 28th - Weather is cooler. Inspection - rifle, feet, mess kits, and gas masks. A wireless picked up that we were sunk yesterday, and all lost, just off of Freetown by the Axis. 29th - Weather cooler and sea rougher. 30th - Sea rough and weather cold. We changed to heavy clothes. Two whales seen today. 31st - I was put on a detail today to distribute some Red Cross sewing kits, etc. All the cooks caught this. We carried them up from the lower deck. August, 1942 1st - We are about 150 miles off of Cape Town. A friendly ship was sighted on the port side. We were paid $5.00 today as a partial payment. Sea is very rough. No sleep at all last night. Guns, mess kits, Page 4 �etc. were thrown about the ship from the high waves. 2nd - Sea very rough. We were all watching for land most of the day, but none was seen. 3rd - Arrived at Durban, South Africa at 9:00 AM. Remained on boat all night. South African soldiers came on the dock and sang for us and we sang for them. A beautiful mountainous harbor. 4th - We had shore leave from 11:30 AM to 8:00 PM and had to keep with at least 5 in a group. The two story buses were free to us. Native rickshaw pullers. I visited a zoo, saw a show, watched the celebration of the King’s birthday, and ate 6 meals today. Blackout on ship, a soldier was injured 5th - Shore leave from 11:30 AM to 7:30 PM. Two fellows and I took a ride on a bus for a sight seeing trip. A very enjoyable day. Bought a few souvenirs and had several dishes of ice cream. Saw some Italian prisoners. 6th - Left Durban at 8:00 AM. Sea is quit. Two whales were seen tied to a boat. One fellow came to the boat late and got left behind so he had someone with a speed boat catch up with us. He climbed up a rope ladder. 7th - Sea is choppy. Rifle inspection today. We are now near the island of Madagascar. 8th - Sea is quiet. Nothing but water. 9th - This is our 4th Sunday on the sea. Church services on the deck. 10th - Sea is quiet. Did exercises. Warmer weather. Lots of flying fish and porpoises. 11th - Rifle and mess kit inspection today. Saw one whale. 12th - Sea is quiet. We had 4 full weeks of sailing today. Weather is hot. Near the equator again. Page 5 �13th - Weather is very hot. We entered the Gulf of Aden early this morning and sighted land. The Red Sea. I saw several sharks, porpoises, sword fish, and whales today. Two ships were seen on the port side. 14th - Weather is very hot. About 12 ships were seen and several small islands and all kinds of fish. Gas mask drill at every formation. 15th - Weather is very hot. Islands were seen today. Physical inspection again. 16th - Arrived at Port Suez today. We got off in small boats operated by natives out in the harbor. Today we passed Mt. Sinai in Arabia. 17th - Another fellow and I worked in the kitchen with some natives. They were driven around with whips. 18th - We got up at 3:30 AM and boarded a wog train. Rode all day thru hot, dusty, and sandy dessert. I stood guard on two cars and pushed one native off as he tried to step on in a wog village. Arrived at Haifa, Palestine at 2:00 PM and went in trucks to Maquibila, (about 45 miles). 19th - We heard that our supply ship was sunk with all trucks, bunks, etc. We have to sleep on a cement floor now. This field is just 20 miles from Nazareth. Our pilots are on the island of Cyprus now, but will be here soon. 20th - The weather here is very hot and dry. Flies are thick. Nightmares kept a lot of guys awake all night. Most of our kitchen tools were lost with the other supplies. 21st - Haifa was bombed last night. We all got up and watched the flashes. German planes flew over us all night. 22nd - Us cooks took a truck today and went swimming in a pool where they say David and Gulyas were at. It was a rock bottom spring near a mountain not far from Nazareth. The water was very clear and refreshing. Minnows would nibble our toes if we stood still. 23rd - Major Salesbury flew here from Cyprus and told us we would go Page 6 �to the dessert soon near the front line. 24th - Tonight at 5:30, Crow, Esperson, and I started out afoot to Haifa, a distance of 45 miles. We got two rides and got there soon after dark. We ate some wog food in a place and then tried to sleep on the sidewalk while one of us stood guard. The Arabs got too thick so we moved on. 25th - We awoke at 6:00 AM and started back to camp. We spent the rest of the of the night sleeping on the floor of an English depot. About half way back, we passed King Solomon’s stables which were on the side of a mountain. Holes were dug all over from curiosity. 26th - The water truck busted down today so we are out of water. We are very short of trucks, as our own were sunk. We had a late supper because we had no water. 27th - Still no water today. The weather is getting hot and quite a few are sick. 28th - A very hot day. 29th - Appel and I went to Nazareth today. We started at 5:00 PM and got one ride. As soon as we got there, we were surrounded by about a dozen kids who wanted to show us around, since we were the only Americans there. We picked out one little kid to show us Christ’s workshop and a few noted churches, etc. There was no place to sleep. It was so dirty around we couldn’t sleep anyway, so we started back to camp, 20 miles distance. We went back down the mountain at 8:00 PM and reached camp at 4:00 AM all tired out. September, 1942 9th - We left for the front today near El Alamein, Egypt in the dessert on an old wog train. 11th - Muqeibila, Palestine bombed and destroyed (the place we left on the 9th). 26th - Spent all day in Alexandria, Egypt. Bought souvenirs and ate. Page 7 �Went with Fisher and Dunnahoe. October, 1942 1st - I was made PFC today. 13th - Dunnahoe and I went to Alexandria, took some pictures, and did my Xmas shopping. Sent Gertie’s package out. Came back in a pickup with the PX supplies, 4 of us. 15th - A terrible sand storm started at noon and blew all night and part of the next day. The worst storm I’ve ever seen. At night when I tried to sleep, sand would come in and cover everything like a snow drift. It was hard to breath without the gas mask. 23rd - The “big push” started in Egypt at 10:30 PM. A steady rumble of heavy artillery all night. 24th - Railroad and 14 cars of our supply line was bombed. Black smoke seen all day. Became 1st cook today. 25th - 3 enemy planes were shot down by one of our pilots today. 26th - 2 more enemy planes were shot down by Lt. Wymond. 27th - Big tank push. November, 1942 9th - We are traveling towards the front and sleeping wherever night overtakes us. Slept under a truck last night. A bomb hit near and shook the truck. 13th - An English truck ran onto a booby trap and blew up right in front of us. The ground is still full of them (mines) which were set by the Germans. 14th - Went thru Hells Fire Pass. While coming down the mountain, we hit another truck on a sharp curve. I was riding on top of the truck as a lookout at the time. Later, the top fell in but no one was hurt. Page 8 �16th - We went thru Tobruk today and saw burning buildings, a terrible destruction. Thousands of trucks, planes, and tanks scattered all over in ruins all the way from Alexandria. Dead bodies were along the road. 21st - At 4:00 AM, we were bombed. A Jerry tried to destroy our water hole. The bombs hit within 100 yards of it. Our ack-ack shells were bursting by the hundreds but couldn’t hit him. Our P-40's were up after him but the gunfire was too hot for them to do much fighting. I made tracks for the nearest hole at a rapid speed. 23rd - A German Messersmitt was shot down over the sea. 30th - A German plane flew over and dropped 4 bombs at the water hole about 4:00 AM but all missed. December, 1942 1st - Bombed early this morning near water hole. Two men killed in a truck by strafing German plane. We all ran for the slit trench. Dive bomber dove 3 times, 7 flares dropped. 2nd - Spent one day in Derna, Libya, a very beautiful scene from a distance down the mountain. All buildings just plastered with holes from gunfire and bombs. Narrow dirty streets. Souvenirs for sale from Germans and Italians. 4th - One air raid last night. Flares and 4 bombs dropped, no damage. 5th - We had 4 bomb raids early this morning. The first at 11:30 PM, then 2:00 AM, 3:00 AM, and then at 5:00 AM. Killed one man and wounded 3 in the 66th Squadron. Running for slit trench all night, no sleep, flares being dropped. 6th - Pilots left for the front near Tunisia. Raining everyday. Trenches very muddy. 7th - Left the field near Derna and headed for Ajdabiya, Libya, a 3 day ride. Beautiful mountain scenery west and south of Derna. Destruction all along the way - planes, trucks, buildings, etc. Page 9 �8th - I rode on top of the truck as a lookout. Near Cyrene, we were stopped by some machine gun fire ahead of us. Nothing happened to the convoy. 9th - A plane came right down the road at one place. We stopped the trucks and ran from the road. It turned out to be a friendly plane. 10th - Arrived in desert 20 miles from Ajdabiya at 5:00 PM. The first thing we did was to dig a slit trench as things were kind of hot. The ground is very rocky here with light sand. 11th - At 3:30 PM today, a German bomber flew very low over us and started strafing but no damage was done to us. We opened up with heavy ack-ack fire and shot him down. I watched him burst into flames and crash to the ground. Two men were killed in the plane and a third badly injured with a broken back and both legs. We buried the dead right there. We all hit the ground before this happened with bullets whistling over our heads. 13th - The other Jerry died last night. 18th - Sgt. Schlemmer got transferred to another squadron. Went back to field 174 near Alexandria. Became 1st cook again. 19th - At 4:30 this morning flares were dropped near Alexandria and bombs blew 3 trucks to pieces. One man’s legs were cut off by shrapnel as he was running for a hole. 20th - Sand storm. 21st - Sand storm. 24th - American rations flew in today. Sprained my back. 25th - Called on Doc at 1:30 AM for sleeping pill and aspirins. Sand blew all day. Swell Xmas dinner. 26th - Thunder storm last night. 28th - Formation Page 10 �31st - Left this field at Ajdabiya 10:00 AM and headed towards the front. Pulled beside the road for the night. Just after dark, we watched the bombing of Marble Arch, a large airdrome. Very pretty fireworks. Rode in the cab with lame back. January, 1943 1st - Passed thru Marble Arch, a large arch over the road. The roads were all cut up and bombed for hundreds of miles. Bridges were blown up, so we went around them on mountainsides. 2nd - Still on our way west thru the desert. Left the main road at Nufilia and traveled southwest across the desert. A bad sand storm came up and blew all night. 3rd - Sand storm so bad that we didn’t move a foot. We were about 1 mile from the field we were going to, about 20 miles from the front line. Low on water and no sign of anymore. 4th - Left here at 1:30 PM and just as we stopped at the new field still in the convoy, 16 German ME-109's attacked us strafing and bombing. They killed 7 men and wounded 20. I ran for a truck and about half way there, I dropped and crawled the rest of the way. Shells and shrapnel were hitting all around me. 5th - Ten more fellows died today from yesterday’s raid. My back is still lame but I managed to help dig my slit trench. No water found yet. 6th - We were attacked today by 20 German ME-109's. We were all gathered around the kitchen eating dinner at the time. They strafed us and dropped 9 bombs on the line. Still no water. Bombed again at supper time, killing 3 men and injuring a few. Everyone is very nervous. 7th - We were strafed and bombed at 9:00 this morning by 6 German planes. Again at 2:00 PM by 4 more planes and again at 6:00 PM by 12 planes. About 21 bombs came down. Watched a dog fight between 2 British Spitfires and 2 German ME-109's. Ack-ack shot 7 planes down in the last 3 days. One tonight. Two more men killed. Page 11 �8th - This morning a bunch of Spitfires intercepted some ME’s. We watched the dog fights. Two Jerry’s were shot down. One English pilot had his foot shot off but jumped safely. We had 5 air raids today, but not much damage was done. Everyone’s nerves are on edge. 9th - At 3:00 this morning 12 German JU-88's bombers flew over us but no damage was done. Some P-40's came in this afternoon from the 66 th squadron. It makes us feel a lot better with more protection. We heard that 1,600 tanks and trucks of the Axis are on their way after us. Today they were bombed and strafed by our planes. 10th - We had 3 air raids today but no damage done. This morning 27 German planes started for us but were intercepted by our Spitfires. Ten more tried it again tonight but were chased back. At 3:00 this morning, a JU-88 flew over but dropped nothing. 11th - Three air alarms today. In the west I watched a dog fight between our fighters and 30 ME-109's. Four German planes were shot down but the 66th Squadron lost 2 P-40's and 1 pilot. Six German Stuka dive bombers were driven back this morning. One of our planes was shot up this afternoon but the pilot safe. 12th - At 8:15 this morning, 30 German planes attacked us. Four were shot down. They dropped 5 screaming bombs at us, one landed 75 yards away from me which shook everything. Pieces of steel shot in all directions. One truck and 5 planes were damaged. Unexploded butterfly bombs lay everywhere. Three air raids today. One dog fight. 13th - At 9:00 AM we had an air alarm but they were driven back. We lost 2 pilots and 2 planes. The “A” echelon pulled in last night. When we told them what we went through, they could hardly believe it. B25's started bombing today. Sand storm starting. 14th - Two air alarms today, no damage to us. Twenty ME-109's were shot down by our fighters. Capt. Clark got 4 of them. Our bombers started the shuttle system today. Heavy artillery was heard all night in the front line. About 104 of our bombers went over the line and 2 were lost. Received my first package from home today. 15th - Our P-40's took off several times today to raise hell with Jerry. Page 12 �Strafing and bombing them with 40 pound bombs. Six to a plane. Tonight some JU-88's were flying around trying to bomb our ammo dump. Went back to cooking today. Pilots all back safe. 16th - No sleep last night. German planes were flying over all night and so we spent most of the time in the trench. Every few minutes they would drop bombs. Cooked by a dim flashlight to avoid giving our position away. Sand blew all night. 17th - The “A” echelon pulled out tonight. Our pilots went on several missions today. One of the pilots made a direct hit on a German chow line and kitchen killing everyone. The Germans are all running wild retreating towards Tripoli. 18th - Last night we had a picture show on the side of a truck for the group. About half way through, a British plane flew over which caused a great panic among about 500 men. We thought it was Jerry. Some men got hurt. When I stopped running, I was half way back to my tent so I kept right on going home. 19th - Left this field at 10:30 AM and headed west. A very rough and dusty ride. About noon a Jerry flew over us up around 20,000 feet and made a cloud of in the sky. 20th - Arrived at Dufan today with “A” echelon. Quiet field. Bombers left here to bomb Rome today. Fighters are very busy night and day pestering the Jerry retreat convoy heading towards Tripli. 23rd - Tripoli fell this morning at 5:00. Great news for us as it was our goal. Our task is finished. 27th - Norris is chasing a couple of wogs with a truck past my tent. Shot at them today. One came right up with his donkey but we soon chased him away. The Germans gave some of them hand grenades to throw at us. Some spies left here dressed in wog clothes. 28th - Some of the fellows took a truck and went out Gazelle hunting today and returned with 15 of them. A Gazelle is from the deer family with single straight horns. They run in herds. 31st - The 65th played a game of ball with the 66th today but lost. I Page 13 �pitched 4 innings. Hudlow and I went out and fired our rifles this morning. The men were playing with an English cannon, a 20mm. Two more Gazelles were shot today. February, 1943 2nd- The 65th called off 38 numbers for passes to Cairo, Egypt soon. I will go next week on a transport a distance of 1800 miles. We are all getting a week’s leave in Cairo. Made some pancakes tonight. 4th - We got paid today at the NCO tent. Received 5 ½ pounds. Last night I baked until 2:00 this morning and went on duty again this noon. Crow and I made pumpkin pies and bread. Two big cow pumpkins came from a wog village. 5th - Caught a bad head cold last night. 6th - I went over to headquarters today and sorted out rations for the 65 th which came in on a DC plane. 7th - A bad sand storm came up at 10:00 AM and is still blowing tonight. It blew away out tent and left our bunks and blankets scattered all over the desert. It was an awful sight to see, lost men being blown about. Only 10 men found the kitchen to eat at noon. 8th - Sand storm 9th - The passes to Cairo were called off today. We were supposed to move to Castle Banda but it also canceled. I had pancakes for breakfast. Only one stove working. 10th - Baked bread and pies tonight. Wind blew hard all night and today. Crow made some pies today but are all covered with sand. Some guys thought it was cinnamon on top. 11th - Our move was called off again today. Sent home a money order of 5 pounds. Only a few showed up to eat today on account of the storm. Out of sugar and no mess kit water. 12th - Sand blew all night and day. Ten men came to eat out of 130. Page 14 �Some got lost in the storm. Four tents blew down today. The “A” echelon didn’t serve dinner so some came and ate with us. Short of water. 13th - I got up at 4:00 this morning and cooked breakfast. Only a few came to eat. The first time in 4 days we could wash any pots and pans. A bowser left today for some more water. Still no sugar and the flour we got is brown with sand. 14th - Four packages came today. One from folks, Gertie, Shirley, and Mary Lou Byrges. The sand storm let up today. 15th - Received one package today from Nellie & Bill. Physical inspection for the cooks. 17th - Hudlow, a cook in my tent, left us today for a hospital. He has been sick for a week from the sand. We all are pretty well filled up with sand and bark like dogs. I was up at 4:00 AM today to get breakfast. 19th - We joined the “A” echelon’s mess today, 2 cooks and a baker on shifts. Movies tonight at headquarters mess tent. The last time they tried to have a show, we had an awful panic when an air plane flew over very low. A British plane. 23rd - We left this field today at 8:00 AM and headed towards Tripoli. Saw a sunken ship in the harbor. Pulled to the side of the road in an olive orchard and slept under an olive tree about a mile from the sea and 150 miles from Tripoli. 24th - We were back on the road at 8:00 AM and went thru Tripoli at 11:00 AM and stopped at Zuara near an old German fort made of stone and cement, full of ammunition. Went on duty at noon. Air field is all plowed up and rough. 25th - Got up at 4:00 AM and cooked by a flashlight. Planes were flying over all night. Yesterday, two JU-88's went over us and took pictures, dropped nothing. Ammunition in the fort set afire and was going off all day. 26th - We are now operating from Zuara, 25 miles from Tunisia. Two Page 15 �missions today. The first time we were driven back by 15 ME-109's Their target were 20mm and 88mm guns. Capt. Clark shot down a ME this afternoon. A camel almost entered our tent today. Some 1,000 pound bombs went off. 27th - We had 2 missions today. Capt. Sneed and Lt. Kimball were shot down and killed this afternoon. Sneed was seen as he hit the Mediterranean Sea in a spin. Almost every plane was shot up some. Tripoli harbor was bombed last night. “A” echelon joined us tonight. Capt. Clark shot down two ME-109's. 28th - No missions today. Sick with 101 deg. temperature and bad back. Went to see Capt. Cook in 66th squadron. Stayed in bed. Cold wind all night. Hit the slit trench once. Bombs fell all night in the distance almost putting out our heater. March, 1943 1st - An air field was strafed and shelled just ahead of us and about 12 Spitfires were forced to land here. One of them cracked up landing after dark. The enemy has broken our line, so a bunch in our squadron are moving up in the morning to stop them with many more to follow. Raid expected tonight. 2nd - Most of the boys were ordered to sleep inside the fort last night. I stayed in my tent but didn’t sleep. Corn fritters for breakfast. Salmon patties for dinner. 3rd - The ack-ack guns went off last night several times as a test. We all got another shot in the arm today. One alert at noon, another enemy plane flew over very high. I drew 35 more rounds of ammunition tonight. One mission after dinner, no losses. One enemy plane shot down. 4th - Two English boys came over last night and we made some coffee. Hutch and Bess, heavy ack-ack men. Another Jerry reconnaissance plane went over this noon taking pictures. Cold damp wind all night. 5th - Hudlow came back from the hospital a few days ago. His lungs and feet still bother. He was in one hospital in Tripoli he said they Page 16 �bombed every night and sometimes the shrapnel would hit the sides of the hospital breaking windows. 6th - Six fellows went to Tripoli on a 3 day pass. The place is bombed every night. Food is very scarce. Our boys get eggs by trading 3 cigarettes for one egg from stray wogs and Italians. Esperson is still back at the last field. 7th - Today we drew a new tent. Our old one was full of holes and all ripped. Poole and I put it up way out away from the fort. Our NCO club is in the fort now. Two German planes came over the kitchen tonight at supper time. All the men ran for a hole. 8th - Hudlow and I walked down to the Mediterranean this afternoon and took more pictures. He borrowed Capt. Mitchell’s camera. It was about a 6 mile walk and we went right thru Zuara. Saw skeletons and human bones along the beach. One mission today. Picked up sea shells. 9th - I sent $42. 85 home today. The wind blew hard all day. Went after rations this afternoon. “Uncle Bud,”(rooster mascot), rode on the axle. Eleven months in the Army today. The advanced echelon were within 7 miles of the enemy and were shelled for 16 hours killing about 20 men and damaged a few planes. 10th - Moved towards the front again this morning. Went thru Zuara and 40 miles beyond. Arrived here in Tunisia about 5:00 PM. Just as we pulled on the field, two ME-109's were above us. Ack-ack opened up on them and they soon left. 11th - The Trans. truck ran on a mine last night which wrecked it but no one got hurt. Pieces flew in all directions. Capt. D. Mitchell and Lt. Gatti ran onto a mine today with a jeep injuring both of them, Mitchell very seriously. The jeep was blown to bits. We had a good mail call today. 12th - Capt. D. Mitchell died this morning. Both of Lt. Gatti’s ear drums were pierced. I took care of E. Mitchell’s photo developing outfit while he and Hudlow went back to pick up an old car. Lots of mail came in today. Water shortage. Page 17 �13th - A German reconnaissance plane flew over again at 5:30 tonight. We had a big mail call today. Hit the slit trench once tonight and found it filled with almost 15 guys in it. I ran about 100 yards to another one. Col. Salesbury went up with a P-40 after him but didn’t get a shot. 14th - Esperson and the rest of the boys that were about 100 miles behind us came here tonight. Heavy artillery heard from the front. Two Scottish boys were here tonight that we got acquainted with at 174 field. Fixed Epie’s bed on the ground. 15th - One big mission today and we lost 5 pilots and planes. Flares were dropped last night and a few bombs dropped. American bombers went over today. The chow line and kitchen of the 79th was strafed today and killed 20 men. Germans came over at meal time. Sent a message home. 16th - Flares and bombs were dropped all night long over our field. We were all up all night and no sleep. I dug my trench a little deeper today. A very uncomfortable night. At one time there were 14 flares in the sky. Heavy artillery heard early tonight. 17th - Sand storm. One mission today on some heavy German guns. Moved out. We had no water for two days, nothing to cook with. Everything is dirty and greasy. Flares and bombs were coming down until about 11:00 last night. 18th - The water truck came in tonight. It broke down on the way back. Sand blew all day. We camouflaged our tents last night because the moon is brighter every night. I took the old Crosley over and got some rations. Right hand steering wheel. 19th - Epie and I went on shift again this afternoon. We had raisin pie that was just brown on top with sand. The wind blew all day. Every drop of the pie was cleaned up, sand and all. Only one stove that’s any good out of 5. The rest are plugged up with lead from 100 octane gas. One blew up today. Made pancake batter tonight. 20th - The “A” echelon moved ahead today, we follow tomorrow. Bombers and our fighters were after Jerry all day using the shuttle system. Tonight at 8:30, the heavy artillery started, a continuos rumble. Page 18 �We are very uncomfortable last night. Lame back all day. 21st - We moved up 28 miles. Started at 9:30 AM and pulled in here at 5:00. We can see the Mareth Line from here. Two German planes flew over at 5:30 PM. Last night, flares were dropped and a heavy ack-ack barrage was seen. 22nd - German flares were dropped all night. Some got no sleep. Heavy gun fire heard all night at the Mareth Line. Two German reconnaissances planes flew over at 5:00 PM. 23rd - I got up at 2:30 this morning and fried pancakes for breakfast. Flares dropped all night which kept a lot of fellows up all night. Every few minutes German planes were heard flying over us. We get our water from Medinine, Tunisia, 6 miles from the front. 24th - We got a shot in the arm for typhoid today. Our pilots went on one mission. Our guest for dinner today was Gen. Strickland and Gen. Guard (sp). They inspected the kitchen. Heavy guns were rumbling during their inspection. 25th - German planes flew very low over us all night. About 2 a minute came for 2 hours, but it was so dark, nothing was dropped. Spent most of the night in a fox hole. Heavy guns pounded all night. Big offensive at the Mareth Line. 26th - Baltimore’s, Maryland’s, and Spitfires were flying over all night. Jerry came over early this morning. A very hot wind and sand storm today. Several missions this afternoon. Advanced crew went to Medinine to operate this afternoon. Planes came back tonight. 27th - Capt. Reed was shot down in flames yesterday and an English officer brought him back in a jeep today. He was thrown out of the plane and came down in his parachute. Everybody suffered from the awful heat today. Some were sick from it. Three bombs woke me up at 1:00 this morning. Flares a little ways off. 28th - I went on shift with Sgt. Crow today and he got busted to a PFC for talking too much. One mission at 12:00 noon. An awful sand storm came up at 3:00 PM and blew down the tent we bake in. Some pies and Page 19 �the spaghetti were ruined with sand. Very hot today. 29th - We had 4 missions today. Lt. Wymond and Jaquea are missing. Germans driven out of the Mareth Line at 9:00 this morning. The town of Gabes, Tunisia, was taken today. We were all decorated with a bar for the Middle East and Northern Africa campaign tonight. 30th - A German plane tried to spot us at midnight but failed. Flares were dropped in every direction, a very pretty sight in the clouds. Lt. Wymond made a beach landing near Gabes to try to rescue Jaquea who landed in the sea 2 miles out. Lt. Jaquea was dead. 31st - Lt. Wymond came back today but went back again with some more to get his plane out of the sand. Two missions today. Heavy guns were heard all day beyond the Mareth Line. Cpl. Hudlow is printing some pictures for me tonight. The weather was fine today. April, 1943 1st - A hot sand storm came up tonight and blew down the baker’s tent. Only a few stayed to eat. 2nd - Three bombs went off at 10:00 last night which caused most of us to move pretty fast. 3rd - A cool wind blew sand all day. This morning at 4:30 a Jerry flew over and circled us but dropped nothing. Epie and I were on shift so we waited until he got out of hearing distance before we lighted any stoves. Breakfast was out on time. 4th - Today at 2:00 PM we pulled out and went to a field 1 mile south of Medinine. We pitched our tent in a wadi under an olive tree. The “A” echelon will follow up tomorrow. Just west of us are the mountains of the Mareth Line. 5th - Early this morning our planes came in and later the “A” echelon. P-40's were flying over all day on missions. We hear Gabes fell today. 6th - Today B-25's were going over bombing Jerry. They got him on the run for the sea. English and American P-40's also hit them heavy. Page 20 �Stained back again. 7th - S fax, Tunisia, fell today. 8th - I went to the infirmary and they taped my back up and was put on supervision duty in the kitchen. KP pusher until I get better. Everybody is getting ate up by sand fleas, which stay in their blankets. 9th - I was inducted into the service just one year ago today. We are one mile south of Medinine, Tunisia, in sight of the Mareth Line. The 12 th Bomb Group gave us a scare tonight. They came over us to land after dark. 11th - The “A” echelon pulled out this morning at 10:30. They are going beyond S fax, a two day trip. 12th - We pulled out at 10:30 AM. Went thru Medinine and Gabes and joined the “B” party at about 50 miles south of S fax. Nothing but wild barley, snakes, and lizards. The headquarter’s stoves blew up today and burned down the whole kitchen so we fed part of the personnel. 14th - We pulled out at 9:30 and went thru S fax and stopped at a field near El Djem, Tunisia, about 50 miles from Sousse. We passed thousands of acres of olive trees. Also, a few peach trees which had green peaches about the size hen’s eggs on them. 15th - Our pilots flew in today at 1:00 PM. We are in sight of the great Roman Colosseum, built BC. A two story stone building. It’s wall is about 3 feet thick. The 50 Franc note has a picture of this building on it. 16th - Epie and I butchered sheep until 11:00 PM last night for today’s dinner. Some more fresh meat came in today. We got up at 4:00 this morning and went on shift. The “A” echelon caught up with us today at 2:00 PM. Eight men were killed in an explosion of an ammo truck. 17th - Today, wogs were found setting land mines around camp, so some of the fellows killed 15 of them. From now on we try to keep them away. These mines are some the Germans left for them to set. Some shots were fired at an enemy plane over us. Page 21 �18th - This Roman Colosseum that we are near is one that they used to turn lions in on prisoners of war. The king sat up near the top to look on and watch the lions kill the men. A JU-88 circled over us this afternoon. The ack-ack fired a few shots. Tonight, at 5:00, between 80 and 100 German transports started over here from Sicily. Our group, with others, went out to meet them and shot down 77 of them. The 65th got 18. One pilot, as he came back, landed and tipped over breaking his arm. A few bombs were dropped last night. 19th - The “A” echelon was supposed to pull out today but it was called off. Our pilots broke the world’s record yesterday on their mission at 5:00. The pilot that crashed last night shot 4 Jerry’s down. Three of our pilots are still missing. 20th - We had our worst air attack last night. The first raid was at 9:30 and lasted a half hour. Six German planes came over from Sicily with 500 lb. bombs, butterfly bombs, and anti-personnel bombs which were dropped all over. One man was killed and several injured in the 64 th squadron. A few were injured in the 65th. Some were blown out of their bunks and a lot of men took off across the field. I stayed in my slit trench in the wadi, and two flares came down in a parachute just a few yards from me. Everything was lit up like a Xmas tree. One plane from the 65th was hit and burned up. Everybody is very upset today. No sleep last night. 21st - We were bombed twice again last night. Twelve German JU-88's came over and were dropping 1,000 and 2,000 lb. Bombs which blew holes 15 feet deep. Also, butterfly and anti-personnel bombs were dropped. One truck was blown to bits and a plane hit. Tents also got hits. I took my blankets and went in the field away from everything and slept on the ground along with most everybody. It rained and this morning we were all wet. Most of us got about an hour’s sleep. The “A” echelon is pulling out at 10:00 AM and headed out for or near Kairouan, the city with the most churches in the world. We also moved and joined them at 5:00 PM. 22nd - Rain. I was scared out of my wits about 2:00 this morning when some bombs burst about 15 miles away. The German plane was circling over us but dropped nothing. Yesterday we saw some American soldiers from the 1st Army. I dug a deep slit trench tonight. Our first Page 22 �chance to sleep in 2 days. 23rd - Rain. Some enemy planes tried to find us last night, but nothing was dropped close. Most everyone today is shaking like a leaf from being dive bombed so much at night. Some are getting used to it and some are getting worse. Heavy artillery heard at the front. 24th - Rain. We were up and in our slit trenches most of the night listening to 6 German planes circling over us, but it was too dark for them to spot us. Tunis is expected to be taken in 2 days. Heavy artillery heard in the west. Air raid expected tonight. 25th - A steady rumble of guns heard all morning. At 6:30 AM I went to Sunrise Service at Group Headquarters. About 5 photographers were taking pictures of us to be put in the “Yank” magazine. We met some more American soldiers today and they were asking us how an air raid felt. 26th - The weather today is very hot and the flies were thick and how they did bite. A German reconnaissance plane was taking pictures over us at 1:00 PM. He was up high, no shots were fired. This makes the 4th day without sugar. Two missions today. 27th - One big mission at 5:00 PM. Heavy artillery barrage all night. The fire from the guns made great flashes in the sky. Shelling was heavy and steady all morning. Rations came in tonight. We cut up a beef to be made into hamburgers tomorrow. Went on duty at noon. 28th - Oatmeal and raisins for breakfast. Fried hamburgers all morning in hot tent for dinner. Several men are going into Kairouan every day. The NCO club tent was put up last night. Met some American soldiers, engineers. 29th - We had the chance to send a Mother’s Day greeting so most of us did, (a cablegram). We had 4 missions today. Their objective was ships in the harbor at Tunis. 30th - Cloudy. Our pilots went on several missions today. They hit a German ship yesterday. I ordered my US Theater of Operations ribbon from Sgt. Bertry today. Page 23 �May, 1943 1st - Rain. A quiet day. Pilots had 2 missions today. We got paid in Francs today at 1:30 PM. 2nd - Two missions. Quiet day. 3rd - I went along on the water run today, 8 miles west of Kairouan. Stayed in Kairouan about 2 hours. French and wog people. The place was full of American soldiers. Made out a money order of $27.18 today. 5th - The Major gave us a talk tonight about the present situation. Bizerte is expected to fall any time. Several missions. One plane after another was flying over us all night about 5 minutes apart. It kept most of us awake all night. 6th - Bombers were flying over all night which caused some fear among some. They turned out to be British Halifax’s. The “Yacht Club Boys” were supposed to give us a 50 minute program tonight, but was called off. This is the first thing like this we’ve had so far. 7th - Rain. The “Yacht Club Boys” gave us a program tonight in the rain. Three new American soldiers joined us today. One of them sleeps in our tent. They left the States in February but came her from Cairo. Tunis and Bizerte fell today which was wonderful news for us. 8th - Rain. Bombers were flying over every 5 minutes all night. Heavy artillery heard and flashes and flares seen. One Jerry plane flew over here and dropped his bombs a few miles off. 9th - I attended church today at the NCO tent. A new chaplain gave us a talk on Mother’s Day. 10th - We are going to have movies in the NCO tent tonight, 65th only. “Cross country romance”. 11th - At 3:30 PM today there was no more bomb line in the Bon Peninsula. The Axis are separated into 2 pockets in the mountains and are fighting for their lives. Heavy guns and the Navy were heard Page 24 �pounding enemy positions all night. 12th - Heavy guns were still at it all night just west of us in the mountains. Signed pay roll today. Minor and I got up at 4:00 AM and fried French toast for breakfast. END OF WAR IN AFRICA! Tonight we celebrated by shooting flares and guns. 13th - Yesterday, 5 Canadian sailors stopped here for dinner. The 79 th Fighter Group accidently bombed their ship and they were on their way back to Tunis. Sun helmets were issued today. 14th - Some fellows went into Tunis and picked up several trucks and cars which were taken from German and Italian prisoners. 15th - We were over seas just 10 months today. 16th - Our squadron started giving 2 day passes to Tunis yesterday. The 65th has rented a building to sleep and eat in. 18th - Rain. 19th - Rain. The “A” echelon moved out today and are going to a field near Zuara. We will go soon. Passes then will be in Tripoli. It was just a few weeks ago that we were stationed there. 20th - Weather is hot. 21st - Weather is hot. 22nd - I went to Sousse today and went in swimming in the Mediterranean Sea. Ships sunk in the harbor and buildings badly wrecked through the heart of town. This place is 35 miles from Kairouan. 23rd - Very hot. A swimming truck left again for Sousse. 24th - We pulled out at 10:30 AM and arrived at a place on the beach about 50 miles west of Zarzis for a rest. Half of the squadron is staying here at Kairouan to train pilots. Page 25 �25th - Weather hot. Some of the boys went fishing today but the wogs won’t take them out where the best fishing is. 26th - We played a game of baseball with the 64th tonight. June, 1943 8th - The 33rd Fighter Group who are stationed on Cape Bon, 10 miles from the 65th, were bombed and strafed this morning at 6:00 which killed 25 men of the ground crew. 9th - I sent a pillow case home today that I bought. We all went on a hike this morning and swimming this afternoon. Those who could swim had to swim 50 yards in rough water. I was classified as #2. The orders are now to drill an hour in the morning and go for a swim in the afternoon. 10th - We all swam 100 yards today and did other exercises. Picture show tonight - “The Hard Way”. 11th - I went deep sea fishing today, out about 12 miles. One fish was caught. Archer, a Red Cross man, a wog, and I had one little sail boat about 15 feet long. The wog dove for sponges, clams, star fish, etc. for us. On the way back, the sea got real rough and we all got wet. 14th - Our planes came in today and landed on the beach. 15th - Part of the 65th caught up with us tonight. Only 60 men left at Cape Bon. Sand storm. Clothing check. Our bags have to be packed by 6:00 PM tomorrow. Nobody knows where we are going. 20th - Yesterday, the rest of “B” echelon pulled in after being broken down for 4 days near Sousse. We had our teeth checked and issued our needed supplies. There are 110 of us on the advanced commando raid. We are taking 2 blankets and a pup tent and food enough for 10 days. 21st - Movies last night. 22nd - Most of “A” echelon moved towards Zarzis, a field 10 miles from there. Page 26 �23rd - The rest of us moved today to a field in an olive orchard near Zarzis. I am in “A” echelon now with the advance party. They say we will stay here about 10 days. 29th - Rifle inspection, equipment with sun glasses, and everything we are short of for a party. I took another bath at the sulphur springs. Very hot today. Movies about every night. 30th - Very hot. We got our orders to leave 7:30 AM on the 2nd of July for Tripoli and board a boat. July, 1943 1st - We got paid today, “A” party only. We are leaving here at 7:30 AM for Tripoli tomorrow to board a boat. Nobody knows where. Appel went to a hospital today. 2nd - We left at 7:30 AM for Tripoli by truck. Arrived at 4:30 PM at transit camp. Very hot, 136 deg. in the shade. 3rd - We left here and boarded a barge at Tripoli harbor. Six barges in a convoy. About 300 men to a barge. Slept on wooden seats below deck, rather tried to. 4th - Arrived at Valletta on the island of Malta at 4:30 PM. Loaded our baggage on English & Maltese buses and drove about 10 kilo’s and set up. 5th - Formation at 9:30 AM. Passes started today. At 12:00 midnight, we had an air alert, siren, etc. This afternoon 3 fellows and I walked to the sea and went swimming. Stopped at a spring on the way back and washed the salt off. Island very hilly and rocky. 6th - One air alarm last night, search lights, etc. Walked to St. Paul’s Bay. Sent laundry out by a native kid. Went on shift this afternoon. Three sheep to cut up. Made stew. 7th - I had a half day’s pass this afternoon to Valletta and Sliema. Went across to Gazo in a ferry and back in a small boat. Took some pictures. Page 27 �8th - McFall and I hitched hiked to Valletta and Rabat and bought a few souvenirs and took some pictures. We are located near Imgarre (sp), a small village. 9th - A Maltese boy took me to his home tonight and showed me the garden, etc. Went into the house and his mother made a cup of tea for us. 10th - Invasion of Sicily. Spent a few hours in the village after I got off duty and ate apples and mulberries. Took another bath in the side of the cliff. A native came to the kitchen with his mule and cart and took me for a ride. 11th - Two airdromes were taken in Sicily. My name is on the board to move to Gazo in the morning. 13th - We pulled out today and went to a field near Rabat, Malta. From here we will operate to Sicily. Our planes came in tonight from Africa. Received 15 letters, the only ones in 2 weeks. 14th - I walked over to Mosta and found a place to have laundry done. 15th - We all pulled out today and went to a field near Hamrun. Here we have our kitchen in an old wrecked cement building and us cooks sleep on the roof. 16th - A year ago today we sailed out of New York. We are operating to Sicily from this field in Malta. 17th - No operations all day. Rumors of moving. 18th - We left Malta by invasion barges tonight headed for Sicily. We waited just outside the harbor until 11:00 PM before we took off. Lived on K rations. 19th - We got up at 6:00 and landed at Pozzallo, Sicily at 9:00 AM and walked ashore on a floating pier and waited for our trucks. They came about 4:00 PM and we went to a near by field. Bridge was bombed. 20th - Our pilots had several missions all day, 2 planes cracked up. Page 28 �Capt. Wymond bailed out, but is reported safe. Last night a great fire bomb dropped a little ways off. 21st - We had several air alarms last night. German planes flew over us but dropped nothing. A heavy barrage was seen a little ways off. Also, a sniper during the night fired a few shots at some of the boys. 22nd - German planes flew over us several times last night and dropped bombs not too far away. We hit the dirt 3 times from 2:00 AM to 4:30 AM. Several missions all day. Col. Salesbury is missing. Capt. Wymond is in the hospital. Sgt. Poole was sent back to US on account of asthma. 23rd - Col. Salesbury came back after being shot down and bailed out. Two German planes came over at 11:00 AM. Four missions today. 24th - Early this morning the enemy sunk an oil tanker in a harbor near by. Black smoke rose several thousand feet and made a big cloud. From 1:00 AM to 4:00 AM ack-ack tracers light the sky. 25th - At 4:00 this morning, the guards saw 3 German planes shot down. The guns woke us up, but we didn’t see them burst. 26th - About an hour before day light this morning, the Germans flew over and gave us another air raid. I skinned my leg and cut my foot getting to the slit trench. Shrapnel whistled by but no damage was done. Cheering of Italians over Mussolini’s assassination. 27th - Very warm. We had another raid early this morning. One German plane was seen shot down. A steady ack-ack barrage over Syracuse was going on for two hours. 28th - The “B” echelon came here today from Tripoli. At 11:00 AM, a German ME-109 tagged our pilots back from the front and circled our field at about 500 feet and probably took plenty of pictures. We fired at him but it was too late before he was identified. We have 2 German planes captured of the same kind. 29th - “B” party pulled out today at 10:00 PM. Last night, another field was bombed near Syracuse. Page 29 �30th - At 10:00 last night, we were raided by 9 German JU-88's. About 15 flares and a few bombs were dropped but caused no damage. The ack-ack didn’t open up on them because it would give away our position. 31st - Very hot. We pulled out today from southern Sicily and went towards the center of the island. On the way, we got on the wrong road and was just 3 miles from the front lines. Heavy artillery was behind us and were shooting over our heads. August, 1943 1st - Hot. Two Jerry JU-88's came over at 11:00 AM. We are now 5 miles behind the line. Heavy guns steady all night. 2nd - Hot. Catania shelled all night by British guns and American Navy. Big flashes seen all night. We are in sight of Mt. Etna, which is beyond the front line. We lost two planes, one pilot killed, with the other in the Mediterranean afloat. 3rd - At 4:00 AM, we were awakened by German dive bombers. A heavy barrage seen over Catania near Mt. Etna. 4th - Hot. A fire started in a wheat field and burned all afternoon. We finally got it put out before dark. Fighters flew over all night. 5th - We hit the slit trench at 3:30 AM when dive bombers were playing around upstairs. No flares were dropped. 6th - Hot. We lost 6 planes. Two of them crashed landing and others shot up. Capt. Wymond came back from the hospital. 7th - One pilot was shot down and killed. German planes circled us all night. Big flashes seen near Catania and Mt. Etna. 8th - Hot. Our pilots went on strafing and bombing missions. One pilot killed. 9th - Hot weather. We got a shot in the arm and Small Pox Vaccination. Page 30 �10th - Last night at 10:00 PM, several German planes circled over us and dropped most of their bombs on Syracuse. We watched 3 planes get shot down and burst in flames. 11th - We lost 2 planes. Mt. Etna smoking. 12th - We were attacked last night at 10:00 which lasted an hour. 32 men were killed and 45 wounded near by. Three fires were set and an ammo dump which lighted the whole country. 13th - Some fellows took off for the hills last night. Nothing happened. 14th - One new pilot was killed when the motor stopped over a mountain. Our firing squad turned out at the funeral. 15th - Yesterday, “C” echelon pulled in from Africa with “Uncle Bud”. Eclipse of the moon tonight. 16th - Weather very hot. 17th - Messina taken at 5:00 PM by Americans. No more enemy existence in Sicily except for a few snipers. Weather very hot. 18th - Doc. Sayouge (sp) brought 2 German busses back from Messina. Dead people were piled up 4 feet deep. 19th - Rifle inspection. A few Canadian nurses visited the officers. 20th - Sent a cablegram home. Issued mosquito boots which we should of had a year ago. 22nd - I pitched a game of ball tonight against the officers and we won. During the game we were chased off the field by a P-40 which over shot the field and crashed. We all ran over but the pilot was not hurt. The plane was upside down when it stopped. My dad’s diary ends here. The preceding pages were taken from two very small books measuring approximately 2 ½” x 3 ½ inches. I don’t believe he ended his detailed recordings here, but another diary probably existed, but was lost. He did record his movements and dates Page 31 �in another small book where he goes on to air fields in Italy near Bari in 9/25/43, Foggia in 10/3/43, and near Mt Vesuvius in 3/2/44. He later moved in 4/5/44 to Bastia, Corsica and on to Alto air base 18 miles south of Bastia where the pilots of the 57 th fighter group (64th, 65th, & 66th fighter squadrons), bombed the Germans in Italy less than 100 miles away. After about 5 months, he and his outfit moved back to Italy in 9/11/44 to a field near Grosseto. This was his last recorded place and date that was written in his travel log. He returned to the States sometime during the summer of 1945 and was discharged from the service at Ft. Sheridan, IL on August 15th, 1945. Earl L Dennis Page 32 �65th Fighter Squadron, Corsica Page 33 � https://digitalcollections.library.gvsu.edu/files/original/c4c61b46945d223618675413adf13bb4.pdf e63f0ec9a8e622babe78c5ab0085a855 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 Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-27_Earl_Dennis_Diary_Contents Title A name given to the resource Diary of Earl Dennis (Outline, transcription and scan) Subject The topic of the resource World War, 1939-1945 United States--History, Military Army Air Corps Military life Soldiers Diaries Description An account of the resource Diary kept by Earl L. Dennis grew up outside of Coopersville, Michigan. He was drafted into the Army in April, 1942, at the age of 29. He trained at Jefferson Barracks, Missouri, and was then stationed in Groton, Connecticut, where he became a cook for a fighter squadron 65th Fighter Squadron, 57th Fighter Group, 9th Army Air Force. He shipped out from New York and sailed around Africa to Egypt, where his unit supported the British 8th Army from the Second Battle of El Alamein through the conquest of Tunisia. They then went to Malta and supported the invasion of Sicily, and then went on to bases on Sicily. His diary covers his time in the service through the Sicilian campaign. Both the scanned version of the diary and a transcription are provided, with an outline acting as a table of contents. Creator An entity primarily responsible for making the resource Dennis, Earl Date A point or period of time associated with an event in the lifecycle of the resource 1942-1943 Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Source A related resource from which the described resource is derived Veterans History Project Interviews, (RHC-27) Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant World War II Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> 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/a1f0d8924cc4ac4b737e6cba28c3dbe0.mp4 aadf31649def986beaca16c9b1f5b0d3 https://digitalcollections.library.gvsu.edu/files/original/e6d13f4c9fa4eedeba1919ed7f9903a7.pdf 6f12354613c0b869974d8ba337e56589 PDF Text Text ORAL HISTORY INTERVIEW JERRE DENOBLE Women in Baseball Born: June 11, 1923 Resides: Interviewed by: James Smither PhD, GVSU Veterans History Project, August 8, 2010, Detroit, MI at the All American Girls Professional Baseball League reunion. Transcribed by: Joan Raymer, April 7, 2011 Interviewer: “Now Jerre, can you start by telling us a little bit of background on yourself? To begin with, where and when were you born?” I was born in 1923, June 11 in Oakland, California, at 131 Chestnut Street. I even remember the address. Interviewer: “What did your family do for a living?” My dad was a truck driver and my mom was a stay at home mom because in those days women didn’t have jobs, they stayed home and had babies. Interviewer: “Did your father keep his job during the depression?” No, there were three express companies, Mayflower, Bekins and my dad’s was Market Street Express and they lost business, so he had to go to driving--become a teamster and drive for other companies. Interviewer: “But he still had work?” Oh yeah, we were very fortunate in that respect. We didn’t have money, you know, he would save tires and cut the rubber and sew it to our shoes, so we could get around, you know. 16:57 Interviewer: “When did you start playing sports?” 1 �I guess since I was able to walk. My daddy—we had two boys, but he made a tomboy out of me. My brothers were into music and stuff like that, so I started playing ball from the time I was a tiny thing I guess. I’d say about ten or somewhere around there. Interviewer: “Whom were you playing with?” My Daddy--we had a long driveway and boy, he’d pepper that ball in and I’d—he’d say, “it’s all right, if you’re going to learn to play ball you got to catch them”. Interviewer: “When you were playing, did you have a regular baseball or a softball?” Well, he had a—I guess it was kind of like a softball. Interviewer: “Did you have a glove?” Ah huh, I had a five-finger Ty Cobb and Babe Ruth and it had one web. 18:00 Interviewer: “When did you start to play on teams?” I was about—we had to lie about my age—I was about fourteen and you’re supposed to be sixteen and the other girls, they were about ten or eleven years older than myself. I played for a while with just the amateurs, and then the manager, Ollie Fisher from J.D. Craig’s, he was a world champ three times in a row, and he picked me up and I started playing with him and from then on we just kept going—industrial leagues and about four nights a week is what we played, different teams you know. 18:45 Interviewer: “What position did you play?” Well, in softball I was playing second base, but when I converted over to hardball, the girls complained about bruises in their hands, they were a little too hard, I ended up in left field and it didn’t do too much damage except hit the home plate. 2 �Interviewer: “Ok, now when you were playing softball, how far would you travel? Did you stay in California? City to city, Visalia, down south, wherever and whoever, yah Interviewer: “What kind of audiences did you have?” Fairly good, and of course most of the out of town ones were like country, and you didn’t have a big attendance because the population was less you know. When we played the cities like Alameda or San Francisco, we even played against men down at the Oakland ballpark. 19:50 We had a great pitcher, her name was Willie Turner, a little blonde bomber from Stockton or some place like that. We had real good pitchers in those days, Betty Evans from Portland, Oregon. Interviewer: “Now, were you playing in the leagues during World War II?” Yeah doing that and working sixteen-hour shift in the Glass House. We were making those big floats for the Submarines and stuff like that you know. Between playing ball and working, we didn’t get much rest. Interviewer: “I wouldn’t think so.” Three or four hours sleep a day. Interviewer: “How much were they paying you?” At the Glass House? Interviewer: “Did they pay you for the softball?” Well, I got hired in to play ball, but I wasn’t tall enough to work there. You had to be five feet ten and weigh over a hundred pounds, which I wasn’t, so they hired me in to play ball, but I worked my way in. 20:55 Taught myself, watched the girls pack and how they flip the bottles and when they realized I could do it they built pallets and then 3 �they started lowering the—and hiring people my height, but we were the first Guinea Pigs, you might call it, because the men had all those jobs and when the war broke out they took the men out, so they had to replace them with women and women aren’t as tall as men, so they had to make all these adjustments you know. We had fourteen departments down there and I worked twelve of the fourteen, all different jobs. Interviewer: “Now, did you like working there? Did you enjoy working there?” Yeah, to a point—it was rough, but I liked almost all the jobs, yeah. 21:47 I spent forty years there, so—I eventually worked up to a supervisor’s job also. They made me a supervisor over the teamsters and the warehouse men and that was the toughest thing I ever did in my life. 22:01 You didn’t boss them, you asked them, but I made a lot of friends and they’re still my friends. In fact, they’re better friends to me than the women. Interviewer: “When you were playing softball, did you play on military bases or did you entertain soldiers?” Yes, I also coached the women’s WAVES in Alameda. Interviewer: “Did you play for audiences on the bases?” No, it was mostly practice and I guess they played out of town because I didn’t travel with them because I had a job, but when they were stationed in for a month or whatever because they were stationed in Hawaii and all different places, so it was hard to travel with them. Interviewer: “When you were playing with your softball teams, did you ever go outside of California?” 22:59 No, we stayed within the county, Alameda County mostly. Interviewer: “How did you wind up with the All American?” 4 �Well, I didn’t know a thing about it, but Dottie—Dorothy Stolze, I called her Dottie, I grew up with her. She lived about three houses up from me and we played softball on the same team. How she found out, I don’t know, but she approached me one day and said, “Jerre, they’re going to have tryouts in San Francisco and they’re going to send a scout out. Let’s go over and tryout for baseball”, and I said, “I don’t know if I want to”. I had a job and I had a lot of years and built up seniority that I didn’t want to lose, but she said, “Let’s give it a try, we made out basics”, so I did, I went over with her and there were like five hundred gals that were there. 24:03 They hit balls to us and grounders and fly balls over our shoulder and did about everything they could do, but have us stand on our heads. They didn’t say nothing to us and about two weeks, I guess, later I got a letter from Max Carey stating to go get a Passport and my birth certificate, and that we would be receiving a ticket for a flight, to Havana, Cuba. That’s how we found out we were going to play ball. When we got to Cuba, we went to the training and it was quite a conversion. Conversion over from softball-- base lengths, pitching and everything different, but I liked it and we adjusted, but I was sent to Grand Rapids, Michigan. 24:57 Interviewer: “Lets back up a little bit. Tell me a little bit more about spring training in Cuba. When you got the invitation to go play in the league, did you agree right away or did you have to think about it?” No, I just went to it. Interviewer: “I guess you told me before we started the interview that you weren’t sure you wanted to go.” I was hesitant, but once—if fact I didn’t really want to go and my supervisor he told me, “Jerre”, he said, “We’ll give you a leave of absence, you won’t lose any time on the job, 5 �we’ll stop your time and then when you come back we’ll start it again”, and I said, “I don’t know”, and he said, “it’s a chance of a lifetime you’ll probably never ever get again”, so I went. That’s the reason that I went, because they said they wouldn’t give me my seniority back, which they did in the end. 25:50 Interviewer: “Now, what was it like to play in Cuba?” It was fun. They called us Amazons because the girls over there are very, very frail, very feminine and short. Here we are throwing like sixteen-pound bowling balls and they throw that little tiny thing, and we’re out there playing ball like mad—they just didn’t believe it. They would follow us around, oh my goodness. I got pictures you should see, I mean it was like playing a game. They would sit up there in the bleachers and follow us outside the gate—it was fun. In fact, on April 29th, when we got there, I think it was a day or two later, we were in the Sevilla Biltmore, which is right across from the presidents palace, and they, Castro, tried to assassinate that president, Batista, and we heard these firecrackers going off and everything, and we thought they were celebrating the fact that Americans were there, that we were there to play ball, and we found out it was the revolution they were trying to get started and they were trying to get rid of that president, but it was exciting. That’s all I can say. 27:05 Interviewer: “So you complete that, and then where do you go next?” Do you mean from Cuba? Interviewer: “Yes” We came over here and there’s a lot of difference you know—I don’t know—I don’t really know what to say. Interviewer: “Well, did you go to Grand Rapids?” 6 �Yeah, we went to Grand Rapids when we got back for there. I had one heck of a night my first night, I didn’t miss hardly a thing. We went twelve, I think it was twelve, innings, and I got a clipping on that, twelve innings, no runs nothing. I don’t remember how I got on, but anyway, I scored the one and only run and it showed me coming across the plate with a big old grin across my face. I really don’t remember if I got a hit or what, but anyhow, I made the run. 28:01 Then I got a phone call the next morning and I thought I had a hell of a nice game, and I got a phone call the next morning that I had to report to Peoria. I said, “What did I do wrong?” I had a good night you know, and I still didn’t know why I was traded. I believe they started with their team in Peoria in 1946, I believe, and this was 1947, so apparently they needed a left fielder, I don’t know, but I thought, “Oh my God, what did I do wrong?” I really hurt my feeling, but you learn to adjust to it. We were housed there by the Berglands and I believe he was the director or something of the association, and there were four of us that were housed there. I was pretty nice. 28:57 Being away so many years and I got there this week and I couldn’t believe there’s only two of my roommates left—they’ve passed on you know. It was funny, the only way I knew them was through this—it was 1947 since I’d seen them or heard from them. I wouldn’t even be here if it wasn’t for my little twelve year old niece on the computer, she saw the movie. She said, “my great aunt used to play ball. I’m going to see what I can find out”, so she got on that computer, got a hold of Carol and started talking to Carol and then Carol sent me some literature and I had no idea the league was still going on. I thought when I hung my spikes up it was over, but it wasn’t, it’s gone on all these years, but it was great getting back. 29:55 The people are just 7 �fantastic, yeah, we’ve had so much fun here I hate to go back to California, believe me I do. Interviewer: “Well, the league is going to California next year.” 30:29 Yeah, that’s—I’m looking forward to that. That’s about eight hours from where I live. I live up in the bay area and that’s down south, but I’ll get there if the lord’s willing and I live that long. Interviewer: “Now, did you only play in the league that one year?” Yeah, I came back and I was going to teach the WAVES in the industrial league how to hook slide. I sure did, I hit third, I hit the sack and my ankle went skewed and turned absolutely, completely around and snapped off at the ankle. The front was in the back and the back was in the front. I started out with a cast to here and then to the knee and ended up with a walking cast for months, so that kind of put the end to it. I never thought any more about and I didn’t know they were still playing or I would have been there, if I had to crawl. If I’d of known they were playing. 31:16 Interviewer: “So, did you go back to your job in California?” Oh yeah, I went back and I worked at it for forty years, and then when the state or the government passed the law that they had to have equal pay for rank—see what happened, they were picking these boys up out of school, off the street, and bringing them in and we would teach them how to inspect bottles, how to pack them and they become our crew leaders in a month and we’re there twenty-eight years and we’re still teaching them and they’re moving ahead. Anyhow, the government decided that they should start making women supervisors, so I did make supervisor, but like I say, it was out in the warehouse with the teamsters and the warehousemen, and boy that is tough. 32:07 Boy, they’re 8 �unionized let me tell you, but yeah, they did call me in and did offer me a job in the plant which I knew that part of the department back and forward. Back in Florida I worked twelve out of the fourteen departments, but I decided I had enough, so I quit or took my retirement, early retirement, at fifty-eight. I was home about five weeks and my mind— I’ve always worked and I went to the bar one day and Joanne Weston, the Big Bomber, the roller derby queen, was in the bar. I walked in there and was going to order a drink and she said, “hey, watch the bar for me, I got to run over to the bank and I’ll be right back”, and I said, “I don’t know how to tend bar”, and she said, “if they want a drink, just ask them what goes in it and if they don’t know, they don’t need it” 33:07 That’s how I started tending bar for thirteen years. Yeah, and then I finally hung it up. Here I am again. Interviewer: “How do you think your experience in sports, the time you spent playing organized ball, softball and baseball, how do you think that affected you or helped you in your life or help you to do other things?” Well, it taught me a lot of self-respect mainly, and it gave me a little more confidence in myself. I was very shy and it kind of gave me a different look on life. I was a little more forward and able to speak up and speak my mind, which I never did before. People would say something and I would cry, I was real backward you know. 34:12 I’m not now, but I was. Interviewer: “Did you ever think of yourself as any kind of pioneer, whether it was in sports or in your job?” Not really, not really, it was just something we had to do. Interviewer: “Did you ever see the “A league of Their Own” movie? 9 �I sure did and I was just so excited I couldn’t see straight. I went out—in California it sold out immediately, that film, because we’re ball minded anyhow, and you know I went from pillar to post and couldn’t find one and apparently someone had passed away and my niece down south in Sacramento, she went into a thrift store and she found a tape that hadn’t even been opened and she called me and sent me the tape, so I have the tape. 35:09 I couldn’t find it at all at home, it really sold, and just about everybody in California has one. Believe it or not, everybody that had it remembered then that I played and I had so many letters from young kids wanting autographs and things. I won’t send an autograph unless it’s on a picture because to me a name is nothing unless you have a face to go with it, so I go down and have that Copymat and have these eight by tens made. I have a nice picture with me picking up a bat. I have them made and then I autograph them and give them to them. I just feel that way about it. What’s a name on a piece of paper if you don’t know who it is? You know yourself, you write an address down and a name, but I’ve been trying to get cards made. 36:13 I’ve had so many requests, but the one that broke my heart was this young fella wrote me and said, “I’m getting married in September and my wife to be saw your movie and went absolutely crazy. Would you please get a congratulation card for our wedding and autograph it? We’ll cherish that until the day we die”, and you know I even sent Carol a letter and if she can get the whole league or whoever would be available to sign one for them. You know that’s the kind of letters I would get in the mail and it makes you feel so great that people are acknowledging you. I mean little kids, I’m eight, I’m ten, I’m twelve, and it really does something to you. 37:17 10 �Interviewer: “Well, it also makes for a good story, so I would just like to thank you for coming in and telling it to us today.” This has been a great thrill, really and truly. Just getting back again and being around all the old friends, and believe it or not it’s like I never left after all these years. The funny part is though they got a story going around that it’s my great, great grand child and I haven’t been married and it’s my great, great niece and I have a picture of her and she’s adorable. She sent for a uniform and she chose white and she had a picture taken in it and she sent me the uniform, so I called her and I said, “Claissa, my uniform wasn’t white, it was khaki”, and she said, “well, I like white”, and she did take a beautiful picture. This kid just turned thirteen and you would swear she was twenty, a beautiful girl. Everybody in the league—all the kids in the league said that she should be a model and I said, “she already is sweetheart”, but that’s how I got in was through this little kid you know. 38:25 We’re trying to bring her in as an associate and get the younger kids down south into it. 11 �12 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource All-American Girls Professional Baseball League Interviews Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The All-American Girls Professional Baseball League was started by Philip Wrigley, owner of the Chicago Cubs, during World War II to fill the void left by the departure of most of the best male baseball players for military service. Players were recruited from across the country, and the league was successful enough to be able to continue on after the war. The league had teams based in Wisconsin, Illinois, Indiana and Michigan, and operated between 1943 and 1954. The 1954 season ended with only the Fort Wayne, South Bend, Grand Rapids, Kalamazoo, and Rockford teams remaining. The League gave over 600 women athletes the opportunity to play professional baseball. Many of the players went on to successful careers, and the league itself provided an important precedent for later efforts to promote women's sports. Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/484">All-American Girls Professional Baseball League Collection, (RHC-58)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Sports for women World War, 1939-1945--Personal narratives, American All-American Girls Professional Baseball League--Personal narratives Oral history Baseball players--Minnesota Baseball players--Indiana Baseball players--Wisconsin Baseball players--Michigan Baseball players--Illinois Baseball for women--United States Publisher An entity responsible for making the resource available Grand Valley State University Libraries, Special Collections and University Archives, 1 Campus Drive, Allendale, MI, 49401 Identifier An unambiguous reference to the resource within a given context RHC-58 Format The file format, physical medium, or dimensions of the resource video/mp4 application/pdf Type The nature or genre of the resource Moving Image Text Language A language of the resource eng Date A point or period of time associated with an event in the lifecycle of the resource 2017-10-02 Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-58_JDenoble Title A name given to the resource Denoble, Jerre (Interview transcript and video), 2010 Creator An entity primarily responsible for making the resource Denoble, Jerre Description An account of the resource Jerre Denoble was born in Oakland, California in 1923. She learned to play ball from her father, and while she was a teenager she started playing softball in an industrial league. A friend encouraged her to try out for the AAGPBL, and she joined the league in Cuba for spring training in 1947. She was assigned to Grand Rapids, but after scoring the only run in the season opener, she was sent to Peoria. After playing one season, she went back to her job in California. Contributor An entity responsible for making contributions to the resource Smither, James (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) Video recordings All-American Girls Professional Baseball League--Personal narratives Baseball for women--United States Baseball Sports for women World War, 1939-1945--Personal narratives, American Baseball players--Michigan Baseball players--Illinois Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Relation A related resource Veterans History Project (U.S.) Date A point or period of time associated with an event in the lifecycle of the resource 2010-08-08 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/484">All-American Girls Professional Baseball League Collection, (RHC-55)</a> Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/c812540901457d958429066ea55c0001.pdf 204d0ac6c73dcce9604a9fd49f291e2f PDF Text Text 9 down on you tonight it Im about that it she were althcare ~ they were alive !ffl It she were alive today were alive today you'd •ff she were alive today he were alive today he'd e were alive today we'd 'I ve today she'd tie you loday do you think he !live today they'd know e today she'd still be iy he'd have his arm 'd be In this picturtt 1 it she were alive today she'd be going down on you tonight if he were alive today you could ask him about that if she were alive today she S1ill couldn't afford healthcare if they were alive !Oday you'd have such a crush on them if she were alive today she'd be out walking the dog if he were alive today you'd probably still be arguing about that if she were alive today maybe she'd have a gallery by now if he were alive today he'd never let them get away with that if he were alive today we'd be going dancing later If she were alive today she'd tie you up and spank you if he were alive today do you think he would have gotten sober if they were alive today they'd know exactly what lo say If she were alive today she'd still be living with AIDS If he were alive today he'd have his arm around you If he were alive today he'd be in this picture fierce pussy All events are LIB 100 & LIB 201 approved 6PM THURSDAY FEBRUARY 15 KIRKHOF GRAND RIVER ROOM KC 2250 JOY EPISALLA CARRIE YAMAOKA 11:30 AM I WEDS. FEB 14 1208 Calder Art Center "'" ~" NANCY BROOKS BRODY 9:00 AM I THURS. FEB IS 1718 Calder Art Center � 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 Sexuality and Gender Flyers Creator An entity primarily responsible for making the resource The Rainbow Resource Center Women and Gender Studies Department Women's Commission Gayle R. Davis Center for Women and Gender Equity Description An account of the resource Digitized posters, flyers, event notices, and other materials relating to gender expression and sexuality at Grand Valley State University, with materials spanning from 1974 to 2019. Date A point or period of time associated with an event in the lifecycle of the resource 1974/2019 Source A related resource from which the described resource is derived Digitized from collections at the Rainbow Resource Center (formerly the Milton E. Ford LGBT Resource Center), Women and Gender Studies Department, Women's Commission, and Gayle R. Davis Center for Women and Gender Equity. Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Gender identity Gender expression Sexual orientation Women's studies Queer theory Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context DC-09 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 DC-09_SGF_WGS_2018_InvitedSpeaker_fiercepussy.pdf Creator An entity primarily responsible for making the resource Department of Visual and Media Arts Date A point or period of time associated with an event in the lifecycle of the resource 2018-02-14/2018-02-15 Title A name given to the resource fierce pussy Description An account of the resource Poster with a synopsis of who the artist collective is, including individiual member's bios, and the dates, times, and location of the two events. Contributor An entity responsible for making contributions to the resource Women, Gender, and Sexuality Studies Department Kutsche Office of Local History The Rainbow Resource Center Subject The topic of the resource Artists and community Artistic collaboration Lesbian artists Source A related resource from which the described resource is derived Department of Visual and Media Arts Women, Gender, and Sexuality Studies Department Kutsche Office of Local History The Rainbow Resource Center Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/4e4b329fbb88cdfe162621b7d45d8ec8.m4v 2be91ad71ce8c6d4bf6d6b5007ec9596 https://digitalcollections.library.gvsu.edu/files/original/a510e7fbf8a0ba47913240c5b06a12df.pdf 3637091abc94418ff3f66adefed3c2f0 PDF Text Text Grand Valley State University Veterans' History Project Bernard DePrimo World War II 1 hour 14 minutes 35 seconds (00:00:10) Early Life -Born in Jefferson County, Pennsylvania -Lived there for two years -Moved to Detroit, Michigan -Father's mine in Pennsylvania had gone down -Father had started working in the mines when he was only nine years old -Born in 1924 -Moved to Detroit in 1926 -Went to Sacred Heart Catholic School for eight years -Went to Detroit Catholic Central High School for four years -Graduated in 1942 -Father worked for Cadillac for one year -Went on to work for the railroad -Had steady work through the Great Depression -Had a sister (00:02:05) Pearl Harbor -Friend's father was the city editor for the News -He was at his friend's house listening to a football game on the radio -Friend's father called up and told them about the attack on Pearl Harbor -Prior to the attack on Pearl Harbor the war had had little effect on him (00:03:09) College and Getting Drafted -In fall 1942 he started studying at the University of Detroit -Had one semester there -One month into the second semester he received his draft notice -Early 1943, most likely February 1943 -Had to report on March 2, 1943 for a draft physical -Passed that and was given a week of leave -Reported again on March 9, 1943 -Taken to Fort Custer, Michigan -Processed, tested, and given uniforms there -Stayed there for three days (00:04:28) Training -Sent to Camp Davis, North Carolina -Went through basic training there -Trained with the 430th Anti Aircraft Artillery Battalion -Everyone training at Camp Davis was going to go into an anti aircraft unit -Had six weeks of standard basic training -Exercises and long marches -Camp Davis was on the east side of the state �-Went to Fort Fisher, North Carolina for anti aircraft training with anti aircraft guns -Close to Wilmington -Spent Easter 1943 in Wilmington -Emphasis on discipline and following orders -Sergeants training them came from the northeast and were experienced with anti aircraft guns -Got along well with them -Sergeants and officers training them would be their commanders overseas -He was in communications -Communications sergeant had served for twelve years -He wasn't a strict man -Didn't see the need for the men to be overly disciplined -Didn't have any problems with adjusting to the Army -Had a good mess sergeant and mess crew -Able to eat civilian food instead of Army food -On Sunday morning you could order your breakfast however you wanted it -There were about 500 men in the 430th AAA Battalion -He was in C Battery -Had guns, but also communication personnel -Communication personnel laid wire so that the gun crews could communicate with each other -Also laid wire between the gun crews and headquarters -He also learned how to drive trucks -They were a mobile unit so everyone had to learn how to drive -Meant they could advance with the rest of the ground forces -Stayed at Camp Davis and Fort Fisher until late August 1943 (00:14:28) Deployment Pt. 1 -Given an eleven day leave before deploying -Reported to Fort Devens, Massachusetts -Stayed in old, brick buildings for three weeks -Building they had been in had been used by the Women's Army Corps -Meant that they didn't have any urinals (00:15:12) Downtime during Training -After the first six weeks of training they were allowed to leave the base -There wasn't much to do in Wilmington -Could play golf -Could go to a town near Fort Bragg -Given a three day pass and got to visit Washington D.C. -Had a half day on Saturday and Sundays off -Able to spend a lot of time on the beach -Noticed the segregation in the South -Expected to see it going in (00:17:32) Deployment Pt. 2 -Planned to ship out of Boston -Sent to Camp Myles Standish, Massachusetts for one week �-Boarded a converted British cruise ship on October 22, 1943 -Joined a convoy -Arrived in Cardiff, Wales -Had one bad storm on the voyage over -Storm got bad enough that the stern would rise out of the water -Didn't do much on the ship -Most men played cards to pass the time -A lot of men got seasick -He didn't -Didn't have any U-Boat scares -Took ten, or eleven, days to cross the Atlantic Ocean (00:20:19) Stationed in England -Unloaded at Cardiff and then went to Liverpool, England -Stationed at a small town outside of Liverpool named Huyton -The first thing they had to do was take the Cosmoline off the anti aircraft guns -Cosmoline: Protective grease put on the guns to protect them from corrosion -Stayed in Huyton for about one month -Moved to RAF Burtonwood -Set up their guns there -Stationed there for a while -In March 1944 they travelled to Somerset -Stayed there until D-Day (June 6, 1944) -On the eve of D-Day they drove to Southampton -Could see planes taking off and heading for Europe -Knew something big was happening (00:24:12) Downtime in England -Able to drive around and explore England -He would drive the platoon commander out to see where the guns could be set up -Wasn't difficult to adjust to driving in England because there wasn't much traffic -Got to visit London while in Somerset -Only got do that once -Spent one, or two, nights there -Visited local pubs and saw the Tube -Saw evidence of the Blitz -English were very welcoming of Americans -Some English soldiers were annoyed by the American presence, but not hostile (00:27:17) Crossing to France -In Southampton for two nights -Loaded onto a ship and crossed the English Channel -Arrived on June 8 (or June 9) and anchored off shore for a couple days -Troops on the ground were wiping out the last of the German resistance -Luftwaffe still came over at night -Some of the gun crews manned the ship's guns and fired at the enemy planes -Unloaded personnel and material over the side of the ship -Had cranes to unload vehicles �-Personnel climbed down cargo nets into landing craft -Landed at Omaha Beach -On June 11 there was still a lot of debris -Bodies had been cleared off the beach (00:29:54) Advancing through France -Drove up to Colleville-sur-Mer, France -Spent the first night there -Had four different positions in three days -Changed positions sometimes twice a day -Within the first week some planes went over that they shot at -Unfortunately one was a British plane -It had been following a German plane and flew straight through the flak -Fortunately, the pilot only sustained broken legs -Only one, or two, German planes would show up at a time -Remembers during one Sunday Mass being interrupted by German planes -For the first few weeks they didn't leave their positions -Saw some French civilians, but not many -Set up in the countryside in open areas -On June 21, 1944 they moved into a chateau in Beuzeville-la-Bastille -Headquarters was set up in the chateau -Slept near the hedgerows near their gun positions -Shot a German paratrooper out of the sky that had been separated from his unit -Received very little news of the war -Operated a switchboard in headquarters -Saw a map showing the progress of the Allied advance -Stayed in Beuzeville from June 21, 1944 to July 22, 1944 -Laying wire to one of the other guns -Got back to camp at night and heard rifle fire and artillery fire -Moved to Saint Come du Mont, then Saint Marie du Mont, then Carentan -On August 2, 1944 they moved through St. Lo -Kept moving east after the Allied break out in July 1944 -By August 22, 1944 they were just west of Chartres (00:38:26) Red Ball Express -The Red Ball Express needed more personnel -Red Ball Express: A truck convoy system used to supply the Allies in France -He was sent to join the 110th Field Artillery Battalion -This was because their trucks were already being used for the Red Ball Express -Got to go into Paris as part of the supply operation -Ran supplies from Normandy to units around Paris -Did a lot of driving that wasn't part of the Red Ball Express -Got up to Belgium -Transporting German prisoners of war -Traveled in convoys -Drove with a driving partner -After one supply run they tried to visit Paris again �-Ran out of gas though -Driving one time on a French road -A farmer and his cow were walking on the side of the road -Cow stepped and the truck caught part of the cow slamming it into the truck -Cow defecated everywhere, but was unharmed -Found a bugle -He and his partner would drive through towns while his partner played La Marseillaise -Lived on K rations and C rations -Sometimes subsisted on only coffee for days at a time -Had to be careful when they made coffee because they used a blowtorch to heat it -Did supply runs sporadically through the end of the war -At the end of the war he helped transport Allied prisoners of war and displaced persons (00:47:33) Advance into Germany -For the rest of fall 1944 they were around the Dutch-German border -He had rejoined the 430th AAA Battalion -After Thanksgiving 1944 they received orders to move into Germany -Set up outposts in Germany around Christmas 1944 -Their sector was quiet during the Battle of the Bulge -Most fighting was happening south of their position -Aware of the Battle of the Bulge though -Stationed in a barbershop in Alsdorf, Germany -Had a radio outpost set up on the roof -Even had a Christmas tree -Received orders on December 23, 1944 to move to Stolberg, Germany -Protecting a 150mm artillery gun -That gun's crew was firing into the Bulge -Stayed in Stolberg through January and into early February (00:50:54) Evidence of the War -Aachen and Julich had been severely damaged by the war -Streetlights still worked in Julich, but most of the buildings had been damaged -Some areas had not been as heavily damaged, or damaged at all -Could go to movie theatres -Could meet local girls -Could attend Mass on Sunday mornings -Many of the people they encountered were grateful to be liberated, but not openly friendly -Wasn't any German aircraft activity while in Stolberg -Told that if German forces attacked Stolberg they were to hold their position -40mm anti-aircraft guns would have been effective against infantry and "soft" vehicles -Totally ineffective against tanks and other armored vehicles (00:53:46) German Jet Planes and Rockets -Saw German jet planes later in the war �-At one of the gun positions he saw one fly over -Outside of Maastricht he saw a V-2 rocket come down only 300 yards from his position -Made a crater that was twenty feet deep -Some men in his unit had been wounded due to the blast -Concussion had blown out windows in a nearby building and caused lacerations (00:56:12) Casualties -His battery only had one man killed in action -Happened while in Beuzeville, France -An 88mm German shell exploded over where a man was sleeping -Killed him instantly -Had some accidents with Thompson submachine guns (00:57:36) Discipline Issues -Never had any problems with theft -Never heard of any black market activity -Never bought any food, alcohol, or souvenirs from civilians -Everyone was focused on doing their jobs (00:58:20) End of the War -Got up to the Rhine River in early spring 1945 -Crossed on a pontoon bridge -Didn't see many prisoners of war or displaced persons until the war was basically over -Displaced persons were shabby looking, but otherwise healthy -Mostly refugees from Eastern Europe and Germany heading west -On May 5, 1945 they were in Monchengladbach, Germany -Had been liberated by the 29th Infantry Division -Found an intact wine cellar -Next day transported the 29th Infantry Division south -Stopped in a small town that had been a summer resort before the war -Headquarters was set up in one of the resort buildings -Got to sleep in a building and in a soft bed -Crossed the Elbe River for a couple hours then received orders to go back -In Gross Rosenburg from April 22, 1945 to May 10, 1945 -There on May 8, 1945 when Germany surrendered (01:04:14) Post-War Occupation Duty -On May 10 drove down to Schlitz -Lived in houses -Stayed there for a while -Some men qualified to go home -He was reassigned to the 203rd (or 207th) Field Artillery Battalion -Spent two or three weeks with them -Could visit the town that they were in -Saw USO Shows and go to the Red Cross station -Guarding an ammunition depot -Relaxing duty (01:08:15) Coming Home and End of Service -Moved down to Reims, France �-Drove to Lyon -Then took trains to the Mediterranean coast of France -Boarded a Victory Ship in Marseilles on October 12, 1945 -Spent most of his time in his bunk -One of his friends was doing KP duty, so he would bring Bernard ice cream -Had good weather on the voyage back to the United States -Arrived in Norfolk, Virginia -Sent to Camp Patrick Henry, Virginia -Spent a few days there -Sent up to Fort Indiantown Gap, Pennsylvania -Discharged from there on October 31, 1945 (01:11:01) Life after the War -Went to Aquinas College in Grand Rapids, Michigan on the GI Bill -Had a girlfriend that lived in Grand Rapids -Visited her and then enrolled for the winter 1946 semester at Aquinas -Went to the University of Notre Dame Graduate School and got a master of arts in philosophy -Taught philosophy for the rest of his life -Taught at a Catholic college in Oklahoma -Too difficult because there wasn't a very large Catholic population -Taught at Mercy College in Detroit -Taught at Aquinas College in Grand Rapids, Michigan -Taught at Grand Rapids Community College in Grand Rapids, Michigan -Did that for eighteen years (01:13:20) Reflections on Service -Taught him that he didn't want to be an engineer -Learned to take things slowly and calmly -Grew up (01:13:57) Vietnam War -Didn't see much anti-war activity at the colleges he taught at during the Vietnam War -Knew young men were fleeing to Canada -Colleges he taught at weren't hotbeds of anti-war activity � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-27_DePrimoB1768V Title A name given to the resource DePrimo, Bernard (Interview outline and video), 2015 Date A point or period of time associated with an event in the lifecycle of the resource 2015-05-20 Description An account of the resource Bernard DePrimo was born in 1924 in Jefferson County, Pennsylvania. He grew up in Detroit, Michigan and in early 1943 he was drafted. In March 1943 he began training at Camp Davis, North Carolina with the 430th Anti Aircraft Artillery Battalion. He received communication training and artillery training at Camp Davis and Fort Fisher until it was time to go overseas. He left the United States on October 22, 1943 bound for England and stayed there with the 430th until June 8, 1944. Over the course of 1944 and into 1945 he and the 430th advanced across France protecting Allied ground forces from the German Luftwaffe. He was also attached to the 110th Field Artillery Battalion driving trucks as part of the Red Ball Express, transporting supplies and later German and Allied prisoners of war and displaced persons. After the war ended on May 8, 1945 he was reassigned to the 203rd (or 207th) Field Artillery Battalion and stayed with them for the rest of his time in Europe. On October 12, 1945 he left Europe and on October 31, 1945 he was discharged from the Army at Fort Indiantown Gap, Pennsylvania. Creator An entity primarily responsible for making the resource DePrimo, Bernard Contributor An entity responsible for making contributions to the resource Smither, James (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) United States--History, Military Veterans Video recordings World War, 1939-1945--Personal narratives, American United States. Army Type The nature or genre of the resource Moving Image Text Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project collection, (RHC-27)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Relation A related resource Veterans History Project (U.S.) Publisher An entity responsible for making the resource available Grand Valley State University Libraries. Allendale, Michigan Language A language of the resource eng Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 https://digitalcollections.library.gvsu.edu/files/original/4627f039a4ccb193c6abeb6f40f9066f.mp4 bb9b176b56697f04b4d80b223a82f571 https://digitalcollections.library.gvsu.edu/files/original/dbc666c41b7c7d0ec7d0bcd68eb2fd97.pdf b12a01359ad39d89ee1bf6f8f9537674 PDF Text Text Grand Valley State University Veterans History Project Interview Air Force, Air National Guard: pre-Iraq, Iraq Autumn DeRoo Length of Interview: 52:36 (00:00) JS: We’re here today with Autumn DeRoo of Holland, Michigan. The interviewer is James Smither of the Grand Valley State Veteran’s History project. Autumn, can you start by giving us a bit of background on yourself. For instance, where and when were you born? AD: I was born in 1979, in Holland, Michigan. So I grew up in western Michigan. JS: Okay. And can you say a little bit about your family background. AD: Well, I have parents who were divorced when I was young, and… ooh, what else. What would you like me to say? JS: Well, like your maiden name is Chavez, for instance. AD: Yes. It is. My dad is Hispanic and my mom is Dutch. So it’s a unique combination. So I grew up in west Michigan, Holland particularly. Went to West Ottawa High School, graduated in 1997, from there. I don’t know what else to say. JS: Well, from that point, did you join the Air Force from there? AD: I did. I signed up prior to graduating from high school. I knew very early on in high school that I didn’t want to pursue a college education. Because I didn’t really know how, because it was not available to me. My parents didn’t go to college. And that weren’t really familiar with that. It was, you graduate from high school and you go on into the work force. (01:17) JS: What kind of student were you in high school? AD: Not a very good one. (laughs) Not a very good one. I was quite bored a lot of the time. I wasn’t interested in a lot of the subjects. And I don’t think I was really well prepared at home, for schooling, whether it was the high school level or the college level. And so I was not real interested in the studies in high school. So…I didn’t really do much with that. JS: Okay. And where did you get the idea of joining the military? AD: Well, I have a family background, of the military. My great uncles, two of them, they had a full career. My dad was in the military. He served in Vietnam. My grandfather and my great grandfather were all in the military. I didn’t really think too much about it but my uncle, I spoke to him more and I got a little bit more information from him and he helped me to make the �decision on what was best for me. And, you know, as far as the branches and what the service could offer for me. (02:31) JS: So what was appealing to you about the Air Force? AD: Well, the biggest thing was it was a job and training. I didn’t really know about the benefits until much later. But that’s exactly what I needed. I didn’t want to work in a factory. I didn’t want to have my parents life, essentially. Cause that’s what you did at that age. You would go to high school and sometimes not even finish and then you would go straight into a factory and you know, do whatever job was available to you. But I knew that wasn’t really how to make a future for myself. So I really wanted to have some sort of training, some sort of skill. So I knew that the military, in speaking with my uncle, would be able to offer those skills to me, that training, and give me a career. So that’s my primary reason for joining and having that opportunity. (03:23) JS: Why the Air Force rather than the Army or the Navy or something like that? AD: Well, my original thought was to be a Marine. I really wanted to be one of those hard-core Marines and join more for the patriotic type, kind of my more naïve thought of that. But after speaking with my uncle, and of course, I was seventeen when I joined, so I needed both parents signature, and they were really against the Marines and any sort of combat job. So they signed off on the Air Force, and my uncle, of course, after speaking with him, he was in the Navy, and he thought that would be a good way to go, so I decided with the Air Force. JS: Okay. And once you sign up, what’s the induction process and so forth? What happens next? (04:19) AD: Well, you meet with a recruiter and they kind of give you a lot of information. Very overwhelming. You don’t know, if you go alone or if you don’t go with somebody who knows the process, you don’t really know what to expect and it’s kind of hard to thumb through all the information. But, I went with my uncle to the first meeting and I decided it was really for me. He gave me my options. Also, having my uncle there to really kind of walk me through the process and know what I can and cannot do, was very helpful. So you see the recruiter and you cedide whether or not it’s for you and you sign up. I was in the delayed enlistment program, which was, you sign up in high school and until you graduate and you’re ready to be shipped off. that’s what they call it, the delayed enlistment program. Then after I graduated I decided, I went to the military processing center in Lansing, and that’s where you decide, you know, what you want to do in the military. (05:29) AD: My uncle also mentioned that you really need to sign up for a guaranteed job, or they can throw you in categories and groups and you don’t know. And I really knew at that time in 1997, that I really wanted to do something in computers, in technology. I was really interested in that �portion of what was coming. And so I went for that career and I said this is the job that I want, and I don’t want to go in with just sort of an open field. I want to sign up for that job. So I signed up for that job. And then all of your dates are kind of around, scheduled around, what you want to do. So then after that you just kind of wait until you’re shipped off to basic training. (06:18) JS: Okay. Now do they do any kind of testing at this stage, you know, to find out what your aptitudes are, if you’re qualified for particular types of training? AD: Yes. Actually. I forgot about that. It’s called the ASVAB. Um, it’s a military standardized testing and they try to place people where they’ll be successful. It is an aptitude test. They have, well, when I went through, they had four different categories and they would test your skills, so they can put people where they’d be most successful, most comfortable, and where they would grow and work out. And, so, there’s a test that you do take, prior to going to the military processing center in Lansing to decide where your career is going to go. (07:05) JS: Okay. So when you’re meeting with them, they already have the tests results so they can be looking at that, or does that come in later? AD: Um, now I think it’s all automated. So, yeah, I think you do get it. When I took it, it was paper and pencil and [purple?] sheets. So I got a raw score the next day, but then my score would come later on. But, I’m almost certain that it’s all computerized now. JS: Right. Well, basically, you did well enough on that, despite the spotty school career prior to going into that, that you could go where you wanted to go. AD: Yes. Yes, I was able to meet the criteria for the career choice that I took. So… JS: And where then did they send you for basic training? (07:49) AD: I was in San Antonio, at Lackland Air Force Base. That is where the Air Force basic training is located at. JS: And what did that consist of? AD: Um, looking back, it all just seems kind of silly. Not the training. The training was intense. It was very serious and helpful and really was an incredible experience looking back. At the time, it wasn’t necessarily the most fun. JS: So what do they have you do? AD: Well, it’s a lot less intensive than the other branches, from what I’ve heard. You have your physical training. You have your mental training. You have a lot of different classes, as far as military history and, you know, kind of going over what the Air Force is about. You learn a lot �of the different regulations and policies and they just are trying to educate you, to make you understand about the military. And how we work and how we function. And they kind of go on with those kinds of classroom work. So you have classroom work, you have the physical work. You have the drilling. Which consists of the marching and those types of formations and whatnot. Then, goodness, I’m trying to remember, it seems so far back. (09:16) AD: Just a bunch of different trainings. Ultimately, they’re really trying to reshape you into a military minded person. They’re not trying to change you. They’re not trying to make you somebody different. They’re just trying to shift your values and how you live your life. And what’s important for the military. JS: Okay. How much emphasis was there on discipline and following orders? AD: Lots of discipline and following orders. So there was a heavy emphasis. I mean, ultimately that’s really what the military is about. The discipline is throughout your career. It’ll be throughout your life, if that’s something you take to heart. Um, following orders is very important. It’s not like what you see in the movies. That’s very extreme. It’s just very important, I mean, especially during intense times. And I’ve never been in a war situation, but I can imagine that those orders need to be followed without question. And that’s certainly something that they try to emphasize, because in times of war and intense moments, you would really have to, you can’t think about it and you can’t question it, you just have to do and trust that your officers and your non-commissioned officers, they really know what they’re talking about. (10:39) JS: Were you surprised by any of the stuff they had you do, or were there things that you didn’t expect, or was it pretty much what you thought it would be going in? AD: I can’t, ummm… as far as basic training, there was the cleaning. I mean, you had your details and whatnot and they were very focused on cleaning and laundry, and…you had certain people who did laundry, and certain people who cleaned the barracks and certain people who cleaned the latrines, certain people who did certain things, and so that was really interesting to me. But it builds a sense of that’s your job, you need to hold responsibility for it, not only to you and the person you’re working with, but to the entire group. Because if you are not successful, you know, sweeping the floor, it seems so irrelevant, but if you’re not successful with that, then the entire group is not successful. And so, even though if you’re not actually doing that, it may sound silly, but it really is a good exercise to bring a bunch of people who don’t know each other together and we need to work together as a team and really, um, you know, make this happen. So it was kind of a training exercise, which was, it was quite interesting. (12:00) JS: Okay. What was the most difficult or challenging of that first stage of training? AD: The mental aspect. You know, at seventeen, it wasn’t my first time away from home, but you know, you kind of get used to your life. To your, I don’t want to say freedoms, but you’re used to just coming and going as you please. It really gets mentally draining, as far as you know, �trying to go down that route. But at the end of training, you’re really, you’re used to it. And it’s something that is very important and it becomes a part of you, so the mental part and trying to get through the training, and worried about any sort of failure, I think that was my toughest obstacle in that part of the training. JS: So were you in good physical condition when you went in? So you could handle the exercise and physical training and that kind of thing? (12:58) AD: Yeah, I wasn’t in the best. I didn’t run, like four miles a day, or anything. But I wasn’t overweight or had heart problems or asthma or any of those types of problems that would become an obstacle to doing the physical part. I was just average. Average high school kid, McDonald’s and life, and non-exercise life, so… JS: All right. Now what kind of people were you training alongside of at that point? You know, where were they from, what kind of backgrounds did they have? AD: All over. I mean, I remember there was people of all ages. Seventeen year olds. There were people in their twenties and thirties. I want to say, oh, not at that point, we didn’t have the older. There was this one woman I knew, she was much older. Um, but, we had people who were in the civil air patrol. People who didn’t graduate high school, people who did college for a little while. It was, it’s just such an array of different people and different backgrounds, people in the training. There’s men, women, I mean, in my whole bunk or dorm or whatever it’s called, I can’t even remember, you know, it’s part of the barracks, the women’s barracks. I mean, it was full. We had sixty women just in my flight alone, so it wasn’t very limited on women, and I mean, there’s all sort of different people from different backgrounds. (14:29) JS: Okay. Now when you finish the basic training, what do you do next? AD: You go on to your technical training. They will send you to, um, whatever base your technical training is. It’s all over the United States, so um, that’s pretty much what you do next. You just go to directly into your career field training. JS: Okay. So where do they send you? (14:55) AD: Biloxi, Mississippi. Keesler Air Force Base. That is where the Computer Communications Operation is housed out of. That’s my career field and so that’s where home is for training. JS: And what kind of a place was it physically? In Lackland, we have a really big extensive base, so what was Keesler like? AD: It was much smaller than Lackland. Of course, Lackland is big. It’s over across a couple of roads, and you know, just ginormous. But Keesler is smaller. It’s right on the coast. Right �across the street is the Gulf of Mexico, so it’s smaller. But it’s still bigger in comparison to some of the bases that I’ve worked at, so it’s probably average. (15:45) JS: Okay. How many people were you training with? Did you have kind of a class or a cadre that you were with, or how did that work? AD: Yes, you do have, you have classes starting each week. And you have, I want to say an average sized class. Maybe fifteen. Twenty people, roughly. Um, but you would start out, you had one class starting out one week and the following week you had another class. And if you failed, then you would jump back into the other class. But, pretty much everyone stayed with their class and then at the end, you would have your graduation with your particular class that you were in. JS: Okay. So what actual skills or training were you picking up at this point? (16:29) AD: For mine, it was the computer communication skills. So we were doing a lot of work, hardware, software, networking, um, what else were we doing. We did a lot of the fundamentals and principles of technology, of computers in general. And the infrastructures of networks. We did a lot of that type of work. They cram it all into three months, so you were working quite long and a lot of homework and a lot of studying. JS: Now did you get any time off? Like did you go to the beach, or anything like that? AD: Sort of. Right after basic training, after six weeks of this hard drilling and away from everything, no phone calls, no sort of luxuries, you go into your technical training. So to prevent people from going completely wild, you graduate into steps into your luxuries. So, the first two weeks, you’re still wearing your full uniform. You have a certain curfew. You can’t do certain things. And then the next two weeks, you might be able to take your uniform off in the vening and wear civilian clothes. (17:49) AD: Um, but you still have curfews and stuff. So you kind of graduate into the different steps of what your luxuries are. Um, and then ultimately by the last step, you can go off base, you have extended curfews, you can do certain things. That’s the ultimate goal. But the reason they do that is so that you can just gradually step out of the hardcore basic training drilling and mentalities. So you kind of ease out of it. JS: What was the gender balance in your class? Was it about even, men and women, or more of one or the other? AD: No, it was more men. My career field definitely has a lot more men. I don’t know about today, but there was definitely a lot more men than women. I think there was myself and I want to say, two or three other women, in my class. �(18:51) JS: Okay. I guess part of it is we think of it as the computer science side of things, you have a lot more men, if you think communications, you might have more women in there, or something like that. But the group you were in, at that point, it was still largely male. Were there any issues with that dynamic or were you all just kind of in this together so it didn’t matter? AD: Well, we were all in it together, so I don’t really think that there was any sort of imbalance there. I mean, there wasn’t any “I’m doing this better.” There was a lot of, at this stage, there was a lot of we’re all working together, we all have the same goal, we all want to succeed and learn, so we’d ask each other questions. We very much worked as a team. But we also had retrainees in there, which ae people who are in the military and are changing their career field. And so we had a lot of some older presence in there. And some actual experience presence. Um, so that was good to know and have that network and support. And they were just really helpful in military knowledge in general as well as with the classroom. (20:03) JS: So that’s about a three month span, you said, that you’re there? AD: Yes. My class was a three month span. You have classes depending on the career that can be six weeks all the way to a year, two years, when you get into the extensive, like when you get into linguists. But my particular one was sixteen weeks. JS: And once you complete that, what comes next? AD: Well, towards the end of your training, you will get your first assignment. So then you prepare, you start preparing to go to that assignment. And so, it can be anywhere. You, they give you a dream sheet, is what they call it. Because ultimately, that’s what it is. It’s this is where I’d like to go. But they can pretty much send you anywhere. If you really don’t want to go overseas, I think that you can request that. Especially with your first assignment. I didn’t get an overseas assignment but I can’t remember really exactly how that works. But I ended up going back to San Antonio, at Brooks Air Force Base. And that was my first assignment. (21:10) JS: Okay. And what kind of work were you doing there? AD: Um, a bunch of different work. We had, I worked for the small computer center, which is basically a fixing of the computers. They really you know, they do the hardware and the software and they resolve any sort of issues there. I also worked for the inventory. We kept all of the base inventory. So we had to be responsible, be accountable for all the equipment on base. So I worked for them as well. Um, and I worked for the Help Desk a few times, just kind of filling in and whatnot. But those were my primary jobs, at Brooks. JS: All right. Again, what was sort of the routine like there? (22:00) �AD: Well, when you first come in as an Airman Basic, which I was, you have to live in dorms and you have to live on base until a certain time. So I lived in a dorm on base. Um, and so that was kind of incorporated into the routine. And then, you know, it was just very much a Monday through Friday, 8-5 job. Just go in and do work. That base in particular, didn’t have the odd shifts and hours. It was a very day job. Because they had a lot of civilians who worked there. Um, they did, what are those things called? They’re those machines that, um, gosh, I can’t remember. They’re those machines that they put you in it… JS: Are they flight simulators? AD: Well, they did have flight simulators, but they did some sort of, I can’t really remember. Like if you have some sort of injury and they put you into these. JS: Oh, MRI’s? (23:04) AD: No, there more of…I can’t remember. JS: Okay. AD: Sorry, I just can’t but it was a really interesting aspect of that base, but I didn’t work there, so it wasn’t really that important to me. I can’t rembmer what they were called. But they did have flight simulators. JS: What was, as far as you could tell, what was the main function of the base? What did they do there as opposed to Lackland or someplace else? AD: Um, pretty much the unit, that unit I was telling you about, that was their main function. They were really losing the functionality of the base. And it’s now a city base. I spoke to somebody the other day, and they now have a Best Buy on it, and it’s no longer a guarded air force base. I mean, like, they have shopping centers and whatnot on it. So it’s not really, I mean, it was being phased out, so there wasn’t a real strong mission there. (24:03) JS: I guess in the late ‘90s, generally, the military was doing a lot of downsizing, and so forth. Was that really noticeable to you, from your perspective at the time? Were you seeing that things were changing or shifting or is that something you figure out later? AD: I think it’s stuff that you figure out later. At that time, from what I understood, before I got there, they really weren’t getting a lot of new people. And once I got there, we were getting people all the time. So, I didn’t really notice it then. But then looking back at it now, it kind of made sense because ultimately the base closed, as kind of an air force base and is now a city base, whatever that may mean. (24:48) JS: All right. Now how long did you spend in that assignment? �AD: I want to say I was there from ’97 to ’99, so a couple of years. A little over a couple of years. JS: All right. And do they just kind of routinely move people around or do you request changes, or, what’s your next step? AD: I actually requested the next change. I was ready for a different job and to move on. They do occasionally have assignments that come out. You know, looking for someone of this qualification to go here. Um, or, when it’s time for assignments, you can be thrown in the mix and you’ll get assigned wherever. So this assignment came out to go to Colorado Springs, Colorado. And so I applied for it and I actually was assigned to, for that assignment. That’s where I ended up next. (25:45) JS: Okay. And then what kind of job did you have there? AD: Well, I worked for Cheyenne Mountain Air Base. Um, it’s the mountain complex that you see on Stargate SG-1. (laughs) So everyone is, is that where you were working? Is that the real one? It’s not the real picture, I don’t think. Um, but that was really interesting. The complex is inside the mountain. It’s on these huge springs. I mean, the building is on these huge springs. You have a couple of blast doors that you have to go through. And you have to take the bus inside the mountain, or you can walk, but it’s a long walk. So I was doing pretty much the same thing. I worked for US Base Command and NORAD. I worked on the help desk. For a few years. And I’ve done odds and ends. I’ve done different jobs here and there. Network administrator, NT administrator, just different jobs. (26:45) JS: All right. And what was the atmosphere like at this place, as opposed to the other bases you were at? Did it have a different feel to it because of the nature of duty there, or… AD: It did. I think that’s a good observation. I think, it maybe did feel a little more important. I don’t want to say that any mission is not important, because they all are, um, but being nineteen, at that time, it’s nice to feel like you have more of an importance that just doing an 8-5 job and you know, fixing computers. While that seems…that it still important, but at that time, I felt like this job was more important because of the nature of the US Base Command and NORAD, that’s who I was working for, (27:30) JS: And how long did you spend there? AD: Three years. JS: And were you still, now were you able to live off the base, or were you still on it, or what were you doing? �AD: I started living on the base. I was still a lower ranking. But at that time, I was at Colorado, I was eligible to move off base, and so then, yes, I did, transition to living on my own. JS: Now that’s also the area where the Air Force Academy is. Was there any connection, or back and forth, between the base and the academy, or… AD: I didn’t have any work connection with the Air Force Academy. Um, it’s a beautiful, beautiful base. The hospital, our military hospital is up there, so I have gone up there. But no work relation. Um, Cheyenne Mountain and Peterson Air Force Base, those two are very connected and I actually worked on both. Of Peterson and Cheyenne Mountain. And then there’s another one, Schriever Air Force Base, I’m not sure whether it’s still there. But so it was a large military community. (28:34) JS: Now, were you working at Cheyenne Mountain at the time of 9-11? AD: I was. I was. Very…um, everyone tells me it’s an interesting story, but it was my everyday life. So, um, I was thinking about that this morning. If that would come up. But, yeah, the morning of, you know, they talk about knowing where and what you were doing, Kennedy, Pearl Harbor, stuff like that. I mean, you don’t know that until you experience it, and you know, I can tell you exactly where I was sitting, exactly what I was eating. I had just come on for duty. Um, and next thing you know, two people came running down the stairs and flipped on the news, cause they had access to a tv, on the third floor, and so, all of this unveiled and happened and then we just pretty much had to sit and wait, wait for orders and wait to see what was going to happen. Um, they shut down the Mountain. Closed the blast doors. It was just an intense time. Because I worked for, I worked in the NORAD, where they watched the air and space and so we really had to make sure that everything was functioning properly. We really had to be on high alert, because of everything that was going on. Everything with the airplanes, and the whole air traffic, and so that was what the monitor, you know, of. And so that was a really interesting and tense time. (30:11) JS: Cause at that point, they basically emptied the skies. All aircraft had to land and get everybody down and so forth, and so you’d in part, be monitoring that. Now basically, you were just providing service. You weren’t necessarily watching the radar or anything like that, at that point. AD: No. No. We provided the service. I worked at the Help Desk at that time. And so if anything were to go down, or if anything was needed, that’s kind of what our function was. And we had to really be on the ball, especially with the communication factor. Because we had to make sure that our communications, obviously they’re secure. But we had, also we had to make sure that the communications lines remained opened and that they could have that communication outside to the necessary parties. Um, so we had to really make sure that everything was up and running and smoothly. JS: How long did you stay locked down? �(31:13) AD: Oooh, I think, this was about 7. Our shift was 7 to 3. I don’t remember getting out of there at 3. It was a while afterward. Um, they sent some people home. Some people were required to stay due to the nature of their job, but they did swap out the shifts because they didn’t know what was going to happen. I did stay past the shift, and they had to call in the next shift, but I can’t exactly remember how long, but it was quite some time. JS: And then did you do things at all differently after that, or were there other kinds of things that you had to do following up on all of this, or did life go back to normal pretty quickly? (32:05) AD: No. Life took a very long time to get back, and not to normal. It hasn’t been normal since then on a military base. Ultimately, all of the bases were closed down for days, I actually lived on base at that time, and I actually couldn’t get back on base, so that was kind of difficult. I had to find a place to crash for the night, you know, because I couldn’t get back home. So, you know, I mean, just really secure. Um, really intense and it stayed that way for a very long time. Our operations within work were very high paced, intense as well, and because of the somber mood of everybody, that was just something that we just really focused on work, and we just really made it happen, because you don’t, I mean, it was a tragic time. And that’s what you focus on. You want to make it right. And you want everything to work. And you don’t want anything to fail because you don’t want anything like this to happen again. So that was kind of the mood and the tone that was set. (33:20) JS: All right. Now, not too long after that, we launched the invasion into Afghanistan, all that kind of thing. Was that anything that had any kind of connection to what you were doing at Cheyenne Mountain? Or was that other people’s business and you just did your stuff? AD: That was pretty much other people’s, you know, missions and whatnot. And honestly, I didn’t really know a lot about what was happening in the Middle East until I was on my next base, in Europe. So until we actually launched the war, or the military operation on Iraq, so…I wasn’t really aware of what was going on because our missions were not directly related to that. JS: Okay. Now when do you switch to your next assignment, when do you move out? (34:11) AD: In 2002, is when I ended up going to my next assignment. Which was Lisbon, Portugal. It was a NATO assignment. So it was not necessarily an American geared mission. It was an overall NATO mission. JS: Well, can you talk a little about what was going on there, in Lisbon, what you were doing there? AD: Um, it was actually kind of the same as at Cheyenne Mountain. I was kind of working in a support department. But I wasn’t actually at a NATO base, I was at a Portuguese Air Base, that �had a NATO contingent. And so there were only four Americans there. Three officers and myself, an enlisted person. So there were four of us working. I did kind of the computer, techy stuff and they did their positions. And I worked very closely with the Portuguese military, that’s pretty much the majority who was there. I had one Spanish military person and one Italian military person, who I was working with too, so that was quite interesting. (35:24) JS: How was working in that situation different from working in an American base? AD: Well, um, that was, well…that was really an interesting time. The only women that were in this contingent, um, they were secretaries. There were two. They were secretaries and very much treated as such. So that was kind of interesting, trying to be taken serious and, um, being able to do my job, because, you know, it’s a different culture. So that was very interesting. And just the military, how they’re just relaxed with rules and regulations. I mean, we worked in a bunker, underground. But they all smoked. You can all smoke, as so that was certainly different. Coffee breaks were all the time, which I didn’t mind so much. They had good coffee, or [beaka], as they would it. And it’s certainly just a different mentality. It’s very relaxed. I mean, they’re very serious about their job and they take pride in their job. But it isn’t as intense…I don’t know, it’s more of a relaxed feel. And people are like, we have a mission, we have a job, but it’s also more of a peace mission, so it’s not intense. (36:58) JS: Now, what kind of activities were they serving or supporting out of that base? Were they connected to peace-keeping efforts in south eastern Europe, like that? Or could you not really tell what they were doing? AD: Well, a lot of it was hard, because even though the NATO language was English, um, I want to say 97 to 98 percent of the people who worked there were all Portuguese. So a lot of the conversations and whatnot took place in Portuguese. And um, so I really didn’t understand the mission fully. I knew that it was kind of like a NORAD mission, I mean you can see they had their monitors where they would monitor the air, but I want to say it was more that they were monitoring the military aircraft versus any sort of civilian aircraft. So, and they were connected to all of the other NATO combined operations center. And we were all kind of connected that way. But as for the actual goal and mission, it’s kind of fuzzy to me just because they all spoke Portuguese. (38:10) JS: Now did you live on the base or someplace else? AD: Off the base. All of the Americans over there, we didn’t have any sort of on-base housing. There is one other NATO facility which is actually considered the NATO base, in that area, that we kind of headquartered out of, in Oeiras. And that was kind of where our stuff was. But we all lived out in the communities. JS: So did you have an apartment some place? �AD: Yes. I had a condo in one of the small villages. Um, where a lot of Americans lived and whatnot. It was very accessible to trains and all of the tourist area, which was nice, cause they speak English. And it was located close to the beach, and really a lot of the nice area, so that was really nice, just to experience the culture in that way. (39:04) JS: Okay, and now, you’re working with a lot of European men and so forth, and you mentioned that they weren’t quite sure what to do with female military personnel, did that ever become a problem? Did you face any kind of harassment, or was it not at that level? AD: It wasn’t at that level. It wasn’t at any sort of harassment level. It was more of an irritation level and just being strong minded, I guess. I’ll put it nicely. They would, I would kind of…I wouldn’t necessarily be mean, but I would be verbally strong and hold my ground, so you know, let them know that I am here and I can do the job and whatnot. So ultimately, after a few months, you know, I don’t think from my personal perspective that they came to trust that, you know, but at least they didn’t just make me sit at a computer, and you know, try to make me be their secretary. (40:22) JS: Okay. So they would have wanted you to do things that weren’t part of your job description as far as little jobs for them, or… AD: Um, not necessarily for them. I think they just needed to employ me, but they didn’t want to employ me how I was supposed to be used. So I think it’s a big culture, and women in the military for them is recent. So I didn’t, at first, I took it a little personal, but then after learning more about the culture and stuff, I kind of figured out how I kind of needed to bypass that and I didn’t entirely do that. But, you know, I was able to do what was needed of me. And it worked. (41:16) JS: Okay. And how long did you spend there? AD: Two years. JS: Now, you’re there then when the invasion of Iraq starts, and all of that kind of thing. How did that affect what went on at the base when you were there, what you were doing? AD: It didn’t affect our mission. It did affect the person… I don’t want to say personalities. It did affect the mood there. You know, a lot of people that I worked with, they didn’t agree with Americans. They certainly did not like George Bush. And they made it, they were very vocal about it. They made that clear. Um, the best way I found was just to stay out of it. Not to really voice any opinion or side, or what I thought, or just let them talk about it, you know, let them at least talk to an American so they feel like they’ve been heard. So let them talk about it and that’s fine. Everyone has the right to their opinion. I mean, Americans have their same beliefs, which is what these people were saying. I mean, fine. You can have your opinion and whatnot and I’m not going to say that you’re wrong or unjustified. I’ll let you talk to make yourself feel better. So that was very interesting. I heard a lot of, you know, America this. But a lot of people were �really, they could see the bigger picture. So you had both sides. So it was kind of nice to see that you had both sides, of people viewing the bigger picture and um, really supporting and understanding of the United States. But then you also had people who were concerned, just like we all are. So that was kind of interesting. (43:05) JS: All right. Did they transfer people out, or did any of the Americans who were working during that period go somewhere else or did they get re-assigned, or were they in a different enough kind of assignment that the stuff didn’t really affect them? AD: We did have one. He was sent over to a NATO position in Turkey. I don’t know exactly what he was doing over there. I was actually supposed to go with him, but that kind of got called off or something. I don’t know really what happened with that, but the both of us were supposed to go over to Turkey and do some stuff over there, but he was over there, I wanna say, for only a month. And that was the only impact that my little contingent had. The rest of us we were not impacted at all. (43:59) JS: Right. Okay. Now, as you’re moving through these different positions, are you getting promotions or extra training, or things like that at this time? Cause you come out as a sergeant eventually. So where does that fit into things? Do you get additional training or courses along the way, or new certifications, or what happens? AD: Yes. You are constantly in a state of training. All the time. Um, you have, your first few ranks as airmen as pretty much automatic with time in service. But you have on the job training. After your initial technical training, you do course work by book. So you’re doing career development courses is what they are called. (44:45) AD: And then you have different training opportunities depending on your job. You can be sent on temporary duty, TDY, to a base for training, you can get it in house, you’re constantly, it’s a constant state of training and learning. Which is very beneficial. So that part is alays going to be happening, but as far as the promotion part, um, the first few ranks you are just automatically promoted. But then once you start getting to the sergeant ranks, E5, E6, all of those, you have to start testing. And so I was tested for Staff Sergeant my first time and I actually made it then. So I was a Staff Sergeant very early on. Five years I think. So that was a benefit for me. And then my last rank, an E6, which was a technical sergeant, I earned when I was in the Air National Guard. (45:45) JS: Okay, so now after you finish the stint in Portugal, what did you do at that point? AD: That’s when I decided to leave the military. Um, I still had a contract with the military but they had, at this point, it’s called fore-shaping. They’re really trying to minimize the force, I don’t know if it’s due to budget reasons or what. It seemed silly at the time, that they were doing this because of the war that was going on. But you know, the Air Force doesn’t have a lot of �mobility units that have direct relation to the war. A lot of communications and pilots and things like that, so I was able to get out, on the fore-shaping, and I decided to leave. And then I joined the Air National Guard, after. (46:37) JS: What motivated the decision to leave? AD: Well, I was bouncing around and moving around so much, I was just ready to be in one place and have a consistent job. I was ready really for consistency in my life. How old was I? Gosh, I don’t even know. You know, I was in my mid-twenties and I was just really ready, you know to have some sort of solid life. And so I decided it was probably in my best interest to leave. Um, and so that was the choice that I made. And I decided to come back to my home state of Michigan and see what opportunities were out here for me. (47:21) JS: All right. Now what were, what were your responsibilities with the Air National Guard? You just had to be on call or available at that point, or what did you do? AD: One weekend a month. Pretty much. And there were some exercises that they had, periodically. I was pretty much in the Air National Guard from 2004 ‘til last spring. So it was pretty much one weekend a month. I had time off and had times that I would go out to the base and work sporadically, but nothing with a significant chunk of time. JS: And what base would you go to? AD: Um, it was Battle Creek Air National Guard Base. Um, they have, I think that’s the closest one. Next to Detroit. (48:09) JS: Now, so then what else were you doing? You get back home and then what do you decide to do at that point? AD: Well, the military gave me a lot of skills and I was just really looking for a professional career in the technical field. And so I spent six months looking for a job, and doing interviews. And I interviewed with Grand Valley and they offered me a position in June of 2005. JS: So you didn’t actually choose to go to college, or to take a degree, or… AD: At that time, no. I had done college work previously. I’d taken random classes here and there. But I hadn’t really decided that I wanted to go to college. I was thinking about it. I had the Montgomery GI Bill. I was thinking about it, but at that point in my life I still wasn’t ready. And I didn’t really know the value of a college education at that point, either. (49:11) �JS: And do you find that you’re sort of able to do the kinds of work that you want to do, just coming out with your military experience and credentials? Does that get you where you want to go at this point? AD: It certainly has been beneficial to getting my career now. I don’t necessarily, I mean, I like my job but I’m very much a geek at heart. I really like to tinker around with the computers and really do get involved with that type of work. And that’s not something that is necessarily the focus of my job here. Um, but I really enjoy what I do. JS: Okay. When you were looking for a job was it an issue that you didn’t have a college degree, for any of the places you were applying, or… (50:02) AD: I know that that was a huge thing. They really wanted a bachelor’s degree. I, at that time, again, I was thinking, oh well, I have that eight years experience of high technology, so I was just thinking that should be beneficial, but also I think a lot of it, I didn’t know the civilian world. The only thing I know is the military, and I still struggle with that today, so going out there and looking for a job, interviewing, resumes, any of that stuff, I had no idea at all. And, um, the bachelor’s degree as well, that was a lot of the requirements for the jobs I was applying for. You know, that is, that is something that is needed out there, so again, the mentality from my family, you go out and you get a job. You don’t need a degree, a college degree. And so I still didn’t understand the value of a college education at that point. (51:03) JS: Okay. Now if you’re looking at your own experience, what do you think your time in the service did for you? AD: Oh, it did so much. It really gave me maturity. It gave me a sense of purpose. It gave me, it just gave so much to me, discipline, a work ethic. I mean, it made me stronger person. There’s just so much. And it’s not just the technical portion or my job skills, that’s not really what I feel the military gave me, even though they gave that to me. I feel it’s the life portion is really what they gave to me. They gave me a life and something that I didn’t necessarily have before. So I really value that. JS: Do you think it really made you a more independent person or someone who could really function better on her own, or… (52:00) AD: Definitely. Definitely gave me a lot of independence, a lot of confidence that, it’s okay, I can be who I am, I can be independent, as a woman I can be smart, or I can do this, or, you know, they don’t have the mentality where you’re going to fail. And they’re always, you can do it. I mean, you have to. You don’t really have choice. So I think that’s been really beneficial. JS: All right. Anything you’d like to add to the record before we close this out? AD: No, I don’t think so. �JS: You did a good job, telling your story. So thank you for laying it out for me today. AD: Thank you. (52:36) � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource DeRoo, Autumn (Interview transcript and video), 2009 Creator An entity primarily responsible for making the resource DeRoo, Autumn Description An account of the resource Autumn DeRoo made the choice to join the Air Force at the age of 17 early in her high school career. Going into a technological field, dealing mainly with computers, Deroo was able to work at Cheyenne Mountain with NORAD and the U.S. Base Command in the States, and was there at the time of the 9/11 attacks. She later served on a NATO base in Portugal, where she was when the Iraq War started in 2003. She eventually left the military as a Technical Sergeant and now works at Grand Valley State University. Contributor An entity responsible for making contributions to the resource Smither, James (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) United States--History, Military Michigan--History, Military Veterans Video recordings Iraq War, 2003-2011--Personal narratives, American United States. Air Force United States. National Guard Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Relation A related resource Veterans History Project (U.S.) Date A point or period of time associated with an event in the lifecycle of the resource 2009-12-01 Identifier An unambiguous reference to the resource within a given context DerooA Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project Collection, (RHC-27)</a> Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/822a6c8eada60ca96d6acab890ad5a65.pdf d3c63f2c86ddeddd8048c6c4e8a0cb49 PDF Text Text - THE LESSON OF ~BLIN On August 2, 1943, at one of the most infamous of all Nazi death camps, 600 victims staged a revolt that redefined heroism for this century TERRENCE DES PRES B ecause so many vzctims p erished th ere (three to four million), and because it was th e la rgest of th e Nazi concentration camps, , Auschwitz has become alm ost syno nymous with the H olocaust itself B ut whereas Ausch w itz served many purposes-it was a source of slave labor and a transit camp as well-th e smaller "killing cent ers" now seem in a more naked and brazen way the pure apotheosis of evil. For in Sobzbor, B elzec, M aidanek , Chelmno, and especially in T reblinka, th e entire existence of these places was designed/ or, and dedicated to , death for death 's salre . Wh en mass extermination of the J ews began in Treblinka on J uly 23 , 1942, the Na zis jneserved the lives of some prisoners to do the actual work of "jJro cessing " the oth ers. But on August 2, 1943, against incalculable odds, th ese ajJproximately 600 "work J ews" armed themselves with stolen weapons, attack ed th e guards, burn ed down th e camjJ, and fl ed into th e nearby Polish f orests . T he Germans, to hide th eir cnm e, leveled w hat remain ed of th e camjJ. 1h e Ukranian farm er who I/lo ved zn was instructed to say th at h e an d his family had lived th ere always. Of the 200 J ews who lived through the revolt, a.few more than 40 survived th e war. Th ey claim that, at the very least, 800,000 men , women, and children died in Treblinka. But Franciszek Z abecki, w ho was tra(jic superviso r at th e Treblin ka railroad station and also a member of the Polish underground, ihinks dUJerently . Th e methodical Germans ha-d marked numbers on th e outside o.f arriving cattle cars to indicate how ma ny victims each car contained. B y keeping a record of these numbers, Zabecki was able to tell Gitta Seren y , autho r oflnt o That Darkn ess , " Th e number of peojJle kllled in Treblinka was 1,200,-000, and th ere is no doubt a/Jo u/ it w hatever." 'l'/11' 1w111h!'r.1 rl,,/)(Jli' is / )()mtl1•.1.1 . G1·11" ci1!1' is !.lit• 1.1.1111' onrl wh o/ UJ(' 11cerl lo lmuw is 1/() u, it lir1/1/Jl'lll'lf-th e story of 'f'reblm lw and how the uictilll .1· tlu:111.1·el1Je.1 reuo ft eri. '/ he testzm ony of th e suruiuorsfonns th e basis of Treb linka, by J ean -Frnnc;ois Stein er. Treblinka was originally published in Fran ce in 7966; it ap p eared in this coun try in 7967 but has been ou t of pnnt for five years. This month , it is bezng rep ublished by N ew Amerzcan L ibra1·y. Th e following article by T en ence Des Pres, author of The Survivor: An Ana tom y of Life in the Dea th Camps, was written as a new introduction to th e book. T h e particul a rs of the H olocaust are end less. Blunt shove ls as a preferred method for hacking prisoners to dea th. C hildren dumped into living ditches of fl a me. Medical expe rim ents. L a mpsh ades . So perverse a re such detai ls th at simply to mention them seems shameful. Sta tisti ca lly the Holocaus t is less imm edi ately sickenin g because less sharply seeab le; but here, too , rea lity ta kes on a fee ling of unreality which terrifi es . Extermination of m ore than 11 ,000., 000 people in 11ve years, at leas t 6,000 ,000 of th em J ews, 1,000 ,000 of them children. D eath camps so effi cient that 20 ,000 human beings cou ld be ''processed" -turn ed from fl es h to smoke-each day. Th e boast of Treblinka was " from door to door in 45 minutes ," from open ing th e cattle ca rs to slamming shut th e gas cha mbers . As a n itemi za tion of ev il truly demoni c, the record of th e H oloca ust g0es on a nd on , nor ca n we sum its mean ing, nor does it cease to hau nt us deeply . At Ya le U ni ve rsity in th e ea rly 1960s, for exampl e, socia l psychologist Sta nl ey M ilgram performed his famous "o bedience experiments" to determin e at w h a t point a person would r es ist "officia l" directi ves a nd refuse to continue in a process of obvious cruelty. The resu lts were un ex pected . Two-thirds of iv1ilgram's voluntee r participa nts (people of di verse ages a nd jobs) did exactly as they w ere told : und er the guise of a " learning Lest" th ey followed th e in stru ctions of a ma n dressed as a "scienlist" a nd appli ed high er a nd hi gher ch arges of electri ca l shock to "subjects " who were fa iling to " lea rn " properly . This process went on , in some cases, until the "s ubjects" a ppeared to be h av in g heart a ttacks . Th e whole thing was faked, including the electri ca l cha rges, but th e volunteers , who were the real subj ec ts, did not know this.* On e of 1hc pcnili ;1ri1ics nl' 1hc experiment was th ;11. 111 ;111 y v11lu11tccrs lcnd cd lo su ffer increasin g ly l'rolll stress as th e vo lta ge appea red to be in creasing, yet the y were un a ble to stop. In some cases they bega n to la ugh h ys terica ll y, la u ghter so pain ed a nd j agged th at *The "s ubjects," who were trained acto rs, were st ra pped into cha irs, a n electrode a ttached lo each wrist. The volunteers read a loud li sts of sim ple word pairs w hi ch th e subjects were required to remember a nd repeat on dema nd . Wh en the su bjects did not a nswe r proper ly, the scienti sts , or a uthority figur es, ordered the volunteers to adm ini ster shocks up to 450 volts, Milgram concluded th a t " rela ti vely few people have the reso urces to resist a uthority ," even when they believe their obed ience is producing evil. Copyright © 1979 New Ameri can Library Qi @4 g a a C JUNE a 4 .. , 15 �Their aim? To bear witness. To rise up and fight against impossible odds so that at least one person among them would survive to tell the world. thus, by some mad logic, remain pure and remote from their own evil. The great killing centers were six: AuschwitzBirkenau, M a idanek , Ghelmno, Belzec, Sobibor, and Treblinka , all of them named for rural villages near which , in the occupied territories of Eastern Europe, they were built. A camp like Auschwitz murdered very large numbers of human beings daily , but it also served as an administrative center for the camp system as a whole a nd likewise as a source of slave labor for industries producing war materiel. Other camps, Treblinka in particular, were designed for one thing on ly: to kill as many peop le as possibl e, as fast as poss ible. These cam ps, often referred to as "death fa ctories ," embody a principle I would call demonic rather than merely in sane, for insanity has neither . firm structure nor a steady goal. What went on in the killing ce nters was highly organized, and the goal was very definite indeed: routines were established; different methods of killing were experimented with; solid bureaucratic systems implemented the extermination process at every stage of its operation; and large numbers of men an d women went daily a bout their jobs fully awa re th at the ent ire a im of this gigantic underta king was murder , that the main and final produ ct of this modern ized fa ctory system was dea th . The dedi cation of life's energi es to the production of death is a demoni c principle of the first degree. Concomitant with it is a second , similar principle, na mely, that unlike any example of genocide I can think of from the thi ck history of mankind's inhum a nity- the slaughter of the American Indians 5 for exampl e, or the decim a tion of cities that dared to resist this or th a t "world co nqueror" (as Genghis Khan liked t.o ca ll hiin se lf)- t he destruction of the European Jews had no ra tion a l moti ve whatsoever, neither politics nor plunder, neither military strategy nor the moment 's blind expediency. The demonic irrationality of this policy becomes all th e more apparent when we observe th a t if the killing ce nters were geographically remote, they were neverth eless connected by a massive railway system th a t shipped "cargo" mar ked "s pecial treatment" from al l corners of Europe , as far east as Greece. This geographic "swee p" involved the crossing of many national borders a nd is again a n indication of the apocalyptic dimension of the Holocaust. For here, too , the point was not to get rid of this or that group, this or that popul at ion which had come into pol itica l or tact ical disfavor , but to re,1ch as far across the earth as poss ibl e in order th ;1t death , for the Jews , mi g ht be abso lut e. The frenzy ;ind obsessiveness of this drive m ay be gauged from the fac t th at during the last days of the war , when Hitler 's Reich was clearly collapsing a nd every soldier and every piece of a rtillery was desperately needed to defend what was left of the homeland , trains that mi ght have been used to transport troops and war supplies were in stead·, and without objection, employed to ship the last large community of Jews - those of Hungary-to Auschwitz. the soul itself seemed torn. But the worst and most revealing part of their experiment cam e later, when they were inform ed of the ro le they had innocently played. Disturbed by what they ha d don e, some felt compelled to judge the·mselves and they did it in term s of the Holocaust. They suddenly saw themselves as men and women who could indeed behave as Hitler's SS troops behaved-only following orders to be sure, but fol lowing orders nonetheless. And a lthough it is ludicrous to compare a clini cal experiment a t Ya le with events in the death camps, the fact that we do m a ke such spontaneous connections reveals a central truth of our time. At some unconscious level, the image of the Holocaust is with us-a memory that haunts, a sound in g boa.r d for all subsequent evil. For the vict im s of the Holocaust I cannot speak. Th eir ago ny, wh ich to this day is visible in the millions of scratches made by fingernails on the ceilings of th e gas cha mbers , is theirs with a finality none of the li ving ca n know . But for us who dwell in its aftermath, th e most awful thing about the Holocau st is simply that it happened. h entered the world not of fantasy or science Gction but of fact , of history , the world that is real a nd present a nd ours. And judging from things like the Milgra m experiments , from the perpetual fascination with Hitler a nd the Nazis , from the sudden eruption of interest in the Holoca ust itself, its prese nce in memory has not only lasted but-40 years after the event-has grown in force and authority. Simply as a fact and as a precedent , it mocks our desire to affirm life' s goodness and undermines our hope th a t never again will huma n beings gather in such vas t and well-ordered numbers to commit mass murder. It sta nds as proof of the hum an potential for ra di ca l evil a nd therefore also as a prophecy of our possib le future . Which is to say th a t after the Holoca ust , we know, we know full we ll , that life ·can be governed by death . T he first N azi camps, which were set up soon after Hitl er came to power in 1933, were d esig ned as places of dete ntion a nd as training g rounds for the SS. Dachau and Buchenwald were among the most notoriou s, and , although we cannot forget that thou sa nds of people peri shed in these places , we shou ld alsn keep in m ind th at ca mps of this kind were not intended or equipped to be instrum ents of genocide , nor were Jews their only victims. After the outbreak of the war, however , a nd as the N azi po li cy of mass extermination took shape w ith the Jews as primary target, the major " killing centers ," as they came to be called, began to operate. And all of them were located outside the Reich itse lf-as if in this way the Germans co uld indulge in atrocity without tainting German soil a nd JUNE . - . . ,.,,_ 17 ~ - . -~ ..... - ' �Th e H oloca ust is an unpar a ll eled exa mple of power run wild , whi ch is to sa y th a t once evil on this scale pi cks up enough momentum , once it esta bli shes itself in a system of fun ctioning structures, it ca nnota fter a ce rta in cru cia l point - be stopped by any counterforce within itself. Th e worst thing th a t can be said of vas t power is not tha t it in evita bly co rrupts its agents , but th a t a fter som e point its depl oy ment becom es grea ter th a n th e w ill of th e m en wh o serve it. Wh at ca n be d es troyed , will be destroyed , a lesson the H olocaust confirms a nd which w e, with our B- 52s a nd nuclea r subma rines, our ta lk of " death yi elds" a nd " ove rkill ," might wi sh to remember. l "l Th en we think of the N az i camps (of whi ch , by I VV the w ay , there w ere hundreds) , w e tend to think of the m ost notoriou s exa mples , Auschwi tz in par ti cula r , a nd furth er to think in terms of a few compelling images . In th e mind 's fea rful eye, we see long lin es of men a nd women digging th eir own graves. We see Dr. M engel e, immacul a te in his SS uniform , sta nding before endless column s of peopl e on a r ail way ra mp, sl owly moving a single fin ger of hi s g loved ha nd to th e rig ht (d eat h) , to the left (tempora ry life). W e rem ember , from frag m ents of docum enta ry film , open ove ns full of as h a nd bone a nd , perh a ps most per sisten tly, th e giga nti c pil es of the dead being bulldozed into pits . All of this is true , of co urse , bu t such im ages ar e themselves so overwh elming, so fin a l in their a utonom ous horror , th a t the mind stops, defea ted in its effort to comprehend . The dra m a ti c na ture of th e H oloca ust, th a t is to say, a nd es pecia ll y wh en it becomes ma nifest thro ug h iso la ted images, obscures one of its most importa nt as pects. F or th e co ncent rat ion ca mps w ere not only fac tori es of dea th , they were w orlds in whi ch m a ny thousands of m en and women lived, th eir ra nks co ntin ua lly depl eted by dea th from sta rva ti on , from bea ting, from r a ndom killing, from sickn ess a nd exh a usti on , a nd sometimes from shee r suffocation in horror , bu t ra nks imm ediate ly r efill ed with oth er pri so ners w ho th en w ent on with the wo rk o f runnin g th e ca mp , la boring in the fa ctories , sorting the tons a nd tons of clothing a nd utensil s left behind by the victim s. The dea th ca mps we re a world unto themse lves , a nd the wor st thing a bout exi sten ce in such a pl ace, a pa rt from th e filth a nd pa in a nd consta nt da nger , was th a t those pri so ners wh o ha d been "chose n ," who had bee n sent to a wo rk deta il ra th er th a n th e gas cha mber , stayed a li ve onl y by in volvem ent in th e process of killing. Wh en we try lo im ag in e such a wo rld , three qu esti ons of furi ous signifi ca nce a ri se: I low did th e inm a tes of th e dea th ca mps stay a li ve a t a ll ' Wh a t did li vin g und er such co nditi ons do to th eir so ul s, th eir sense of th em se lves as hum a n beings' And w h y did th ey go on w ith th eir horrid wo rk w hen , as survivo rs tell us, it was so mu ch eas ier lo die a nd th e tempta tion to slip into pe rm a nen t ob li vion or deli berately ge t oneself kill ed w a s infinitely m ore a ppealing th a n the w ave ring will to go on ' 18 QUEST /79 C hi ef a mon g th e virtues of J ean-Fra n c;oi s Stein er's T reblinka is that it a nsw ers th ese ques ti ons. N ot in their enti re ty , perh a ps, nor to ever yo ne 's sa ti sfacti on, bu t w ith a degree of passiona te a ttention that provides a n overa ll pi ct ure of th e death camp as a world of its own . !vlore th a n th a t, however, from a mid such da rkness T reblinka p roj ects a n im age of hum a n streng th a nd hum a n goodn ess so fra il ye t stu bbornl y persistent , so ravaged a nd mutil a ted yet rebelli ous again st its own defea t, its own extin cti on , th a t th e H olocaus t itself begins to loo k different wh en the story of this camp beco mes known . Th ere a re ma n y studies of the conce ntra tion camp system (Euge n Kogon 's T he T heory and Practice of H ell is es pecia ll y in st ru cti ve), m a ny m a ps a nd sta ti sti cs , a ll of them va lu a ble. There a re a lso ma ny excellent , indeed in va lu a bl e, acco unts by survivors themselves, persona l ac ts of bearing w itness th a t a llow us to see , if onl y na rrowl y a nd in fragm ents, wh a t survivo rs them selves sa w a nd experi enced. But , so fa r as I know, exce pt fo r J ea n-Fra nc;•- is Ste_iner 's T reblinka there exi sts no story , p resent ed from th e inside, of the orig in , th e busin ess-as- usua l, a nd th e fin a l dem ise of a m aj or dea th ca m p. By "s tory" I mean ex act ly wha t Ari stotl e m ea nt : a hum a n ac ti on throu gh whi ch the age nts th emselves are d efin ed , a n ac tion with a beginning, a middl e , a nd a n end , w ith a ll its pa rts-i~ thi s case a ll th ose free-Fl oa ting im ages th a t ha unt ussubordin ated to a w holeness th a t g ives th e de ta il s a t least some degree of perspecti ve a nd mea ning. Stein er ma nages to reco nstruct the rea lity of one of th e p rin cipal killing ce nters by giving us th e story of the men w ho b uil t it , th e men wh o ra n it , th e m en a nd women who dest royed it. H e did thi s by perso na ll y interview in g a ll th e survivors he was a bl e to find or wh o wo uld permit th emselves lo be fo und -a di stin cti on I ma ke only to suggest th e diffi cult y of Stein er 's und erta king, sin ce to thi s day th ere is un ce rta inty abo u t th e p recise nu m ber of peop le w ho ca me ou t of T reb linka. Th e num ber is somew here aro und 40. Fo rt y out of th e 1,000 ,000 inm ates. Fo rt y out of th e 600 w ho revo lted . The number is pitiful , ye t w ithout thi s tin y remn a nt th e fac ts abo ut T re blink a would never be know n . Th e whole thing would neve r have happe ned . Wh ere th er e is no story, th ere is no rea lity. This meth od has its dra w.bac ks a nd , sin ce it s publica ti on in Fra nce in 1966, T rehlin lw has rema in ed co nt ro versial. Bcc;iu sc tellin g th e stor y from in sid e rc4uircs noveli sti c techni q ues , St ein er free ly portrays d1 ;1racte rs, rcconstit ut cs co11 ve rs;1tion s, a nd (ill s in mi ss in g dc1;1il s in o rcln to co n vey the csse nti ;il s pirit o f th e events on w hi ch th e sto ry depe nd s. I le a lso sulist itu les fi cti ona l na m es lo pro tect the na m es of su rv ivors (th e na mes of th e kill ers a re not cha nged), a nd th ere has bee n hea ted deba te ove r parti cul a r cha racte ri za ti ons. But th ese a re not, I fee l, se riou s obj ecti ons so long as th e st ru ct u re of the story as a w hole re(Da in s tru e to know n facts. And in thi s respect, 'T reblinka is as cl ose to th e fac ts as we a re lik ely to com e. A more vigorou s criti cism has been S tein er's insistent th eme l �of J ewi sh passi vity in the face of impending disaster. But aga in , the centra l event whi ch sets the story of T reblinka a part a nd m a kes the book spe_cia l-the eventu a l revolt of th e p ri soners a nd .the destruction of the ca mp- tempers if not boldl y contradi cts the theme of in action . N ew inform a ti on has com e to ligh t sin ce T reblin ka w as publi shed , but none of it di scredi ts or se ri ously qu a lifi es th e stor y Stein er has give n u s. The possibl e exce ption is S teiner 's depi ction of the m eti culous care w ith w hi ch the " techni cia ns," as he ca ll s th em , went abo ut perfecting th eir infern a l m ac hin e. The arc hitects of th e death camps a ppear as m as ter pl a nners w ho, exce pt for th eir mi sjudgm ent of the J ewi sh will to resist, r a n th e camps with a techni ca l expertise a t once detac hed , controll ed , a nd precise. T o some extent thi s was tru e, a nd Stein er uses hi s portra it of th e " techni cia ns" to give us a se nse of th e deliberate ness, th e fa mous Germ a n at tention to order a nd efficiency w ith whi ch the higher offi cia ls- men not th em sel ves directl y in volved in th e d ay- to-day m adness-oversaw th e opera ti on as a w hole. W e now kn ow , how ever, th a t a gr ea t deal of sloppiness, of tria l a nd error, a nd a lso mu ch heavy d r inking undermin ed th e powe r of these na m eless m en wh o we re once thoug ht to be so full y in comm a nd . Th e most va lu a bl e ev id ence com es from Gitta Ser eny 's se ri es of in terviews w ith F ra nz Sta ngl, w ho had bee n th e comm a nd a nt of Treblink a a t th e tim e of th e re volt. H av ing Aed to Brazil by way of th e so-ca ll ed " V a tica n E sca pe R ou te ," Stangl was extradited in 1967 (th e year a ft er Treblinka ap peared ) a nd sen tenced to life im p ri sonm ent in Du sseldorfR em a nd Pri son . During th e las t days of hi s life he ag r eed to ta lk w ith Sereny, and Into That D arkn ess, the record of th ei r encounter, revea ls a m a n for whom fear a nd bew ilderment had a lways been s pr ings of behav ior . Intelli gent a nd in so me ways ge n u in ely hum a ne but neve r sure of him se lf, S ta ngl was a man w ho was onl y, a nd oft en with mu ch hesita ti on , doing hi s job as a dmini stra to r- a _job w hi ch in volved pa perwo rk more th a n ac tion but w hi ch a lso, in S ta ngl's case , required a la rge g lass of bra nd y so tha t slee p might com e after th e stench a nd outcry of a ty pi cal da y in Treblinka . I T The stages through which the prisoners passed on their way to open revolt can be seen as a regeneration of spirit amounting a lmost literally to resurrection. her e a re, as I have indi ca ted , sca tte red acco unt s of surviva l in T reb link a. But onl y in S tein er 's boo k do we get th e stor y of th e ca mp fro m its beg innings in th e su111111 er of 1942 to it s a brupt end on Au g ust 2, 1943. And wh;1t m;ik es thi s story importa nt is ;i hovc a ll it s endin g. So n ea tl y docs our ha bit o!' bl a ming victim s mes h w ith th e idea that th e J ews "we nt to their dea th lik e shee p" tha t ev id ence to the cont ra ry goes unnoti ced . Bruno Bette lh eim , himse lf a n "ea rl y" survivor of Bu chen wa ld and surely not a sheep , has co ntribu ted more tha n a n yo ne else to thi s mi sta ken noti on by in sisting th a t ca m p pri son ers could not "see th emselves as full y a dult pe rsons," th at th ey fell into an "a non ymous m ass" a nd be haved lik e " in competent children ." S uch p rocla ma tions ignore J UNE 19 �th e ca refull y ca lcul a ted , full y a dult tac ti cs th a t, ever ywhere in th c· concc ntra ti o n ca mps, th e pri so ne rs u sed to cre;1tc und e rgro und o rga ni za tion s a nd ne two rk s of res istance , thu s sav in g th ou sa nd s of lives. Ce rt ;1inl y th e 13 ette lh c im th esis does no t acco unt fo r th e s m a ll revolts w ithin va ri o u s ca mps, a ll of th em doom ed fro m th e sta rt , not to m e ntio n th e W a rsaw G h etto upri sin g, th e des tru ction of Sobibor , or th e hope less r evo lt of th e Au sch w it z Sondercn mmando , w hi ch was ab le, be fo re ba tta li o ns of SS troo ps m ac hin e-g unn ed th em down , to bl ow u p o ne of th e m a in crem a to ri a . Th e stor y of Tre blink a not onl y di sc redits th e "s hee p " th eo r y, it in stru cts u s a new in th e ca pacity of th e hum a n s pirit to e ndure. 1'v1 en a nd wom e n brut a lized beyo nd hum a n recogniti on , ho pe less as we sha ll never be ho pe less, a nd with a bso lutely no h elp or en co urage m ent from o utsid e fo rces- th ese peo pl e w e re neverth e less ab le to rega in a sen se of th eir own worth as hum a n be in gs, o rga ni ze a sys tem of underg round res ista nce, suffer setback a ft e r se tback as me mbe rs we re kill ed , secure a rm s und e r very ti g ht su rveill a nce, a nd th e n m ove togeth e r , w ith o ne spiri t a nd o ne a im , to su ccess full y shoot down th eir ca pto rs a nd blow up th e ca mp . Th e ir a im ::' Th e " mi ss io n " th a t ca rri ed them throu g h month s a nd m o nth s of des pa ir in a project tha t from th e beginnin g seem ed in sa ne? T o bea r witn ess. To rise up a nd fi g ht aga in st im poss ibl e odd s so th a t o ne-a t leas t o ne pe rso n a m o ng th e m -wo uld survive in a bsolute o bliga ti on to te ll th e w o rld wh a t th e n a m e " Tre blinka" ha d com e to sig nify . · C o nsid e r th e cos t, the m ora l d a m age, of such a n u nd ert a kin g. /\ su ccessful ba ttl e could ta ke pl ace onl y throu g h th e co ll ecti ve act io n of pri so ne rs w ho ha d stayed a li ve lo ng eno ug h to orga ni ze th em se lves in to ri go ro us fi g hting units. You ca nnot wage w a r w ithout pl a nnin g , w ith out lea ders, wi th out a strik e for ce di vid ed into specia li zed squ a ds, each w ith its _a ppoin ted tas k. But a n y su ch o rga ni zati on , es p ecia ll y if it mu st sta rt from nothin g, ta kes tim e , a nd tim e in Treblinka mea nt o ne thing onl y: surviva l. Pri soners sta yed a li ve by killing others so th a t th e killin g it self rn uld be sto pped a nd th e crime be m a de kn ow n . Th e logic of thi s p redi ca m e nt w as as te rribl e as th e pl ace itself, a n in to le ra bl e to rm ent som e how to be bo rn e if life and res ista nce we re to support each oth e r. G ivc n th e cxtrc mit y of th e ir initi a l dcg ra d a t io n , the stages throu g h w hi ch the pri so ne rs passed o n the ir way lo open revol t ca n he see n as a rege ne rat ion of spirit ;1111ounting almost lite ra lly to res urrection . Th e first st;1gc of revo lt , th e first hum a nl y pos iti ve an in thi s de rnoni c;1ll y perver ted world , was sui cid e. i\t so m e point , pri son e rs bega n to see th a t by ta kin g th e ir own li ves th ey co uld th e reby say No lo Treblink a, a nd durin g th e ea rl y m onth s th e re w e re m a n y su icides each ni g ht. But th e n the second s tage asse rt ed itse lf. /\s pri son ers bega n to kno w a nd tru st each o th er , esca pe beca me poss ibl e. Tra in s loaded w ith th e clo thing a nd possess ion s of th e dead we re co ntinu a ll y lea ving th e ca mp , a nd , with th e coo rdin a ted he lp of I 20 QUEST/ 79 co mra des, a p r iso ne r could co ncea l him se lf in a loa ded boxca r . Or , aga in w ith th e h elp of o th e rs, a p ri so ner co uld m a ke hi s way to the o pen dit ches wh ere th e dead we re pil ed a nd , lying th e re as if dead , a w a it ni g htfa ll to craw l from th e g rave, slip und er th e w ire (not e lect rified as in Au schwitz), a nd brea k for th e for es t. So m e a tte mpts fa il ed , o th ers su cceeded , a nd t heir su ccess tell s us two thin gs. P eop le o utsid e th e ca mp ce rta inl y did kn ow w hat was go ing o n in sid e. But a lso, in thi s seco nd ph ;1se of defi a nce . small unit s of coopera ti on beca m e es ta bli shed a m o ng the pri so ne rs. w hi ch not o nl y ge ne ra ted a reb irth of hope but sta rted th e process of tru st a nd coll ective orga ni za ti o n w itho ut whi ch th e third a nd fin a l stage could neve r have occurred . i\nd just as esca pe rul ed o ut sui cid e, th e stage of a rm ed revo lt rul ed ou t esca pe. Wh ere th e help of eve r yo n e w as needed , sui cid e and esca pe beca me person a l lu x uri es. To burn down th e camp a nd release pri so ner s in numbers la rge e noug h to in sure th e sur viva l of ;tt leas t a few, no thing less th a n a n absolu te comm u nit y of ~tru gg le, tra nscending per o na l ho pe, beca m e th e o ne w ay to victory. And hence th e va lu e of Freblinka , its hi storica l impo rt as a slory . Th ro ug h tim e a de finite sequ ence of ac ti o n g rew a nd asse rted it se lf, culmin a tin g in o ne of th e m os t unlik e ly triumph s in the hi sto r y of hum a n stru ggle. And with th e sto r y com es a new definition of h ero ism . F o r if, in thi s age of to ta lit a ri a n gove rnm ent a nd m ass murd e r , we a re tcrs pca k of h eroi sm a l a ll , it m a kes sense on ly in te rm s of co ll ecti ve ac ti on deli bera te ly a nd oft en ho peless ly pitt ed aga in st e normous stru ctures of ev il. I t ca nn o t be fr a m ed in te rm s of the old he roi c ethi c, w h ere in th e indi vidu a l, as a n indi vidu a l, de fi es powe r a nd w illin gly di es fo r a g lo ri ous ca use . The re is no g lo r y a nd , in a w o rld w he re death rul es, d ying fo r a n ything at a ll becom es stu pid , becom es a bdi ca ti o n . V e ry few of th e pa rti cipa n ts in th e Treblinka revo lt survived , but w ha t th ey foug ht fo r was life. W e li ve in da rk tim es a nd th e sto r y of Tre blinb is wo rth kn ow ing . It is w o rth holding to w ith a ll th e soul 's streng th . It is, th at is to say, a n exa mpl e of w ha t a ha ndful of hum a n be ings can do, of s piritu a l da m age susta in ed without ca pitul a tion , a nd lik ew ise of a bsolut e power w hi ch tu rn s o ut to he less tha n a bso lute. i\ nd it re mind s us, les t we o ve rlook a s ig nifi ca nt fan, that in th e Mil g ra m ohccli e ncc ex pe rim ents, w hi ch I m e ntion ed ea rli er , if two-third s of t he voluntee rs did as th ey we re o rdered , o ne-third did no l. Th e st ru ctu res of ev il g ro w m o re sop hi stica ted , m ore finel y tuned a nd orga ni zed . Th ey proli f'c r;ttc a nd int e rl ock and a id c;1ch o th e r and cove r th e pl ;1tH'l a nd beg in , lik e th e I l o loca ust, to a ppea r overw he lming. Wh en gove rnm ent s ac ross th e face of th e ea rth , no t ex cluding o ur ow n , a re p re pa red to sac rifi ce po pul at io ns a nd s hoo t clow n protest in a n y form , w hen da rkn ess begin s to see m to ta l, proo f to th e co ntra r y beco m es in va lu a bl e. Wh a t hap pened at Trebl ink a is proof lo th e contra r y, a nd on su ch ha rd ra re p roof o ur hum a nness de pe nds. ~ � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Adriana B. and Peter N. Termaat collection Creator An entity primarily responsible for making the resource Termaat, Adriana B. (Schuurman) Termaat, Peter N. Description An account of the resource Collection contains genealogical, personal, and family papers and photographs documenting the lives and interests of Adriana and Peter Termaat. The bulk of the materials are related to family history and genealogical research carried out by the Termaats, including research notes and materials about places in the Netherlands that were significant to the Termaat and Schuurman families, such as the city of Alkmaar. Other materials in the collection are related to the Termaats' experiences on the eve of and during the Second World War, especially the German occupation of the Netherlands and the Termaats' participation in organized resistance to the Nazis. Also included are materials that document the family's post-war life in the United States, including their public efforts to recognize, commemorate, and honor people and events significant to World War II. Date A point or period of time associated with an event in the lifecycle of the resource 1869 - 2012 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/719">Adriana B. and Peter N. Termaat collection, RHC-144</a> Subject The topic of the resource Netherlands Netherlands--History--German occupation, 1940-1945 World War, 1939-1945 World War, 1939-1945 -- Underground movements -- Netherlands Dutch Dutch Americans Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-144 Format The file format, physical medium, or dimensions of the resource Text Image Type The nature or genre of the resource application/pdf image/jpeg Language A language of the resource eng nl Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-144_Termaat_NWS_1979-The-Lesson-of-Treblinka-335 Creator An entity primarily responsible for making the resource Des Pres, Terrence Date A point or period of time associated with an event in the lifecycle of the resource 1979 Title A name given to the resource The Lessons of Treblinka Description An account of the resource Photocopied magazine article. New American Library. Subject The topic of the resource Treblinka (Concentration camp) World War, 1939-1945 -- Atrocities World War, 1939-1945 -- Prisoners and prisons, German Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/719">Adriana B. and Peter N. Termaat collection (RHC-144)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/81a9c6d05960b29d21bc0e1f47f5b73b.pdf 2f3deb232c425fdb674996854d317579 PDF Text Text The Detroit News -- Monday Section B . , ' . OBITUARIES 3E .. : MORE LOCAL NEWS 3E JUNE 3, 1991 Jews to honor.couple. who risked allto save.their lives ~ helped people the Nazis hunted in .Ho~lan~. ~r THE DETROIT NEWS If the Nazis had caught Peter and Adrienna Termaat hiding Jews during World War II, the young Chris- awardabecausesomanyothen1dkho tian couple officially would have been much more," said Termaat, 77, wh.o labeled as Jewish and killed as ene- with his wife will receive the Courage· mies of Adolf Hitler. to Care Award at 7:30 p.m. in the It was a risk the Termaats dared Jewish Community Center, West ' Bloomfield Township. to tak e on f81'th · "B ut then you rea . 1·1ze th·1s gives ' . .'. rhey ferried Jews m and out of .. you a chance to publicize what haptheir Holland home and the homes of pened," Termaat said. "It gives us a ot~er members .of the underground chance to tell people that if they r~s1stance. Their eff~rts saved the really live their faith, they should hves of co~ntless JeWish men, wom- never say no to a situation like (the en ai:td children. · · · one we faced)." On Tuesday evening, Metro De- , In addition, lgnacy, Helen and troit's Jewish community will honor Cezary Chorazyczewski, who also the Termaats, who now live in Grand rescued Jews, will be honored. The Rapids, and other rescuers who Chorazyczewskis now live in Michibrought moments of light and hope gan. to one of history's darkest periods. The awards also honor the victory "At first, you are loath to accep~ of good over evil, said Abraham \, 1 .,, •-+M ......, 11 . ~t ....1.~.S~:~~~ ¼·l ~G Hi t ....•....,,._ ..._•_.!" :.:., • ' •: ' • \ ! ,•• ' ,' i ( . . ' ... Have~: Peter Termaat and wife, :Adrienna:· :.,:_:,: Br Kate Desmet t ' , · ., " . ,, . · ••' ··· . Foxman, national director:·or '. the Anti-Defamation Leaguer --Who will be the ceremony's keynote speaker. Foxman survived the Holocaust as a child because his Catholic nanny hid him for four years in Poland. . ·· "For years, HoIocaust survivors have borne witness to the magnitude of evil that man· is capable of," Foxman said. · "It is very important for that to be recorded and documented. But the . . message ·of hidden children like my~ self is not one of death and hate and .. evil, but one of life and love. Each :', one of us can tell about one or two or • three people who rejected· evil :and risked their lives to save another , . ..,::,:;} RODGER D. GARRISON/ Auociated Preu • :\1 ,,:~'. I •' I ~ ' ' ', · Peter and Adrlenlia Termaat &Jived .Jews during the war. In DePlease see Holocaust , 2B / trolt-~ ••'on Tuesday, .the'y'll be honored by•a grateful community. • • • .. ., ., ,' I , . -~ , • . • ~ ~ �Holocaust: Jews will honor couple who saved Jna:q.y lives From page 1B human being. . · "It's a testimony to human decency." ·. The Termaats, members of the Reformed Church of America, said their religious roots spurred their heroic acts. ."It was not that we thought a long time about what we should do," Termaat said. "We _just acted on what we saw happening. Here we'd lived in a country where freedom of religion and civil liberties had always been allowed and all of a sudden they were being violated. ' "The Nazis were interfering with Jews at the university and where Jews were living. That had never happened in Holland before." The Termaats, whose first baby was born only 13 days before the Germans marched into Holland in 1940, immediately became active in the underground. By day, Termaat was an accountant. At night, he was active in setting up safe houses for Jews and downed Allied pilots, while his wife cared for Jews who regularly appeared and disappeared from their home with doctored passports and identification papers. One day, as Termaat strode to work in the town of Alkmaar, north of Amsterdam, his minister called out to him. "He told me that a school principal in another town was hiding a young Jewish couple but he couldn't do it any longer," Termaat said. "He asked if I would be willing to help out." ·, . . So Termaat and a local carpenter traveled by train on a dangerous journey to pick up the frightened • couple, who had been engaged to · marry when they fled Germany. "They were amazed to see us and to see that we were willing to take them with us (back to Alkmaar)." But when they-got off the train on their return, the Gestapo stopped the rescuers, who were carrying bags of apples. "The Gestapo knew we did not have apple trees in northern Holland and he wanted to know where we'd gotten them from," Termaat said. "So we just told him they were from friends of ours. "I admired the presence of mind of the Jewish couple. When they saw us get stopped, they just kept walking past us as if they didn't know who we were. The Gestapo eventually let us go and we got the couple into a safe house. They survived the war, got married and saw peace come to the land." . Foxman said society must salute such heroics. · "The majority of people (during the war) were either apathetic, fearful or participated in the Nazi persecution," he said. "Today, living in a time where life is cheap and there is so much violence, we can celebrate life and goodness by honoring the people who showed such great courage in the face of evil.". · � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Adriana B. and Peter N. Termaat collection Creator An entity primarily responsible for making the resource Termaat, Adriana B. (Schuurman) Termaat, Peter N. Description An account of the resource Collection contains genealogical, personal, and family papers and photographs documenting the lives and interests of Adriana and Peter Termaat. The bulk of the materials are related to family history and genealogical research carried out by the Termaats, including research notes and materials about places in the Netherlands that were significant to the Termaat and Schuurman families, such as the city of Alkmaar. Other materials in the collection are related to the Termaats' experiences on the eve of and during the Second World War, especially the German occupation of the Netherlands and the Termaats' participation in organized resistance to the Nazis. Also included are materials that document the family's post-war life in the United States, including their public efforts to recognize, commemorate, and honor people and events significant to World War II. Date A point or period of time associated with an event in the lifecycle of the resource 1869 - 2012 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/719">Adriana B. and Peter N. Termaat collection, RHC-144</a> Subject The topic of the resource Netherlands Netherlands--History--German occupation, 1940-1945 World War, 1939-1945 World War, 1939-1945 -- Underground movements -- Netherlands Dutch Dutch Americans Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-144 Format The file format, physical medium, or dimensions of the resource Text Image Type The nature or genre of the resource application/pdf image/jpeg Language A language of the resource eng nl Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-144_Termaat_NWS_1991-06-03-Detroit-News-Courage-to-Care-Award Creator An entity primarily responsible for making the resource DeSmet, Kate Date A point or period of time associated with an event in the lifecycle of the resource 1991-06-03 Title A name given to the resource Jews to honor couple who risked all to save their lives Description An account of the resource Newspaper article about Pieter and Adriana Termaat's receipt of the Courage to Care Award at the Jewish Community Center in West Bloomfield Township, Michigan. Contributor An entity responsible for making contributions to the resource The Detroit News Subject The topic of the resource Dutch Americans World War, 1939-1945 -- Jews -- Rescue Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/719">Adriana B. and Peter N. Termaat collection (RHC-144)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/a624b32c5654ae803800e1369967c1ee.pdf 74f5975f625494a8935e912d7e529618 PDF Text Text DETROIT AIR REGIONAL OFFICE CENTRAL AIR PROCUREMENT DISTRICT WEST WARREN AVENUE AND LONYO BOUIEVARD DETROIT 32, MICHIGAN 24 Oeto\el' 19JI CEHDE SUBJECT: TO: Authorization for Visit CoaUua\al •• Co ao5 Nara, ,.,.., II.on l. This office interposes no objection to the visit outlined below, providing visit is convenient to the contractor and visitor(}) has ('JHI;,) acce:,s to information commensurate to degree of clearance relative to purpose of visit only: Clearance _______________________ 1Jalla11ltle4 _________ ....,.....__........ ~MILU-1 ln,ma Citizenship _ _ _ct.. .;. . il..;;;..;.1~•.cc.. o~t;:;.. ;•;~•~*=~r~ l aa4=~•=---------------- Employee(/) of _ _ _ _...;..._ __.;..._ _...,:;.._ _ _....;:.._...::;.._-=-_;;;..__;.;;;.;;..;.;;...;;;;.,_~1.. •uoul Classification of Project _ _ _ _ _~•.;..;.;;.._ _ _ _ _ _ _ _ _ _ _ _ __ 2. It is requested that the visitor(s) be notified direDtJ with information copy to this office, in the· event visit is inconvenient. FOR THE AIR RE GIONAL REPRESENTATIVE: HENRY L. O'MALIEY Chief, Security Office � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Adriana B. and Peter N. Termaat collection Creator An entity primarily responsible for making the resource Termaat, Adriana B. (Schuurman) Termaat, Peter N. Description An account of the resource Collection contains genealogical, personal, and family papers and photographs documenting the lives and interests of Adriana and Peter Termaat. The bulk of the materials are related to family history and genealogical research carried out by the Termaats, including research notes and materials about places in the Netherlands that were significant to the Termaat and Schuurman families, such as the city of Alkmaar. Other materials in the collection are related to the Termaats' experiences on the eve of and during the Second World War, especially the German occupation of the Netherlands and the Termaats' participation in organized resistance to the Nazis. Also included are materials that document the family's post-war life in the United States, including their public efforts to recognize, commemorate, and honor people and events significant to World War II. Date A point or period of time associated with an event in the lifecycle of the resource 1869 - 2012 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/719">Adriana B. and Peter N. Termaat collection, RHC-144</a> Subject The topic of the resource Netherlands Netherlands--History--German occupation, 1940-1945 World War, 1939-1945 World War, 1939-1945 -- Underground movements -- Netherlands Dutch Dutch Americans Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-144 Format The file format, physical medium, or dimensions of the resource Text Image Type The nature or genre of the resource application/pdf image/jpeg Language A language of the resource eng nl Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-144_Termaat_DOC_1952-10-24-Security-clearance-for-work-379 Creator An entity primarily responsible for making the resource Detroit Air Regional Office Date A point or period of time associated with an event in the lifecycle of the resource 1952-10-24 Title A name given to the resource Termaat Authorization for visit Description An account of the resource Authorization for Pieter Termaat to visit Grand Rapids, Michigan as a contract employee of Touche, Niven, Bailey & Smart. Subject The topic of the resource Dutch Netherlands Emigration and immigration Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/719">Adriana B. and Peter N. Termaat collection (RHC-144)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/d9b1510d765e575b2b7990953d1a7e31.pdf 1c6c8b9050b13e67119e457e42f23bdf PDF Text Text MASTER PLAN OF POLICIES CITY OF DETROIT MAYOR Coleman A. Young CITY COUNCIL Maryann Mahaffey, President Gil Hill, President Pro Tern Keith Butler Clyde Cleveland Barbara-Rose Collins David Eberhard Nicholas Hood Jack Kelley Mel Ravitz PLANNING DEPARTMENT • Ronald J. Hewitt, Director Daniel N. Lewis, Deputy Di rec.tor �DETROIT MASTER PLAN_DF POLICIES TABLE OF CONTENTS ,s ~ I. INTRODUCTION 100 101 II. I-1 I-4 CITY-WIDE POLICIES 201 202 203 204 205 III. 300 301 302 303 304 305 306 307 308 309 310 311 ~ ~ Introduction to Master Plan............ Record of Changes to Master Plan •••.•. IV. Social Development . . . . . . . . . . . . . . . . . . . . Economic Development . . . . . . . . . . . . . . • . . . Physical Development ..•..•..•......•.. Intergovernmental Relations .....•.•.•. Future Land Use Plan . . . • . . . . . . . . . . . . . . II-1 II-36 II-49 II-90 II-103 URBAN AREAS POLICIES Introduction to Urban Areas ....•.•.... Central Business District ...........•. East ................................. . East Central . . . . . . . . . . . . . . . . . . . . . . . . . . Near Northwest . . . . . . . . . . . . . . . . . . . . . • . . North . . . . . . . . . . . . . . . . . • . . . . . . . . . . . . . . . Northeast . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Northwest . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Riverfront . . . . . . . . . . . . . . . . . . . . . . . . . . . . Southwest . . . . . . . . . . . . . . . . . . . . . . . . . . . . . West .•••••••••••..••••..••.•..••••..•• Woodward . . • . • • . . . • . . . . . . . . . . . . . • . . . . . . III-1 III-2 III-20 III-41 III-60 III-74 III-86 III-103 III-122 III-123 III-145 III-158 DEFINITIONS AND STANDARDS 401 402 403 Land Use Definitions & Standards ..... . Trafficways Definitions & Standards .. . Zoning Definitions . . . . . . . . . . . . . . . . . . . . IV-1 IV-10 IV-15 APPENDIX A. Index to Master Plan A-1 �THE DETROIT MASTER PLAN OF POLICIES INTRODUCTION ARTICLE 100 INTRODUCTION SHORT TITLE: This document shall be known and may be cited as the DETROIT MASTER PLAN OF POLICIES. CHARTER PROVISIONS RELATED TO MASTER PLAN OF POLICIES: In November, 1973, the citizens of the City of Detroit approved the adoption of a new City Charter which restructured government to make it more responsive and effective. Many changes were made and innovations introduced that were to affect the planning process. The Preamble and Declaration of Rights section, being the first section of the Charter, set the tone and standard for all that followed. The adoption of the Detroit Comprehensive Plan (Master Plan of Policies) was intended to be one of the primary mechanisms to carry out the intent of the Charter, especially as expressed in the Preamble and Rights sections. The Detroit Comprehensive Plan (Master Plan of Policies) was defined as an integral part of the planning and decision-making process affecting the social, economic, and physical welfare of the City. THE MASTER PLANNING PROCESS: The research and writing of this Master Plan of Policies was done by the City of Detroit's Planning Department, within guidelines set by the Mayor. Numerous persons were contacted, both in the public and private sectors, and numerous meetings were attended. A number of preliminary meetings were held with citizens in every portion of the City. In addition, copies of the Master Plan of Policies were distributed to all Detroit public libraries and to numerous civic organizations, government agencies and neighborhood groups. Responses are incorporated into this Plan where appropriate. The continuous input of Detroit citizens into the Master Plan process was envisioned by the City Charter and formalized in an annual updating process outlined in Section 8-102: Periodic Review. This provision emphasizes both the desirability for input from citizens and the 3/90 I-1 �INTRODUCTION THE DETROIT MASTER PLAN OF POLI~IES necessity process. for change that is inherent in the Master Plan ' rn a larger sense, this Master Plan of Policies is not just a document but a process of which the document is one part. The document's role is to reassess past and projected policies and actions in the light of a long-range perspective. It is a taking of bearings, a pause of community self-assessment, along the path of a continuing journey. There is a continual need to replan. PURPOSE: The Master Plan is intended to give stability and a sense of direction, but also deliberately intended to allow flexible and realistic responses to changes in public needs, to unexpected opportunities, and to unforeseen social and economic changes. It is intended to suggest preferable directions. The Master Plan of Policies is an advocacy document that articulates the policy position of the City of Detroit to the private sector, to other government agencies, and to the world at large. The Plan also suggests possible strategies and programs that will help to implement a particular policy. The Master Plan is intended to provide a policy framework that will guide the development of more programmatic and more specific plans such as the five-year Capital Agenda, Community Development Area Plans, Department budgets, and zoning regulations among other things. SUMMARY OF POLICIES: Taken altogether, the policies set forth in this document cover a wide range of issues. They attempt to address the major concerns of the City of Detroit, such as the need to stabilize the level of population, the need to diversify the economic base, the need to train and retrain workers for future jobs, and the need to reinvest in underutilized facilities and infrastructure. Finally, the policies recognize the leadership function which the City of Detroit plays and has played traditionally within the southeastern Michigan region. The problems of development faced by Detroit today will likely become the problems in vast areas of the region tomorrow. The ability of Detroit to meet development challenges successfully is a gain for the entire region and for the State of Michigan. 3/90 I-2 �THE DETROIT MASTER PLAN OF POLIC~ES INTRODUCTION MASTER PLAN ORGANIZATION: The Master Plan of Policies is divided into chapters and further subdivided into articles. The two main chapters are City-Wide Policies and Urban Areas Policies. City-Wide Policies includes all policies and suggested methods for implementation that apply to the City of Detroit as a whole. Also the City-Wide Existing Land Use map and Future Land Use and Trafficways map are a part of this chapter. Urban Areas Policies treat specific geographic areas of the City and the policies which apply to those areas. An index map to the geographic areas is provided to facilitate locating the desired area and policies. Finally, a chapter dealing with definitions and technical standards is included as well as a chapter containing useful background information. 3/ 90 I-3 �THE DETROIT MASTER PLAN OF POLI~IES INTRODUCTION ARTICLE 101 RECORD OF MASTER PLAN CHANGES 3/90 I-4 �THE DETROIT MASTER PLAN OF POLIG_IES SOCIAL POLICIES ARTICLE 201 SOCIAL GOALS, POLICIES, AND STRATEGIES INTRODUCTION TO SOCIAL POLICIES To implement the intent of the Preamble, Declaration of Rights, and Planning Process sections of the 197 4 City of Detroit Charter, the following general Master Plan social goals and policies should ( 1) be used to analyze existing policy statements for completeness and comprehensiveness, and also (2) be used as a tool for the formulation of new policy proposals for major program areas and major projects. The basic idea of these following social policies for Detroit is to help maintain positive neighborhood and family environments that will support a productive, informed, and concerned citizenry and community. Some of the policies speak to the eliminating of factors that hurt the Detroit community, such as limited educational achievement, drug dependency, and lack of job opportunity. The policies also make clear that a socially healthy community is not the responsibility of government alone but everyone shoulders a portion of the work to be done. This involves churches, neighborhood associations, block clubs, schools, and civic associations. The quality of Detroit's social environment has a powerful impact on the stability of households and thus on the stability of the level of population in the City. It is the aim of these policies to improve the quality of Detroit I s social environment and to make Detroit a more attractive place for people wishing to live and raise their families here. The policies herein address a wide range of social needs and pertain to areas where, in some cases, the City has no direct control. Nevertheless, the City of Detroit must do all in its power to serve its people's needs and to articulate and advocate those needs whenever necessary. 3/90 II-1 �THE DETROIT MASTER PLAN OF POLICIES SOCIAL POLICIES EDUCATION POLICIES POLICY 201-1: Continual education. Recognize that in today's society good education is an essential preparation for all aspects of life, that education must be continual throughout an individual's life, and that many institutions, not just the school system, do or could contribute to the education process. METHODS: Increasing public awareness of the multiple purposes of education, the continual need for it, and the diverse potential sources of learning. Emphasizing the school system as a primary component of the education process while incorporating other appropriate components. Working for increased use of the media as instruments for public education. POLICY 201-2: Educational environment. Insure that there is a safe and secure environment conducive to the learning process in the schools, and that pupils have adequate opportunities to have the good nutrition, general good health, and supportive social services necessary to enable them to learn at an optimum level. METHODS: Encouraging the schools to develop and enforce more evenly and consistently a student code of conduct that students and faculty perceive as safe, equitable, and beneficial. Enforcing rules and regulations that isolate rowdy and intimidating members of the community from the student body. Utilizing influential members of the community to stress the importance of education to students and provide role models on a personal contact basis. Encouraging the schools to assign early morning patrol shifts to monitor the arrival of students and staff to prevent assaults and thefts; developing means such as CCTV, alarms, nontransparent doorways, etc., to prevent 3/90 II-2 �THE DETROIT MASTER PLAN OF POLI~IES SOCIAL POLICIES unauthorized entry to school facilities; increasing school security personnel; increasing community patrol and block club watch groups; establishing a high school student security apprentice program. Developing or improving programs to educate parents and the community to be more instrumental in the primary and secondary educational process. Encouraging parents to make home .' more conducive to and supportive of their children's learning. Reinforcing and improving programs intended to correct or improve conditions that make learning difficult for individual pupils; developing new programs, where necessary. Encouraging the reinstatement of school community agents specifically charged with the task of working to improve the immediate community in which the school is located. POLICY 201-3: Quality education. Insure that the quality of instruction in the schools is the best available; utilizing state-of-the-art methods and equipment. METHODS: Encouraging the schools to hire the most competent teachers available, teachers well-qualified in the subject matter they teach, and with dedication to assisting students to learn. Insist that teachers continually upgrade their knowledge and skills. Encouraging the schools to require teachers to keep abreast of the latest teaching methods and equipment, and to teach about the implications of the latest important technological innovations. Encouraging the schools to develop diverse pay scales that can adjust to changing demand in key teaching areas. Working to increase the length of the school day and year, to decrease class sizes and teachers' extra duties, and increase teacher salaries with rewards for excellence in teaching. Encouraging the schools to establish a teacher evaluation system that rewards superior teachers, encourages average 3/90 II-3 �SOCIAL POLICIES THE DETROIT MASTER PLAN OF POLICIES teachers to improve, inadequate teachers. and improves or terminates Encouraging the schools to develop liaisons with private enterprise that might lead to the acquisition of various state-of-the-art equipment. POLICY 201-4: Basic competency. Encourage policies that will keep the dropout rate from high school as low as possible, and insure that those completing their secondary education have achieved a basic degree of competency in the skills required for everyday living and the skills necessary to compete in the job market. METHODS: Requiring individuals to pass basic competency tests. Encouraging schools to motivate all students and help reduce dropout rates. Creating alternative programs for those students unable to cope with the traditional environment. Providing special handicapped. programs for the gifted and Improving marketing of the vocational-technical schools. Providing for the continued monitoring of the job market to determine trends in occupations and to determine which occupational skills may be needed. Improving liaisons with the business community to provide for on-the-job skill development, access to entry level jobs, and to monitor occupational trends. POLICY 201-5: Adult education. Insure that the educational system offers opportunities for adults to acquire the skills needed for functional day-to-day living as well as the everchanging job market. METHODS: Utilizing the existing adults in basic skills. 3/90 educational network to train II-4 �THE DETROIT MASTER PLAN OF POLICIES Developing programs with education to employees. employers SOCIAL POLICIES to of fer remedial Utilizing the new vocational/technical centers for adults and youth. POLICY 201-6: Post-secondary education system. Encourage a post-secondary education system that makes excellent education available to all who are qualified in the community, educates students to fulfill their personal potential as well as to staff the businesses and institutions of the area, advances basic knowledge and provides research for the private and public sectors of the community, and contributes to an attractive and dynamic urban environment. METHODS: Urging that scholarship programs and other financial assistance for the qualified and needy student be maintained. Encouraging the universities to extend the outreach of their programs to satellite locations within the City, e.g., the work place. Encouraging post-secondary institutions to provide for the continued monitoring of the job market to determine trends in occupations. Developing a coordinative mechanism among industry, government, and academic institutions to encourage exchange of ideas and staff to increase the practical relevancy of what is taught and its applications. Encouraging colleges and universities to identify and design university research that would help government and industry as well as advance basic knowledge. Encouraging universities t6 offer to students majoring in science or mathematics auxiliary teacher certification programs. Regulating private vocational schools to encourage high quality relevant training. 3/90 II-5 �THE DETROIT MASTER PLAN OF POLI~IES SOCIAL POLICIES POLICY 201-7: Multi-faceted education. Encourage education programs which educate the whole person, that help the individual toward personal fulfillment, and instill selfdiscipline and responsibility. METHODS: Encouraging programs to educate how the mind and body work, how they can be nurtured, and how to become socially productive. Encouraging students to perform community service as a way of nurturing social skills. Promoting the concepts and training of the "liberating education", i.e., developing critical awareness, skills of inquiry and analysis, and self-assurance and independence. Encouraging the availability of enrichment programs for adults. POLICY 201-8: Education - culture and values. Encourage all students, from an early age, to develop a value system that upholds the general ideals of society. METHODS: Stressing the importance of the family unit as the basic structural element of society. Impressing upon young adults from an early age responsibilities of having and raising children. Teaching youngsters about drugs, alcohol, futility of criminal behavior and values. the the ultimate Developing the student's sense of ethics about work, honesty, and being productive, useful members of society. Utilizing positive, inspiring examples and role models to demonstrate the pleasures in a life of honest work, development of skills, achievement, family, community and wholesome recreation, even at a modest level of income and wealth. 3/90 II-6 �THE DETROIT MASTER PLAN OF POLICIES SOCIAL POLICIES LIBRARY POLICIES POLICY 201-9: Financial support for public libraries. Support increasing and stabilizing financial support for the public library system. METHODS: Assuring S~ate support of the costs of the Main Library. Encouraging system. citizen support groups for the Library Reducing financial costs from loss of unreturned or damaged books by implementing the local misdemeanor ordinance. POLICY 201-10: Technological innovations in library services. Encourage use of the latest technological innovations in the operations and delivery of services by the library system to the public. METHODS: Encouraging the library system to implement the longrange plan and budget for phasing in technological improvements. Encouraging the contributions. system to seek grants and in-kind Encouraging public libraries to provide training and access to computers; access to public domain programs; develop connections for home computers to information systems; make use of cable and public television; expand use of bookmobiles, borrowing of tapes and records, including video tapes; and, aid the public in accessing university and private information sources generally. RECREATION, ARTS AND CULTURE POLICIES POLICY 201-11: Leisure time. Recognize the importance of leisure time activities for mental, physical, and social health, and for the development of human potential; and, educate for the self-awareness and leisure skills necessary for life-long constructive uses of leisure. 3/90 II-7 �SOCIAL POLICIES THE DETROIT MASTER PLAN OF POLIG_IES METHODS: Working leisure person. with the educational system to establish a education program for developing the whole Establishing computerized directories free to users showing location and hours of popular and traditional leisure opportunities. Providing leisure counselors and as field workers. in multi-service centers Developing and promoting mass media programs supportive of whole person development. Developing more community service volunteer programs. Better interrelating leisure with other human service systems for joint sharing. POLICY 201-12: Public outdoor recreation. Provide opportunities for public outdoor recreation activities in proportion to population density and to the availability of alternative (non-City) services. METHODS: Retaining and improving existing recreation land. Where feasible, consolidating small inadequate parcels into larger, more functional sites. Acquiring and developing new underserviced areas of the City. recreation land in Insuring that adequate maintenance funds are available for new recreational property and facility acquisitions. Acquiring public easements where outright purchase of land is not feasible. POLICY 201-13: Public indoor recreation. Provide opportunities for public indoor recreation activities in proportion to population density and to the availability of alternative (non-City) services. 3/90 II-8 �THE DETROIT MASTER PLAN OF POLIC.IES SOCIAL POLICIES METHODS: Providing indoor recreation operations funds permit. space, as capital and Renovating recreation facilities to increase accessibility for handicapped persons and to protect the health and safety of users. Insuring that programs are offered to all age groups of both genders in a safe and secure setting. Providing recreation programs for groups, including senior citizens, mentally handicapped persons. special population and physically and Continuing to broaden the functions of recreation and community centers to provide a multi-service approach to meeting the human service needs of all age groups and populations. POLICY 201-14: Public parks and recreation: coordination. Improve coordination efforts between City government and nonCity agencies providing recreation services to City youth, seniors, and handicapped. METHODS: Increasing coordination between the City administration and the Detroit Public Schools. Converting surplus private as well as public properties to recreation uses. Strengthening coordination between the public and private non-profit sector providers. the Continuing to coordinate between City recreation providers and arts agencies and facilities for cultural arts expansion. Establishing greater coordination between the City and State handicapped and community placement recreation services. Developing joint publicity programs apprising community of the various recreation opportunities. 3/90 the II-9 �THE DETROIT MASTER PLAN OF POLIC..IES SOCIAL POLICIES ,POLICY 201-15: Financial support for public parks and recreation. Increase financial support from non-City sources for public parks and recreation programs. METHODS: Supporting efforts to increase State and Federal funding. Increasing City revenues by use of fees for service and concessionaires. Working with developers in joint ventures. Expanding contributions to City parks and recreational programs from private sources. POLICY 201-16: Arts and culture: participation. Increase exposure to, and participation in, traditional art activities by new audiences. METHODS: Supporting and increasing student, senior, and other special audience transportation to centers of traditional culture and related cultural events. Fostering arts and awareness of local history. Encouraging the availability for school-related programs of professional artists and historians and the traditional arts; support public exhibitions, concerts, plays, and recitations in nontraditional places. Encouraging use of all types of media in promoting awareness and education in the arts and local history. 201-17: Ethnic and neighborhood arts. Encourage ethnic art activities and neighborhood arts events. POLICY METHODS: Encouraging festivals. neighborhood ethnic Reinforcing smaller ethnic centers activities on a year-round basis. 3/90 and and arts/crafts encouraging II-10 �THE DETROIT MASTER PLAN OF POLICIES SOCIAL POLICIES Continuing and increasing support for ethnic cultural institutions. Encouraging use of ethnic arts and architectural elements in new building development. Promoting art in public places. Examining the feasibility of a special high school for the visual and performing arts; strengthen the current programs for the performing arts in the public schools. Utilizing neighborhood theaters as cable programming feed centers, providing neighborhood arts activities with a broader audience. POLICY 201-18: Historic preservation - significant buildings. exceptionally significant individual historic buildings, especially those illustrating phases of Detroit's history, and those which are meaningful to contemporary Detroiters interested in the past history of their own or other ethnic groups. Preserve METHODS: Preserving prominent and excellent examples of various historic building styles. Identifying people, events, locations, and structures that are significant to the City's history, and preserving buildings, placing plaques, or recording by photography and representative artifacts to preserve that heritage. Recognizing places of historic events for a sense of heritage among residents and to make the City more interesting and understandable to visitors. Making sure the relevant local history is recorded and presented in museums and schools. Recognizing and preserving the multi-ethnicity of the City as it relates to the architecture, major events, and contributions of the City residents. POLICY 201-19: _A_r_t_i_s_t_s_'__w_o_r_k_i_n~g'-_a_n_d__l_i_v_1_·n__.._9__c_o_n=d_i_t_i_o_n_s_. Facilitate improvements in artists' working and living conditions . • 3/90 II-11 �THE DETROIT MASTER PLAN OF POLI~IES SOCIAL POLICIES METHODS: Fostering the establishment of low cost health and legal services for artists and their families. Encouraging the legal conversion of lofts into artists studios. Encouraging groups of artists to develop and organize joint exhibits and marketing outlets. ·~ Supporting the establishment of centers for drama, dance, music, and other appropriate arts. Establishing an artists' co-op, owned by artists themselves, for the purchase and rental of supplies, materials, and equipment. Establishing an artist access media center services and equipment. to provide Encouraging the services businesses to hire artists on a part-time basis. POLICY 201-20: Financial support for arts and culture. Foster and insure financial support for the arts, with the aim of rationalizing, stabilizing, and expanding Detroit's already established but fragmented arts and culture industry. METHODS: Supporting efforts to increase Federal funding arts. to the Supporting the reestablishment of public service arts employment programs. Supporting increases in State support and Detroit representations for the arts and cultural institutions in Detroit. Encouraging funding. the development of cooperation for arts Encouraging new private and corporate sponsorships for the arts . • 3/90 II-12 �THE DETROIT MASTER PLAN OF POLICIES SOCIAL POLICIES Examining the current fee structure of City museums and zoo to maximize revenues. Encouraging private support groups for all museums and zoo. Helping foster the recognition by the private sector that the arts and culture make noteworthy contributio ns to the daily economy of the City. Exploring the possibility of cultural investment. tax incentive bonds for Providing developmental assistance for the reforming of a Detroit-based recording industry: aid in the development of other arts and cottage industries. Encouraging the economic growth of the non-profit arts sector. Providing developmental assistance to arts organizations in setting up enterprises. Encouraging the development of booking, promotion, and arts marketing enterprises. Promoting arts and cultural activities for tourism. Encouraging and providing support to Detroit artists and arts organizations who are eligible to apply for funding. POLICY 201-21: Natural heritage. Recognize the role of humans in relation to their natural heritage and foster conditions that will insure this heritage for generations to come. METHODS: Repairing or replacing the Zoological Park exhibits and training staff, applying current knowledge of animal preservation and propagation. Strengthening educational services at the Zoological Park, including construction of an educational center and interpretive signage. Increasing marketing of natural available in City facilities. 3/90 heritage resources II-13 �THE DETROIT MASTER PLAN OF POLIC..IES SOCIAL POLICIES Promoting public awareness programs in ecology and our natural heritage. POLICY 201-22: Private non-profit recreation services: voluntary/charitable agencies. Encourage increases in recreation services provided by the voluntary/charitable agencies in areas now underserviced by them. METHODS: Strengthening coordination between recreation services providers for efficient and equitable allocation of resources. Encouraging the establishment of new recreation services or the expansion of recreation services in high youth, low-income areas of the City. Assisting in the promotion of programs and the recruiting of volunteers to lead groups. Supporting the retention of non-profit recreation agencies. POLICY 201-23: Private non- rofit recreation services: employers and/or unions. Encourage employers and or unions to provide their employees with convenient recreation services and an esthetically pleasing work environment. METHODS: Encouraging businesses recreation programs. to Insuring that the City is a establishing fitness programs. establish fitness model employers for and in Encouraging owners of large buildings to provide some common space for fitness programs. Encouraging landscaping, plazas, and landscapes in the work environment. Encouraging "quality of workplace" conditions. POLICY 201-24: Private non-profit recreation services: senior residential and community placement. Encourage operators of senior residential and community placement facilities to provide recreation programming for their residents. 3/90 II-14 �THE DETROIT MASTER PLAN OF POLI~IES SOCIAL POLICIES METHODS: Pressing for legislation requiring that senior residential centers provide recreation services for their residents. Developing a cadre of professionals to train volunteers to visit and provide programs at senior residential centers. Obtaining funding from the State to finance some of the recreational services needed. POLICY 201-25: Private non-profit recreation services: community recreation associations. Encourage the establishment of locally-supported community recreation associations. METHODS: Developing and distributing an instructions package for establishing community recreation associations and working with communities to help them establish them. HEALTH POLICIES POLICY 201-26: Protection of health. Take measures to protect residents, workers, and visitors from threats to their health in an urban environment such as Detroit that contains various health hazards with the potential to kill, injure, and disable individuals and substantially affect the health of the entire community. METHODS: Lessening the potential for traffic accidents and reducing the likelihood of death and injury by improving trafficways. Lessening the demand on trafficway systems by encouraging the use and improvement of public transportation. Reducing violent deaths including accidents, homicides, and suicides by encouraging alcohol and drug abuse prevention through education. 3/90 II-15 �THE DETROIT MASTER PLAN OF POLICIES SOCIAL POLICIES Eliminating environmental hazards through the continued monitoring of air and water, adequate sewage disposal, and requiring auto safety and emission inspection. Updating regulations on the chemicals. use of pesticides and other Updating regulations on the transportation of hazardous chemicals. Encouraging health and sex education programs in the school system with emphasis on communicable diseases such as Acquired Immune Deficiency Syndrome. POLICY 201-27: Prevention of expensive medical treatment. Direct more health care financial resources toward preventive efforts which reduce the necessity for expensive in-patient medical treatment. METHODS: Encouraging inter-institutional cooperation to eliminate duplication of resources. Supporting legislative action control capital expenditures. requiring Supporting legislation requiring annual increases in spending. hospitals hospitals Encouraging changes in insurance plans increased consumer awareness of costs. to to to contain stimulate Encouraging the implementation of stricter measures to eliminate financial abuse of prepaid medical/health programs. Encouraging the enactment of legislation to allow health care coverage of the unemployed by Medicaid. Recognizing the relationship between health status and socio-economic conditions of residents. Implementing those policies and strategies described elsewhere in this document which are directed toward improved socio-economic conditions of Detroit residents. 3/90 II-16 �THE DETROIT MASTER PLAN OF POLICj:ES SOCIAL POLICIES Continuing Early Periodic Screening, Diagnosis and Treatment (EPSDT) program sponsored to assure that those receiving public assistance have access to preventive health care and early treatment. Encouraging the development and implementation of community heal th education programs to inform people about health, illness, disability, and ways to improve their own health. Supporting the strengthening of community mental health programs. Developing and implementing nonmoralistic educational programs, particularly directed at young people, which inform of the consequences and dangers of irresponsible use of alcohol and drugs. Encouraging industry involvement in health maintenance and promotion such as through exercise programs and provision of fitness facilities. Urging public schools to continue public immunization programs. Urging public schools to programs in the schools. continue health protection POLICY 201-28: Prevention and treatment of drug and alcohol abuse. Encourage programs that help to prevent drug and alcohol abuse, especially among young people, and programs that provide the necessary treatment for those people wishing to relinquish drug or alcohol dependency. METHODS: Encouraging programs in the school system that teach youngsters self-esteem and let them know the potential dangers of drug or alcohol abuse. Encouraging the formation of support groups such as Alcoholics Anonymous to assist those who need continued reinforcement after treatment for drug or alcohol dependency. Providing a variety of types and levels of treatment for drug users. 3/90 II-17 �THE DETROIT MASTER PLAN OF POLIClES SOCIAL POLICIES Continuing those existing drug treatment centers operated by the City. Providing drug education programs using funds acquired through impoundment. POLICY 201-29: Mental health. Urge State agencies to review the results of cost-cutting efforts and develop prog r ams when they are needed. METHODS: Urging State action to develop improved alternatives to deinstitutionalization of the mentally ill, particularly for the existing and potential homeless population. POLICY 201-30: Health system. Recognize the necessity for accessible and available medical resources for Detroit residents, and further recognize the labor intensive nature of the health care industry. Detroit should remain the regional center for medical care and should be established as a center for research and development of medical technology. METHODS: Supporting efforts to enhance the Detroit Medical Center and discouraging the trend toward hospital proliferation. Support accessibility of health facilities for veterans in the Detroit metropolitan area by the relocation of the Veterans Administration Hospital to the Medical Center. Making all efforts to attract medical research and development activities to the Medical Center. POLICY 201-31: Health care. Support those measures which assure access to and delivery of comprehensive health care to every resident. METHODS: Encouraging home health care and day care as a viable, cost-containing alternative to in-patient care. Supporting strong enforcement affecting communicable diseases. 3/90 of public statutes II-18 �THE DETROIT MASTER PLAN OF POLIG_IES SOCIAL POLICIES Aggressively acting to treat and isolate if necessary diagnosed cases of communicable and infectious diseases including Acquired Immune Deficiency Syndrome (AIDS). Intensifying programs aimed at rodent, animal, and lead control. Supporting mobile health teams to treat the homeless. Requiring ppen access to medical facilities in the City for all City residents and their physicians. POLICY 201-32: Physical and mental well-being. Encourage and support active measures to upgrade and maintain high levels of physical and mental well-being of the individuals of the community. METHODS: Treating mental health services as a complement to and coordinated with physical heal th services. Improving coordination of community health services and facilities with other social services in the City would be a beginning step in establishing a more effective network of helping services. PUBLIC PROTECTION POLICIES POLICY 201-33: Police Department Image. Continue to promote the image of the Police Department as an integral part of the community, representing social order and the general wellbeing of the community. METHODS: Increasing police presence and visibility throughout the City for other than criminal activities. Increasing Police Athletic League (PAL) activities. Initiating Police Department involvement in schools. Encouraging the participation and assistance of the media in forming opinions relative to the role of police in improving the general quality of life and image of the community. Accentuating to the Police Department personnel that their role is to help citizens, not just fight crime. 3/90 II-19 �THE DETROIT MASTER PLAN OF POLI~IES SOCIAL POLICIES POLICY 201-34: Efficiency of the Police Department. Maintain an efficient Police Department capable of responding to and preventing criminal activity. METHODS: Increasing police presence and visibility. Concentrating efforts to rid our community of the career criminals. Actively promoting cooperative crime prevention efforts between government, the private sector, and citizens. Increasing efforts to organize neighborhood-watch type groups and other crime prevention programs. Seeking funds for justice system. public protection and the er iminal Implementing fully the Precinct Reorganization Plan to equalize workloads and improve efficiency. Investigating and adopting proven technological advances to improve police service. POLICY 201-35: Integrated Police Department. Maintain a well-integrated Police Department, providing services in a nondiscriminatory fashion. METHODS: Continuing the court approved affirmative action policy. Continuing to promote and recruit superior applicants. Continuing to stress police nondiscriminatory attitudes toward the public. POLICY 201-36: Community participation in crime prevention. Increase the participation of the community in crime prevention programs. METHODS: Expanding on Detroit's leadership role by encouraging neighborhood revitalization strategies that incorporate both physical and social er ime prevention techniques. 3/90 II-20 �~- THE DETROIT MASTER PLAN OF POLICIES SOCIAL POLICIES The primary objective must be to reduce the fear of crime in our city. Recognizing the importance of the media in forming opinions, encouraging the media to be more sensitive to crime issues. Aim to reduce fear of crime and increase the community's sense that social order exists. Encouraging neighborhood business expansion in the City through the use of tax incentives and other methods. POLICY 201-37: Drug enforcement. Discourage and eliminate the production, importation, distribution, or sale of narcotics in Detroit. Discourage the availability of all items used in the manufacture and use of narcotics. METHODS: Supporting efforts of the Federal government to halt the narcotics trade at the national and international level. Increasing surveillance and arrest of local drug dealers and their employees. Continuing programs of arresting drug users. POLICY 201-38: Fire protection: focusing on prevention and education. Continue to protect human life and property from the perils of fire, focusing on fire prevention awareness and education. METHODS: Implementing a computer system capable of providing information about the flammable or hazardous contents of structures in areas. Continuing to conduct an effective educational program dealing with fire prevention. Encouraging the extinguishers. use of smoke detectors and home fire Encouraging continued Federal financial participation in local fire protection efforts. Continuing to maintain a Fire Department that is capable of responding effectively to all fire emergencies. 3/90 II-21 �~r THE DETROIT MASTER PLAN OF POLICIES SOCIAL POLICIES Continuing.to insure that residential units are escapable in emergency situations. Encouraging the introduction of more fire retardant material in buildings and elsewhere and introducing selfextinguishing cigarettes. Promoting efforts to eliminate the willful act o f false fire alarms. Continuing to conduct analysis of fires that occur along with their underlying causes. POLICY 201-39: Fire: code enforcement and elimination of fire hazards. Enforce all appropriate code requirements and develop programs to provide for the elimination of structural fire hazards. METHODS: Continuing to conduct regular code inspection programs. Emphasizing fire prevention through public inspection, regulation, and incentives. education Developing programs that provide for the elimination of structural fire hazards. Making a comprehensive reexamination of all legislation dealing with fire protection. Encouraging property maintenance practices to eliminate the accumulation of refuse and combustibles. POLICY 201-40: Additional prison space. prison space to incarcerate felons. Provide additional METHODS: Giving an offenders. appropriate prison sentence for repeat Promoting support of additional prison space. Finding alternatives to the Emergency Powers Act which reduces prison sentences as the result of overcrowding. POLICY 201-41: Juvenile court system. effectiveness of the juvenile court system. 3/90 Improve the II-22 �THE DETROIT MASTER PLAN OF POLI!;_IES SOCIAL POLICIES METHODS: Making prevention the primary goal in treating potential juvenile offenders. Remanding juveniles demonstrating a pattern of violent criminal activity to the adult court system. Other thah for status offenses, requiring juveniles charged w{ th a er ime to appear with their parents in Juvenile Court. Including restitution and community service in juvenile sentences. Holding parents accountable children. Providing adequate offenders. for detention the actions facilities for of their juvenile POLICY 201-42: Educational system and criminality. Support and improve the educational system to help prevent growth of criminality. METHODS: Training teachers, counselors, and volunteers recognize students who are undergoing difficulty learning or coping. to in Building support programs into the school system and other institutions to counteract unstable family life and negative role models. Using schools development. as a building block for neighborhood Encouraging increased funding of local education through a more broad-based,equitable tax structure. Actively promoting stronger linkages between the Police Department and the educational system. Fostering Head Start and child abuse prevention programs. 3/90 II-23 �THE DETROIT MASTER PLAN OF POLICIES SOCIAL POLICIES POLICY 201-43: Anti-crime legislation. Investigate utilize Federal and State anti-crime legislation. and METHODS: Actively seeking anti-crime grants to provide for more police officers in the neighborhoods and increased citizen involvement. Promoting efforts to include social and economic programs as crime prevention measures. Making comprehensive examination of the effectiveness of all anti-crime legislation. POLICY 201-44: Economic factors and their effect on criminal behavior. Recognize that unemployment and/or the lack of opportunities for economic advancement are particularly acute for many Detroiters. METHODS: Convincing businesses and manufacturers to locate jobs in Detroit. Carrying out development. the Master Plan policies for economic POLICY 201-45: Prevention of arson. Remove dilapidated and vacant structures that are prime targets of malicious fires and arson. METHODS: Identifying arson-prone special programs. areas and target appropriate Boarding or demolishing vacant or vandalized structures. Encouraging immediate demolition of dangerous buildings. Eliminating improper combustibles . • 3/90 dumping and open storage of II-24 �THE DETROIT MASTER PLAN OF POLIC_JES SOCIAL POLICIES ,POLICY 201-46: Arson penalties. Eliminate incentives and encourage severe penalties against those engaging in arson. METHODS: Working with insurance companies to identify fires caused by arson, thereby invalidating insurance claims and reducing arson-for-profit. Identifying arson-prone areas and targeting appropriate special programs. Investigating measures that would lead to sentencing for persons convicted of arson. mandatory Educating the criminal justice network to the social and economic damage caused by arson and to the need for stronger sanctions. Instilling values in the citizenry that will reduce arson stemming from malicious acts. POLICY 201-47: Response to disaster. Improve the capacity of the City of Detroit to respond to any kind of natural or man-made disaster. METHODS: Maintaining and updating adopted City emergency plans. Acquiring additional communications Emergency Operations Center. equipment for the Improving the City warning siren system. Continuing the periodic training exercises for designated City emergency personnel. Conducting an expanded education program for departments and for the general public. Maintaining liaison with other State and Federal agencies with "emergency-related" responsibilities. SOCIAL SERVICES POLICIES POLICY 201-48: Child, spouse, and parent abuse. Place a high priority on the prevention of child, spouse, and parent abuse. 3/90 II-25 �THE DETROIT MASTER PLAN OF POLIG_IES SOCIAL POLICIES ,METHODS: Putting a stronger emphasis on early detection of children at risk or likely to be at risk with special emphasis on infants because normal community surveillance of infant abuse is difficult. Providing temporary shelters and encouraging the availability of legal counsel for battered spou s es. Developing programs to deal with parent abuse. POLICY 201-49: Consumer education. Continue to deliver the educational and informational services necessary to enhance the daily living conditions of the citizens of the City. METHODS: Processing consumer complaints promptly, providing statistics on trends and information about new needs for consumer protection and, in general, continuing to reduce the incidence of consumer misspending and fraud against consumers through consumer education and information. POLICY 201-50: Neighborhood self-help. Actively support neighborhood or community-based self-help organizations which a r e e n g a g i n g i n l o c a l h o u s i n g construction/conservation/rehabilitation efforts. METHODS: Encouraging clean-up, lot maintenance, and reuse projects of all types which would contribute to improvements in the neighborhood areas. Initiating City-supported smallscale neighborhood improvement projects for the purpose of demonstrating the effectiveness of such efforts. Supporting neighborhood-based housing programs providing them with a wider variety of services expertise. and and Promoting wider and increased publication of successful neighborhood self-help initiatives. Considering policies to bring about legal transfer of ownership or management control from owners who abandon or disinvest in their property to tenants. 3/90 II-26 �THE DETROIT MASTER PLAN OF POLIC,lES SOCIAL POLICIES Reviewing City housing programs to consider possible revisions or new programs that will provide additional financial resources. Seeking financial and technical assistance to support community-based neighborhood housing efforts. Promoting and encouraging increased private initiatives in City programs and community efforts. Instituting an electronic data processing capability to support neighborhood housing activities and communitybased organizations. Providing new housing units for moderate income persons using sweat equity and owner-builder concepts. Considering establishing special zoning to provide neighborhoods with more latitude and a larger tool arsenal to enhance their own development and vitality. Encouraging programs for housing repair. to develop do-it-yourself skills POLICY 201-51: Neighborhood stabilization. Use available housing resources as feasible to stabilize and/or revitalize neighborhood housing conditions and aid in reversing the process of physical-economic decline occurring in some City neighborhoods. METHODS: Finding ways to shorten the tax foreclosure process and to shorten the period between housing abandonment and measures to secure houses from vandalism. Putting more emphasis on the obligations of property owners to maintain property. Giving priority to funding neighborhood programs generate continued community investment. that Working to improve the quality of repair contractors. Providing accurate information, informed counselors, and needed aid and advocacy services to City residents. 3/90 II-27 �THE DETROIT MASTER PLAN OF POLICJES SOCIAL POLICIES Supporting efforts that will enable people with lower incomes to remain in stable, viable, but nonexclusionary City communities. Encouraging increased public, private, and community cooperation in neighborhood security efforts. Advertising neighborhood stabilization/revitalization efforts that are successful. Encouraging local merchants to sponsor community activities and to maintain a close relationship with the communities in which they are located. POLICY 201-52: Self-help for handicapped. Assist handicapped to become as self-sufficient as possible. the METHODS: Developing and maintaining public buildings and facilities so as to facilitate the social, economic, and physical mobility of the handicapped and physically impaired. Unless totally impractical, encouraging and requiring private developers to make provisions for accessibility by the handicapped and physically impaired members of our society. Mak-ing provisions for the employment of handicapped and physically impaired persons in development projects. Carrying out public functions in forums that provide full accessibility to the handicapped and physically impaired. Avoiding erecting barriers that inhibit the free participation of the handicapped and physically impaired members of the community. POLICY 201-53: Neighborhoods as supportive environment for families. Every viable neighborhood should have the highest possible level of basic public services - clean water and air, public safety protection, housing support (code, zoning, and other ordinance enforcement), sewage and solid waste disposal, street maintenance, traffic and parking control, public health measures, transportation, education, etc. 3/90 II-28 �THE DETROIT MASTER PLAN OF POLIC__JES SOCIAL POLICIES METHODS: Determining the level of community organization and interaction with other entities at which the City can be most effective in supporting the efforts of community groups. Providing technical assistance to neighborhood groups in their efforts to relate to public and other agencies around problems with services at the neighborhood level. Providing supporting and technical assistance to community groups in identifying activities of a self-help nature to improve the quality of life in their neighborhoods. Continuing and enhancing activities which place resources at the disposal of community level organizations for improvement of conditions. Strengthening the neighborhood participation City agencies in technical assistance, mobilization, and use of existing resources. level of resource Strengthening neighborhood level commercial establishments and assisting development of a productive resident-commercial service relationship. Continuing to advocate the interests of Detroit neighborhoods at State and SEMCOG levels in dealing with proposals which may result in the destabilizing of Detroit neighborhoods. POLICY 201-54: Social services to families and individuals. Determine the exact size, characteristics, and location of the population which is "at risk" in regard to adequate income, housing, and neighborhood conditions. External negative pressures on families should be reduced to the greatest degree possible. METHODS: Seeking resources and collaboration (universities, United Community Services, et al) to develop and carry out a sophisticated assessment of its overall conditions. 3/90 II-29 �THE DETROIT MASTER PLAN OF POLIG__IES SOCIAL POLICIES Involving its own and other neighborhood level organizations and agencies in a continuation study in targeted neighborhoods. Studying local impact of cuts and changes in legislation and regulation of Federal and State programs. Defining ways in which negative trends and impacts on people in Detroit can be lessened. negative Examining very closely the relationship between the condition of "homelessness" in the City and the State's II program of deinsti tutionalization of stabilized" mentally ill persons. Seeking outside resources and collaboration to evaluate, propose strategies, and resources for action in regard to adequate social services. Seeking and establishing more effective coordination and planning such as United Community Services, schools, and New Detroit in the area of the development of income and the treatment of other social problems. Evaluating use of City resources in terms of their efficiency and effectiveness, the level of its commitment to easing the impact of social problems, and the determination of ways in which local government can be most effective in its activities in the areas of: influence; enlisting of highly skilled, capable private resources (human and monetary); coordination; technical assistance and financial support to skilled organizations and agencies. POLICY 201-55: Non-traditional households. Support housing activities and programs engaged in providing adequate housing and support services to meet the housing needs of non- traditional households. METHODS: Encouraging development of affordable and safe housing needed by non-traditional households, with a supportive environment for both adults and children. Supporting ( SRO) . 3/90 efforts to improve Single Room Occupancy II-30 �THE DETROIT MASTER PLAN OF POLICIES SOCIAL POLICIES Supporting efforts to provide support services needed by non-traditional households. Monitoring conversions of SRO buildings to apartments, cooperatives, and condominiums that tend to displace SRO occupants. Supporting efforts to provide shared housing opportunit~es to non-traditional households which desire it. POLICY 201-56: Services for the homeless. Take action to reduce homelessness and to provide effective and coordinated services to the homeless. METHODS: Developing additional uni ts of transitional and permanent housing units dedicated to the homeless. Preserving current single-room occupancy buildings. Establishing a clearly designated coordinator of services to the homeless. Supporting the development of a center for homeless persons. comprehensive service Continuing to support agencies which provide services to the homeless. POLICY 201-57: Prenatal care and parenting skills. Every expectant mother should have access to good prenatal and follow-up care regardless of ability to pay. METHODS: Taking definite steps to determine the exact extent of lack of prenatal and follow-up care and cause mobilization of resources and cooperative efforts to combat in the areas of: infant health; teen pregnancies; training in parenting skills (for both parents); continued formal education for teen parents; coping skills for "at risk" parents (all ages and both parents) of infants; youth employment (male and female); strategies for involvement of both parents in the rearing and protection of the child; child abuse. 3/90 II-31 �THE DETROIT MASTER PLAN OF POLIC..IES SOCIAL POLICIES POLICY 201-58: Elementary school-age children and their parents. Provide adequate protection of the health and welfare of this age group as a major deterrent to both future social adjustment problems and the costly remedial measures required to correct them. METHODS: Maintaining "community" is especially important at this stage. These children are just beginning to move out of the family circle and to be required to negotiate broader systems (neighborhood and school, primarily) and to discover the nature of "their community". Lack of safe passage in the neighborhoods between home and school causes children to become more vulnerable to abuse from persons external to the home, in addition to vulnerability in the home. The protective aspect of community is vital at this stage. Providing expanded programming in recreation centers for elementary and pre-adolescent age youngsters. Including protection of elementary school-age children in studies to determine exact conditions in Detroit in areas of: early childhood education and health status. Including action against child abuse crime prevention program. in any concerted Devising a definite plan for coordination of appropriate City services and assigning responsibility for the carrying out of the City's role. Maintaining methods and relationships whereby the City can be abreast of the status of the programs which do exist in the City, determining gaps in accessibility, and taking action at appropriate levels. POLICY 201-59: Adolescent population. Provide adequate protection of the health and welfare of this age group as a major deterrent to both future social adjustment problems and the costly remedial measures required to correct them. METHODS: Promoting neighborhood conservation. 3/90 II-32 �THE DETROIT MASTER PLAN OF POLIG_IES SOCIAL POLICIES Promoting neighborhood and community atmosphere which is protective of children and youth. Promoting neighborhoods organized to be hospitable rather than hostile to youth. Publicly encouraging programs involving all of the neighborhood and higher level mechanisms for positive influence on youth, with involvement of the youth themselves in design and implementation. Local government should support the legislation for youth as well as adult employment - including wide ranging opportunities for voluntary work experiences. Providing local government support for equitable financing of educational institutions and special programs for the "at risk" population. Finding ways to help prevent teenage suicides. Provide adequate services to deal with those who run away from home. POLICY 201-60: Working parents. Encourage greater workplace flexibility to accommodate the needs of working parents with young children. METHODS: Encouraging employers to make scheduling adjustments in the work place. Encouraging assistance to workers in regard to child care at or near work sites. POLICY 201-61: Independence for elderly persons in planning and managing their own lives (incomes). Elderly persons should be assured of income and support adequate to meet their basic needs. METHODS: Actively promoting development of wide ranging opportunities for retraining and reemployment of Detroit's large unemployed middle-aged work force. 3/90 II-33 �THE DETROIT MASTER PLAN OF POLIC~ES SOCIAL POLICIES Supporting legislation and other activities which protect opportunities for employment of those elderly persons who are able and desirous of working. Providing active legislative support for changes in Social Security laws which discriminate against women: namely, the inability to benefit from their own Social Security contribution independent of those of their spouses and the 10-year marriage duration clause in regard to divorced women. POLICY 201-62: Independent old age (health and mobility). Services which assist elderly persons in achieving and maintaining physical health and mobility should be available and accessible without regard to economic status. METHODS: Promoting activities which encourage elderly persons in achieving and maintaining physical health and mobility should be available and accessible without regard to economic status. Continuing and increasing programs encouraging nutrition and other health promoting activities. good Encouraging activities which emphasize training of health professionals {including doctors) in the field of geriatrics, helping the aging population to maintain high standards of health for the longest possible period of time. Encouraging programs which make affordable for elderly persons. adequate health care Encouraging appropriate public health nursing, in-home health care aide programs for the elderly, and day care as a viable alternative to the more expensive in-patient hospital and nursing care. Assuring handicap accessible buildings. Assuring transportation which is convenient and meets special needs at low cost. Involving elderly persons in the planning of programs to serve their age group and neighborhoods. 3/90 II-34 �THE DETROIT MASTER PLAN OF POLICJES SOCIAL POLICIES POLICY 201-63: Independent old age. A coordinated network of Social Services to older citizens should exist in the City, with special emphasis on services to elderly persons with special needs. METHODS: Coordinating appropriate City services with those other agenciies providing services to the elderly. of Encouraging the efforts of agencies to bring about a higher level of effectiveness nd efficiency through coordination of their services. Encouraging programs which give wide ranging opportunities for passing on of values, skills, experiences from the senior generation to the younger. 3/90 II-35 �THE DETROIT MASTER PLAN OF POLICIES ECONOMIC POLICIES ARTICLE 202 ECONOMIC GOALS, POLICIES, AND STRATEGIES INTRODUCTION TO ECONOMIC POLICIES The economy of Detroit has long been based on the manufacturing of transportation vehicles and consumer durable goods. Detroit industry has produced every type of transportation vehicle from autos to aircraft, from steamships to spaceships. In the 1980's, however, Detroit's economic base is experiencing a profound transformation: it is moving from a reliance on manufacturing jobs toward an increased emphasis on service-oriented jobs. The economic policies set forth here recognize the importance of the past as well as the future: they address both the manufacturing sector and services sector and the challenge to retrain and re-educate Detroit's labor force so that the transition from past to future will benefit all workers. The policies also recognize the increased participation of women in the labor force and the many implications this has for child-rearing practices and the social environment. Finally, Detroit's closeness to Canada and its location on the Great Lakes/St. Lawrence Seaway is viewed as a very positive economic factor. The general economic climate of the community is the element which allows the other needed social and physical improvements to happen. The economic policies are fundamental to the future of Detroit. They are the foundation upon which other kinds of development will build. EMPLOYMENT POLICIES POLICY 202-1: Full employment for Detroit residents. Continue to assign the highest priority to attaining full employment for Detroit's residents. METHODS: Helping unemployed to plan better for their re-entry into the work force. 3/90 II-36 �THE DETROIT MASTER PLAN OF POLICJES ECONOMIC POLICIES Insuring adequate unemployment benefits, and encouraging unemployed to get skill retraining when needed. Recognizing workers' needs for security, predictability, advancement, and quality work life. Continuing realistic programs to attract new industry in targeted areas. Promoting incubation of new industry. Balancing stability with growth. Creating an environment attractive to business and industry relative to taxes, services, education, and setting. Promoting new services employment in selected areas. Exploring shorter work weeks and benefits of available jobs. job sharing to spread Fostering entrepreneurship, solving credit and insurance barriers. When unemployment is high, increase public sector especially rebuilding infrastructure. jobs, Encouraging support for youth corps. Encouraging City. placement of job providing institutions in Supporting tax credits for employing and training hard core unemployed. Seeking countercyclical funding f ram the Federal Government to cities with the most severe business cycles. POLICY 202-2: Economic development planning and delivery system. Maintain an economic development planning and delivery system at a level which will enable Detroit to (1) make enlightened decisions in the area of economic development; and ( 2) compete effectively in the battle to retain and expand Detroit's existing employers and tax base and attract new employers. METHODS: Expediting government approval process for developers. Encouraging formation of district employer associations. 3/90 II-37 �THE DETROIT MASTER PLAN OF POLICJES Assisting prospective incentives. Assisting employers improvements. employers ECONOMIC POLICIES to get financial in land assembly and infrastructure Encouraging training of entrepreneurs. Coordinating development to maximize overall impact. Encouraging development agencies to study overall economy and make the most of multiplier effects. Surveying employers to determine what is most needed. POLICY 202-3: City of Detroit employment base. Continue and, where feasible, upgrade the planning and implementation of programs and projects aimed at maintaining and expanding employment opportunities in the City in order to (1) provide jobs for residents unable to commute: (2) provide adequate levels of local retail commercial services for residents; and, (3) improve the City's tax base. METHODS: Making use of viable "enterprise zone" legislation. Providing transportation to where jobs are located. Revising laws to give adequate special incentives to locate in central city locations. Discouraging building public "urban sprawl". facilities which encourage POLICY 202-4: Education and job training and retraining. Provide Detroit residents the qualifications and job skills necessary to ( 1) enable them to compete effectively for available jobs, and (2) provide a skilled labor pool that will enable Detroit both to retain existing employers and attract new ones. METHODS: Using incentives to provide on-the-job training. Working toward a more effective and better funded Federal job training program. 3/90 II-38 �THE DETROIT MASTER PLAN OF POLICJES ECONOMIC POLICIES Working with school system to insure timely and suitable training for youngsters to enter the work force. POLICY 202-5: Equal employment opportunities for minorities. women. and the handicapped. Continue and, where feasible, upgrade the promulgation and enforcement of rules and the planning and implementation of programs and projects aimed at providing equal employment opportunities for minorities, women, and the handicapped. METHODS: Pursuing affirmative action for minorities, women, and the handicapped. Expanding "Head Start" programs and day-care programs. Encouraging labor unions to include minorities, females, and the handicapped in apprenticeship programs. Supporting programs. flexible working hours and/or work at home Supporting principles of equal pay for equal work. Supporting small business assistance for women. minorities and POLICY 202-6: Job opportunities and services for women. Make a special effort to improve job opportunities and related support services for female heads of households. METHODS: (Many of the approaches for serving these women would also aid in meeting the needs of men, especially single parents. ) Facilitating work-at-home arrangements and flexible work schedules for single parents. Encouraging neighborhood level community support systems for "fragile" families. Encouraging creation of child-care centers and latch-key programs. Inducing continuing public discussion of the causes of and remedies for female poverty that results in large numbers of children growing up in adverse poverty circumstances. Exploring "job sharing" strategies. 3/90 II-39 �THE DETROIT MASTER PLAN OF POLICJES ECONOMIC POLICIES SERVICE SECTOR POLICIES POLICY 202-7: Growth potential of service industries. Target plans, programs, and projects to retrain and expand service industry employers because this is the primary sector of the economy where there is growth. METHODS: Recognizing health services as major job providers. Encouraging Detroit financial nationally competitive. institutions to remain Encouraging foreign banks to locate in Detroit. POLICY 202-8: Retail development. Stimulate the local entrepreneurial talent of the City of Detroit by helping those already in business to compete effectively on a regional basis, and by encouraging new community-serving businesses to develop in the City. METHODS: Increasing the quality and use of market survey techniques to determine the significant consumer market segments in Detroit. Encouraging individual merchants and businessmen's associations to become sensitive to the needs of particular groups of consumers, such as the elderly, single-parent households, female shoppers, male shoppers, workers with limited time to shop, youth, visitors, conventioneers, etc. Encouraging Detroit's educational community to make pupils aware of the possibilities of their becoming entrepreneurs. Encouraging education for creative problem solving. Encouraging training in entrepreneurship for adults. Encouraging local merchants to form associations to make collective purchases for cost savings, for bookkeeping and cost-cutting devices, market information, and credit problems. Encouraging the development of shoppers' cooperatives and other forms of local ownership. Encouraging local merchants to sponsor special community events and in general maintaining close relations with their local community. 3/90 II-40 �THE DETROIT MASTER PLAN OF POLIOES ECONOMIC POLICIES Surveying existing businesses that may wish to locate outlets in Detroit (such as off-price retailers) and assisting in finding suitable locations. Encouraging the location of chain stores. POLICY 202-9 Commercial (for-profit) recreation and entertainment: an economic development tool. Recognize the strong role that the commercial recreation sector plays in the City economy and promote it as an economic development tool. METHODS: Promoting the downtown and adjacent commercial entertainment center. areas as a major Promoting the convention and tourism industry focusing on the Central Business District. Encouraging commercial water-related the riverfront. recreation uses on Encouraging artists and art groups. Helping promote other entertainment facilities in the City. POLICY 202-10: Cultural events. Recognize the value of cultural events for attracting tourists to the City, and promote them as an economic development tool. METHODS: Understanding and fostering the economic relationship between the recreation and culture programs. Developing a concentrated area, cooperatively backed by both public and private development, for non-profit arts and cottage craft industries, theaters, dance studios, design and fashion outlets, musical venues, food, shopping, and for-profit entertainment outlets. Fully restoring and promoting facilities like Fort Wayne. historically important Renovating and promoting for cultural and business use historical buildings, warehouses, and movie palace structures. Increasing tours of industrial plants and other businesses. 3/90 II-41 �ECONOMIC POLICIES THE DETROIT MASTER PLAN OF POLIC..JES Encouraging the development of travel and promotional packages featuring all aspects of Detroit's cultural offerings. Monitoring all arts activity and ancillary economic dollar multipliers in the public, private, and non-profit sectors. POLICY 202-11: Role of high technology in the economy. Utilize the knowledge that high technology is not a separate economic sector but a facet of the modernization of home, offices, factories, and the developing of plans, p r ograms, and projects to improve Detroit's economy. METHODS: Attracting and developing high tech industries encouraging availability of venture capital. and Promoting use of advanced technology in City agencies, and coordinating with private sector use. Encouraging further industrial processes. "research and development" in Supporting testing and training labs for small companies. POLICY 202-12: Energy usage. Monitor the role energy plays in Detroit's relative economic advantage. METHODS: Conducting more systematic research about - the role of energy considerations in industrial location; pinpointing problems and seeking solutions affecting industrial location in Detroit. MANUFACTURING POLICIES POLICY 202-13: Manufacturing employment. Continue and, where feasible, upgrade the planning and implementation of programs and projects targeted at retaining and expanding manufacturing employment even though the relative size of this sector of the economy is declining rapidly, because manufacturing jobs in general pay a living wage to their employees. METHODS: Supporting the auto industry as a continuing base of the economy and assist the "just-in-time" inventory process. 3/90 II-42 �THE DETROIT MASTER PLAN OF POLICJ:ES ECONOMIC POLICIES Encouraging the local steel industries to modernize. Encouraging local industry to use the local aluminum scrap. Supporting updating of machine-tool industry. Encouraging diversifying the economy. Fostering export. food processing industries, especially for Developing a local manufactured housing industry. Monitoring new modernization. industry trends and encouraging Fostering entrepreneurship and innovation. Utilizing available State funds related business. to aid food processing- POLICY 202-14: Industrial employer retention and expansion. Continue and, where feasible, upgrade Detroit's plans and programs to facilitate the retention and expansion of existing industrial employers. METHODS: Providing financial expansion. assistance for modernization and Organizing and supporting industrial district associations. Assisting employers to find new markets. Assisting in land acquisition through various means including assemblying and inventorying vacant parcels and expediting the transferral process where appropriate. Encouraging relocating to new Detroit facility when needed, or to stay nearby in the region if a suitable site is not available in Detroit. Encouraging legislation to attract or retain employers. Determining problems of employers through regular contacts. Improving trafficways around industrial areas. 3/90 II-43 �THE DETROIT MASTER PLAN OF POLICIES ECONOMIC POLICIES POLICY 202-15: Industrial employer attraction. Continue Detroit's plans and programs to attract new industrial , employers, including new branches of existing companies and, where feasible, upgrade them. METHODS: Providing financial incentives for new employers including City equity position in projects where appropriate. Promoting k~owledge of the fact that there exists a pool of skilled tool and die, model and pattern makers in the Detroit area. Promoting the advantages of the proximity and cooperative economic relationship between Detroit and Windsor, including the advantages brought about as a result of the Free Trade Agreement. Promoting unique sites near Port, Airport, etc. Assisting employers to find and develop sites, as needed. Maintaining and expanding industrial/commercial development promotional programs. Seeking suppliers of auto plants and foreign manufacturers to move to Detroit. Incubating new companies. Recruiting manufacturers which are counter-cyclical, where possible. less cyclical or POLICY 202-16: Industrial site availability. Maintain an inventory of available industrial sites and facilities of various sizes so that requests from employers wishing to locate or relocate in Detroit can be met on a timely basis. METHODS: Developing methods to make Detroit site costs competitive with suburban locations. Maintaining an inventory of vacant, ready to develop industrial sites of various sizes and transport options. Marketing the foreign trade zone. 3/90 II-44 �THE DETROIT MASTER PLAN OF POLIGJES ECONOMIC POLICIES Assembling usable industrial parcels by combining vacant, obsolete industrial with vacant and deteriorated nearby residential use areas. Working with realtors in placing industries. Maintaining an inventory of shared space for sale or lease in multi-use buildings, and exploring the possibility of shared services. Exploring use of industrial "shell" buildings. Demolishing potential. isolated vacant plants without economic HOUSING POLICIES POLICY 202-17: Private sector reinvestment in housing. Take appropriate actions to influence and facilitate increased private sector involvement in public programs that will propel and sustain City neighborhood-housing stabilization initiatives and promote City-wide revitalization. METHODS: Encouraging private residential development. Periodically, reviewing the · building code for anachronisms and City practices. Making available to the private sector a City-wide analysis and profile of Detroit neighborhood-housing needs. Giving priority to funding neighborhood programs that generate continued community investment with less public involvement. Supporting neighborhood-based housing programs. Insuring strict enforcement of the Michigan anti-redlining law and the community reinvestment act. Devising programs which facilitate and encourage higher levels of housing construction, maintenance, repair, and rehabilitation. Reviewing local housing development procedures and requirements to eliminate overregulation and unnecessary delays. 3/90 II-45 �THE DETROIT MASTER PLAN OF POLICIES ECONOMIC POLICIES Considering cooperative working programs between the financial institution, the City, property owner, and the tenants to induce rental property improvements. Encouraging more direct dialogue between development interests and community residents. private Developing programs to train minority housing developers, contractors, and rehabilitation workers. Considering 'programs to reduce land costs associa t ed with neighborhood-housing development using appropriate incentives. POLICY 202-18: Housing demand. Take appropriate actions to stimulate increased demand for Detroit housing by all household types. METHODS: Improving public/private housing availability. information sources on City Insuring that fair housing legislation is enforced. Pursuing additional housing renters and home buyers. subsidies for lower income Pursuing employment and training programs which create job opportunities and provide skills. Reviewing local zoning ordinances and building codes for changes that will facilitate providing appropriate housing. Encouraging private market participation to provide housing choices. Supporting Federal and State legislation that would provide assistance to central city new housing construction and rehabilitation. Considering possible revisions or new programs that will provide additional financial resources to reduce the cost of housing. Promoting the systematic marketing of Detroit's image. Considering possible revisions or new programs to make more favorable mortgage financing available. 3/90 II-46 �ECONOMIC POLICIES THE DETROIT MASTER PLAN OF POLICIES Maintaining and developing public transportation facilities which make the City accessible. Encouraging increased public, private, and cooperation in neighborhood security efforts. Supporting the development of amenities through capital and operating programs. Advertising the neighborhoods. City's commitment community and to services improving POLICY 202-19: Home ownership. Continue to promote efforts to stabilize and increase the level of home ownership and owner-occupied housing in the City. METHODS: Facilitating the removal of blighting conditions. Working with the insurance industry to provide a full line of insurance coverage at reasonable rates. Providing adequate funds and purchase and maintain homes. financing mechanisms to Supporting added State, Federal, and local programs that increase home ownership. Monitoring and assessing the viability of condominium and cooperative conversions. Supporting additional free or at-cost home repair and maintenance programs for lower income owners. Informing the public about different kinds of mortgages and their pitfalls. POLICY 202-20: Detroit city finances. Increase Detroit's tax base by promoting development. Obtain a fair share of Federal and State entitlement funds. This should be done so that the City will have adequate stable revenue sources to provide services to residents and employers, with an overall tax burden and fee-for-services schedule no higher than the average for communities in southeastern Michigan. METHODS: Implementing programs. 3/90 the City's development and employment II-47 �THE DETROIT MASTER PLAN OF POLICIES ECONOMIC POLICIES Implementing acquisition of adequate funding from State and Federal sources. POLICY 202-2la: Water supply rates. Maintain water rates at as moderate a level as possible which will provide sufficient revenue for proper system maintenance and operation but will not hamper economic development within the built-up area or discourage water sales to customers. POLICY 202-2lb: Sewerage rates. Maintain sewerage disposal rates at a moderate level which provides sufficient revenue for proper system maintenance and operation, does not hamper economic development within built-up areas, or discourage cooonunities from joining the Detroit system. METHODS: Retaining present customer base. Improving working relationships with system customers and the general public. Carefully reviewing all requests to extend services beyond the present areas in order to discourage urban sprawl. 3/90 II-48 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL ARTICLE 203 PHYSICAL DEVELOPMENT GOALS, POLICIES, AND STRATEGIES INTRODUCTION TO PHYSICAL DEVELOPMENT POLICIES The City of Detroit grew in distinct waves of population immigration. The period between 1910 to 1930 saw the population of the City increase from 465,700 to 993,700, a 113% increase. As a consequence of these surges in residents, much of the physical development of Detroit took place during such periods. More than 47% of the current housing stock was built during 1910 to 1935. In addition to housing, many public facilities such as schools, libraries, electrical substations, sewers, etc., were built at the same time. The policies presented here are aimed at addressing the problems inherent in the simultaneous aging of the housing stock, industrial buildings, and other facilities on such a large scale. Modernization, replacement, and reuse are all strategies appropriate to Detroit's physical condition. While the process of urban growth normally proceeds by adding new structures to the outer fringe of development, the process of aging is not as defined as that of growth. This means that while much of the inner areas of Detroit are in need of attention, some areas are aging or deteriorating more rapidly than others. The policies urge sensitivity to varying levels of deterioration and differing strategies of redevelopment. Correction of land-use problems cannot be done by the public sector alone. Individual property owners, business people, and neighborhood groups must all do their share. Collaboration between them and the public sector is essential. REDEVELOPMENT POLICIES POLICY 203-1: Attrition and renewal of physical facilities. Conservation of the City's physical resources should be a major priority of the City. Demolition should be a last resort to remove a major safety hazard. Special incentives for rehabilitating existing structures must be continued and expanded. 3/90 II-49 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL METHODS: Holding owners responsible for the condition of unoccupied property, and shortening the period before government is legally allowed to take action to salvage or demolish the building. Encouraging utilities and banks to make provision~ for retrofitting of structures. Encouraging owner occupancy of structures, condominium and cooperative ownership types. special including Encouraging and educating owners and potential owners to perform preventative maintenance and early repair on their property. POLICY 203-2: Vacant land. Promote optimal reuse of vacant land: exercise necessary actions to control and properly maintain vacant land. METHODS: Developing a computerized land use inventory information system to identify vacant property and target areas for development opportunities. Conducting design competitions to heighten awareness of available vacant City development sites. Expanding existing City practices regarding interim uses for vacant land, including City-owned vacant parcels being sold to adjacent property owners, using parcels by neighborhood groups for parking or as play lots and community gardens. Expediting the process of vacant land transferral where appropriate. Promoting development of City-owned surplus lots and providing new housing units for moderate income persons using sweat equity and an owner-builder concept. Reducing land costs associated with development, appropriate incentives. using Identifying whether there are physical constraints or basic infrastructure problems with existing City development sites and resolving them as appropriate. 3/90 II-50 �PHYSICAL THE DETROIT MASTER PLAN OF POLICIES Improving the City maintenance of vacant lots to eliminate problems of rodent infestation and other public health concerns. Considering possible development plans. land trades to facilitate City Insuring that new housing construction involving infill sites is designed to conform with the existing architecture. Consider transferring ownership of vacant lots to community organizations who are willing to improve and/or maintain them under a contractual arrangement with the City. POLICY 203-3: Redevelopment. Combat and contain neighborhood and commercial blight, remove blighted structures, assemble land for redevelopment, rebuild neighborhoods, and when necessary to a limited degree relocate families into other neighborhoods with better social and physical conditions. METHODS: A limited program of blight clearance and carefully coordinated relocation can create a new market for some housing units in relatively good condition in those areas of Detroit currently viable but with little demand. The new owners would have a home in good condition with high equity and low monthly payments. At the same time, land could be assembled for rebuilding of deteriorated neighborhoods including a wide range of housing types and including new opportunities for high income, moderate income as well as low-income housing. In some cases, land could be made available to encourage job-producing business to locate or expand. House moving should be explored to make use of vacant lots in nearby neighborhoods. POLICY 203-4: Community resource areas. Treat concentrated employment areas as resources for the whole community. METHODS: Maximizing the economic and employment potential of the Central Business District and Woodward area. 3/90 II-51 I I I I �THE DETROI-T MASTER PLAN OF POLICIES PHYSICAL Completing the Medical Center renewal project extending its influence within the Woodward area. and HOUSING STOCK POLICIES POLICY 203-5: Housin~ supPly. Take appropriate actions to facilitate the providing of an adequate supply and mix of Detroit housing for all household types. METHODS: Developing and utilizing a City-wide analysis and profile of neighborhood-housing needs. Developing and utilizing a City-wide housing conditions survey to provide a comprehensive profile. Supporting the provision of diverse types of housing. Encouraging multi-use projects with housing. Providing incentives for housing project designs that provide security, recreation, and esthetic quality. Reviewing City zoning, property tax, public service, and capital improvement programs to facilitate desired new housing construction. Supporting legislation that would construction and rehabilitation. assist new housing Planning for housing to meet special needs of families, children, the elderly, and the handicapped. Providing adequate financial and technical assistance to community-based groups in neighborhood housing. Enabling people with lower incomes to remain in stable, viable, but nonexclusionary communities with adequate services. Encouraging private market participation to housing attractive to young childless couples. provide Reviewing local zoning ordinances and building codes to facilitate appropriate down-sized, higher density housing units; zero lot line and manufactured housing technology should have higher priority. Facilitating use of mobile and other manufactured housing where appropriate. 3/90 II-52 �THE DETROIT MASTER PLAN OF POLIClES Identifying sites along "development edges" prime for housing development to enhance neighborhoods. PHYSICAL that are adjacent Conducting design competitions to heighten awareness of available vacant City development sites. Assessing and monitoring the viability of condominium and cooperative conversion. Being alert to violations of tenants' rights. Working to prevent the condition whereby speculators buy and hold groups of HUD houses. POLICY 203-6: Existing housing stock. Maintain habitable City housing stock in good repair by promoting regular maintenance programs for basically sound housing, and rehabilitation programs to repair housing that is in a state of disrepair or substandard and suitable for rehabilitation. METHODS: Supporting strict enforcement of the Michigan antiredlining law and the community reinvestment act. Supporting additional free or at-cost home repair and maintenance service for lower income home owners. Transferring ownership or management control from owners who abandon or disinvest in their property to tenants, individuals, or non-profit groups. Providing financial and technical assistance to community groups and non-profits engaged in housing conservation and rehabilitation efforts. Encouraging the private financial community to provide increased funds needed to leverage and sustain City housing rehabilitation and conservation. Training or informing persons about home maintenance or neighborhood conservation techniques. Emphasizing appropriate targeting and concentration of City housing rehabilitation and conservation resources in strategy areas. 3/90 II-53 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL Promoting increased minority contractors' participation in City housing rehabilitation and conservation programs. Considering possible revisions or new programs that will provide additional financial resources to support conservation and rehabilitation programs. Suppor..ting efforts being made to assure that fire and other homeowner insurance will be readily available. Increa~ing the private stabilization efforts. sector role in neighborhood Developing a City-wide housing conditions survey to provide a comparative profile of ·neighborhood housing conditions. -Considering placing a nuisance tax on owners of property that has deteriorated to a condition that blights a neighborhood. POLICY 203-7: Abandonment of property. Continue to promote programs and policies that will curtail contagious and concentrated housing abandonment that is evident in some City neighborhoods. METHODS: Considering policies to bring about legal transfer of ownership or management control from owners who abandon or disinvest in their property to tenants. Insuring that adequate investment funds are available at interest rates which encourage proper maintenance, rehabilitation, and construction. Providing training, advisory, and support services owners and managers of multi-family housing. to Quickly identifying structures which are in the process of being abandoned so they can be secured. Expediting City ownership and/or properties. Using homesteading to structures available. 3/90 make control of abandoned City controlled vacant II-54 �THE DETROIT MASTER PLAN OF POLICIES n POLICY 203-8: Public housing. , of City public housing. PHYSICAL Maintain an adequate supply METHODS: Monitoring Federal public housing legislation and supporting changes which increase the local government's control of rents, maintenance, financing, and management. Seeking to involve the State and County in sharing the cost of low-income public housing in Detroit. Working with the local and regional area HUD offices to develop innovative approaches to making low-income public housing more competitive. Where possible, rearranging housing configurations to permit better child surveillance and more "defensible space" features. Designating surrounding areas where low-income public housing is located for special considerations. This will include rehabilitation loan and grant programs for homes and businesses; organizations of the business community; technical assistance to residents, businesses, community groups, and other relevant groups; low-cost environmental improvements; and, priority consideration for all grant funds and new program development, where relevant. Continuing to work toward streamlining City management and maintenance techniques. Involving tenants in selfmanagement. Encouraging the scattered-site principle. voucher programs. Monitoring POLICY 203-9: Rental housing. Take actions to stabilize the quality and quantity of City rental housing stock and insure that there is an adequate supply available to those who desire it, especially lower income households. METHODS: Exploring use of the building code landlord funds into maintenance. to channel more Working with Federal agencies to provide more control over the indiscriminate sale of HUD properties. 3/90 II-55 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL Providing accurate information, informed counselors, and needed aid and advocacy services. Bringing about legal transfer of ownership or management control from owners who abandon or disinvest. Finding ways to reduce absentee ownership. Assessing and monitoring the viability of condominium and cooperative conversion. Supporting housing assistance programs that provide sufficient subsidies to lower income households. Supporting efforts being made to provide assurance that fire and other property insurance will be readily available. Supporting efforts to enforce fair housing legislation in the City. Supporting and facilitating efforts rehabilitate rental housing units. Reviewing housing legislation to compatible with Detroit housing enforcement procedures. to build and insure that it is and building code Supporting effective enforcement of inspection ordinance. the annual rental POLICY 203-10: Heating costs. Promote energy conservation and provide assistance in reducing heating costs. METHODS: Making available throughout the City, information, technical assistance, and assistance with cost. Updating building codes to permit use of the most energyefficient building technologies. Encouraging landlords to weatherize, bills. to reduce utility POLICY 203-11: Image of Detroit neighborhoods. neighborhood-housing activities which make a contribution to strengthening Detroit's image. 3/90 Promote positive II-56 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL ,METHODS: Conducting design competitions to heighten awareness of available vacant City development sites. Encouraging those interested in presenting the positive aspects of Detroit neighborhoods to the public. Promoting more organized neighborhood-based activities like neighborhood ethnic festivals. Promoting the systematic marketing of Detroit's image. Promoting the expansion of programs which emphasize Detroit's positive neighborhood aspects such as signs identifying neighborhoods. Advertising neighborhood stabilization/revitalization efforts that are successful, and the City's commitment to improving neighborhoods. RETAIL AREA POLICIES POLICY 203-12: Major retail centers. Promote and enhance the long-term competitive position of Detroit's major retail centers ( downtown and New Center) within the total retail pattern of the Detroit region. METHODS: Surveying and analyzing lines of merchandise, types of stores, types of services that would be unique within the Detroit region, and encouraging them to locate in downtown. Paying special attention to market segments (by age, gender, income, etc.). Promoting use of people mover and pedestrian skyway as links between downtown activity centers. Where appropriate, developing retai 1 11 themes II for different people mover stations. Encouraging building owners to market upper-level vacant space where it adjoins people-mover skyway system. Providing convenient retail centers. 3/90 short-term parking in the major II-57 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL Promoting a downtown parking system that is accessible, convenient, moderately priced, with lots that are paved, lighted, and landscaped. Encouraging merchants and retail sales potential especially workers who have need auto repair services services. businessmen to capture full of workers and visitors, limited time to shop, who may or other types of consumer Promoting retailing hours and workers' hours that will accommodate working single women and families with two working spouses. Building climate-controlled environments and creating an environment of fun for comparison shoppers, including frequent special events. POLICY 203-13: Comparison retail centers. Assure that Detroit resident consumers will have available to them reasonably accessible, competitively priced, high quality comparison goods and consumer services. METHODS: Maintaining and improving existing comparison shopping centers and shopping districts throughout the City by making them safe and pleasant areas in which to shop and to do business. Encouraging development of new types of centers or districts focused on home maintenance or personal service needs. Encouraging retail merchants to expand lines of merchandise to increase both variety and quality of goods and to work together. Recognizing the importance of certain public service facilities (such as the post office, Michigan Secretary of State) as well as the importance of chain stores, to the viability of comparison centers. Encouraging merchants' associations to perform frequent market studies. Encouraging transportation services without cars to reach Detroit inexpensively and conveniently. 3/90 to help shopping people areas II-58 �THE DETROIT MASTER PLAN OF POLI~IES PHYSICAL Encouraging the development of shoppers' cooperatives and other forms of local ownership. Encouraging merchants and other businessmen to coordinate hours of operation. Assuring public safety, sufficient crosswalk areas at intersections, high levels of street lighting . Continuing programs of facade improvement and street improvements and promote better relationships of parking facilities to store facilities. Encouraging grouping of stores street parking can be provided. in centers where off- Encouraging local merchants to strive for attractive and clean establishments and grounds. POLICY 203-14: Neighborhood commercial recreation. Encourage the establishment of neighborhood commercial recreation opportunities in areas lacking them. METHODS: Redeveloping or rehabilitating neighborhood commercial areas for recreation uses. Assisting in finding reuses of movie houses and bowling alleys. Promoting family-use oriented neighborhood businesses. Controlling nuisance-type neighborhoods. recreation businesses in POLICY 203-15: General commercial and neighborhood retail areas. Encourage the grouping of existing viable convenience retail establishments into one-stop shopping centers with a supermarket and drugstore anchors for the center. METHODS: Encouraging conversion of obsolete neighborhood-serving facilities. Where feasible, parking. 3/90 utilizing vacant gas lots stations for into off-street II-59 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL Demolishing vacant and abandoned structures. Rezoning from B4 to B2 or B3 portions of thoroughfare frontage that are no longer appropriate or viable for general business purposes. POLICY 203-16: Thoroughfare frontage. Maintain healthy commercial development along thoroughfares and phase out or redevelop excess or obsolete structures. METHODS: Continuing to utilize matching grants to stimulate owners to make facade improvements. Encouraging redevelopment of vacant strip commercial land in a manner that captures the automobile-oriented nature of the thoroughfare. Encouraging conversion of some vacant commercial lots into parking spaces to serve viable businesses. Parking should have high visibility and safety. Promoting drive-through style establishments including the sale of convenience goods (such as gas stations are beginning to do), restaurants, banks, newspaper stands, ticket booths, etc. Installing a system of directional signs identification markers that will help motorists establishments along thoroughfares more easily. and find Reducing visual blight along the major traffic arteries of the City. Stimulating residential and other uses to locate along thoroughfares. Reducing opportunities for abrasive uses to locate where they may damage other uses. INDUSTRIAL AREAS POLICIES POLICY 203-17: Industrial areas. Maximize the economic and employment potential of the City's industrial areas and reinforce them as long-term employment centers. 3/90 II-60 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL METHODS: Capitalizing upon existing major industrial employment anchors by improving the environment and security in surrounding areas, providing land for new small industries, promoting adaptive reuse of existing buildings, improvements in traffic circulation, and providing room for expansion. In strategic areas, promoting development of research facilities and related offices, especially emphasizing high technology in their manufacturing processes. Improving thoroughfares and rail access so that both workers and materials can move freely to and from the plant. Increasing emphasis on rehabilitation and subdivision of industrial buildings for inexpensive industrial rentals. The City should capitalize upon this newly available space. The buildings should be made as attractive as possible. Identifying suitable sites for modern industrial plants, with parking and with a margin of area for modernization and expansion. Promoting the basic concept of II Industrial Interpretation 11 as it relates to the educational and tourism aspects of industry. POLICY 203-18: Relationship of industry to residence. Improve physical, functional, and visual relationships between industries and adjacent neighborhoods. An effort should be made to strengthen the bond between major employment centers and the communities in which they are located. METHODS: Separating heavy industry and homes further, keeping heavy industry at the core of the industrial belts and lighter industry and business with compatible performance characteristics along the outer edges. Establishing green-space buffers and open areas between heavy industry and homes. 3/90 II-61 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL Widening some thoroughfares and routing some accessways along industrial corridors. Reviewing the edges of many industrial corridors for potential rezoning from M4 to M2 or M3 to protect nearby housing. Pockets of declining housing located within industrial areas should be zoned TM, transitional industrial. Promoting ·the basic concepts of the Image Corridor as it related to industry which is adjacent to residential and commercial areas. This concept establishes visual and/or physical buffers between unattractive industrial activities and the public space. Establishing landscape buffers along railroad corridor rights-of-way when they are adjacent to residential areas. Encouraging industries to establish a unified paint and maintenance program to improve the visual image of their facilities. HUMAN SERVICES FACILITIES POLICIES POLICY 203-19: Public school facilities. Utilize the existing public school plant in as advantageous and costeffective manner as possible. METHODS: Utilizing the public schools as developmental anchors which can be capitalized upon to give additional strength to their surrounding communities. Improving energy conservation in school buildings. Maintaining school facilities in proper repair. Making fuller community use of school buildings. Improving coordination between the City government and the Board of Education on use of schools and school facilities. POLICY 203-20: Access to and efficiency of post-secondary schools. Encourage the provision of convenient access to post-secondary schools, their cost effectiveness and positive relations with their surroundings. 3/90 II-62 �THE DETROIT MASTER PLAN OF POLI~IES PHYSICAL METHODS: Developing school sites for security and efficiency. Promoting their positive relationships with surrounding business areas and neighborhoods. Encouraging locations that provide access transit and other transportation modes. by public Encouraging grouping of educational facilities so that costly equipment and staff may be shared. POLICY 203-21: Access to library facilities. Encourage provision of convenient access to library facilities for all parts of the City and all segments of the population. METHODS: Locating branches so that they are convenient to large segments of the community or adjacent to major activity centers and access is not inhibited and public transit lines are available. Exploring non-traditional means of service delivery including the use of leased facilities and smaller, less permanent facilities. Also include expanded telephone service, computerized linkage to homes, use of cable systems, lending of tapes, cassettes and disks for home computers, linkages between various information systems to access world-wide networks. POLICY 203-22: Coordination for medical facility access. Insure that the Detroit Medical Center is developed with all appropriate facilities and specialties to make it a complete medical center including a Veterans Hospital. METHODS: Working with the State and the regional Comprehensive Health Planning Council to coordinate the development of medical facilities and to prevent the overbuilding or overdevelopment of facilities. Insuring that the Emergency Medical Service has funding and organization for adequate response time and full coverage of the City. 3/90 II-63 �THE DETROIT MASTER PLAN OF POLIC..IES PHYSICAL Improving physical access to medical centers by public transit or para-transit programs. POLICY 203-23: Overall public parks and recreation. Provide land and buildings for public recreation opportunities distributed throughout the neighborhoods .of the City in proportion to population density and to the availability of alternative (non-City) services. METHODS: Retaining and improving existing recreation land. Land now in recreation use should be kept unless exchanged for facilities of equal or better recreational value, or unless identified as "surplus", or as having liability problems. Acquiring and developing new recreation land in underserviced neighborhoods of the City. Reserving and assembling land or gaining easements as opportunities arise in renewal areas and strategic areas. Providing indoor recreation space by constructing new centers or expanding existing centers. POLICY 203-24: Coordination of recreation resources. Generally, a policy of joint use of existing land and facilities is an efficient use of resources and should be pursued whenever possible. METHODS: Increasing coordination between the City administration and the Detroit Public Schools. Considering surplus private as well as public properties for short- or long-term recreation use. Strengthening coordination between the public and private non-profit sector providers. the Providing transportation assistance to recreation centers and programs especially for the handicapped, seniors, and children. Encouraging the Huron-Clinton Metropolitan Authority to provide public transportation to its metro parks in the summer. 3/90 II-64 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL ,URBAN DESIGN AND ENVIRONMENTAL POLICIES POLICY 203-25: Natural environment and features. Recognize and maintain the natural environment and features of the City for its residents. This includes landscaping and vegetation, parks and open space, topography, and the riverfront. METHODS: (Vegetation) Including landscaping as an integral public and private development. element of both Defining and enhancing City patterns through vegetation. The importance of major streets can be made more visible through the use of several types of stately trees planted at regularly spaced intervals. Softening and vegetation. screening conflicting land uses with Designing landscaping to take into account maintenance concerns such as drainage, irrigation, soil type, susceptibility to salt and disease, and vandalism, abuse. Using plant material that is attractive all year long. Using more evergreen trees and shrubs that have interesting wintertime color and shapes. Using year-round ground cover more extensively. (Parks and Open Space) Protecting and preserving several unique parks and open areas. Accentuating slight variations in the City's flatness. opportunities exist, creating changes of level. Creating hills and valleys in parks. Protecting the slope of the land and edges along the River. Where Improving physical and visual access to the River and other major vistas, from adjacent areas. Establishing a series of bicycle and pedestrian walkways and small parks along the water's edge which allow public access along the River and are linked to Jefferson and major developments along the riverfront. 3/90 II-65 �PHYSICAL THE DETROIT MASTER PLAN OF POLIC.IES , POLICY 203-26: Climate and urban design. Recognize the effects of climate in Detroit and design structures and spaces to make life pleasant in this environment. METHODS: Taking into account the sun's orientation in siting of buildings, structures, parks, and plazas. Using vegetation effectively buildings and areas. for climate control of Providing shelter throughout the City at transit stops. Encouraging provision of canopies on building facades to protect pedestrians from the elements. Whenever possible, integrating atr iums, skylights, plazas, and outdoor cafes into developments. POLICY 203-27: Design elements. Improve the esthetic, physical, and functional condition of the City for the workers, visitors, and residents, and relating to the human needs of the users. METHODS: Building Design. Insuring that the size, shape, and color of new development respects its environment and takes into account its visible impact on the image and character of the surrounding cityscape. Where there is an already existing diversity of scale, insure that the integrity of the smaller elements is respected. Encouraging new development in commercial areas to include pedestrian-oriented, commercial uses on its ground level. Designing building facades to be coordinated and legible to passing motorists and pedestrians. Signage should be compatible with its building's architectural character and not be excessive in scale. Insuring that the siting and massing of buildings is responsive to its environment. Preserving buildings of architectural and historic significance and adaptively reusing them as much as possible. Identifying and emphasizing landmarks throughout the City; they should serve as orientation devices. Clearly marking and lighting up at night visually prominent buildings such as the Fisher Building in the New Center, Old Main on Wayne State's campus, and various churches around the City. 3/90 II-66 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL Barriers: Minimizing the effect of existing barriers inhibiting pedestrian circulation, including mobility of the handicapped, through modifications or additions to structures. New developments should be barrier-free. Color: Using colors on buildings that are compatible with the scale and type of building and its context. Scale: Make sensitive and intelligent use of scale, from the grandiose to the intimate, with an emphasis on "human" scale. Lighting: Providing adequate and attractive lighting for pedestrians and vehicles. Incorporating special or decorative lighting to emphasize architectural design or streetscape character. Providing for natural light in buildings whenever possible. Streets: Emphasizing the relationship of vehicular circulation paths to functional uses of the City in streetscape design. Clearly labeling and attractively landscaping gateways into the City and into downtown. Developing a set of designs of street standards for each classification to reinforce the use and image of those streets. Establishing streetscapes which generally have uniform setbacks, light standards, street furniture, and compatible landscaping. Giving careful attention to the maintenance and appearance of freeways. Lighting should be brighter for heavily used major arterial streets, and use of stately street trees would give these streets continuity and dignity. Coordinating signage along these corridors and encouraging it to be appropriate in scale to its surroundings. Lighting on collector streets should be less intense than those of the arterial routes and light standards should be smaller in scale. Making landscaping of appropriate scale. Improving pedestrian traffic flow in neighborhood shopping districts and in areas where there is intense pedestrian traffic. Gateways: Establishing the presence of visual gateways leading into the Central Business District and at other locations throughout the City where there is a significant change in character of the thoroughfare, such as a major activity center. Reinforcing with landscaping special lighting, sign control, screening, and improved maintenance. 3/90 II-67 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL Activity Nodes: Establishing activity nodes at major intersections utilizing the techniques mentioned in the two previous recommendations. Linkage: Strengthening vehicular and pedestrian linkage between adjacent development areas and/or neighborhoods. Identifying and emphasizing major circulation paths which connect one activity node to another. Encouraging greater activity relationship and pedestrian movement between opposite sides of the thoroughfare and also along existing development areas. Improving the visual entry into the riverfront and other neighborhood side streets with streetscape design elements. Public Mass Transit: Locating mass transit stations within a convenient distance of major activity centers. Designing stations compatible with their individual site context yet also appearing to have a similar identity system-wide. The stations, guideways, and entrances to the light rail system should be compatible to adjacent neighborhoods. Commercial Streets: Designing commercial streets, like other public spaces, for ease of maintenance, safety, security, and comfortable environment. Developing a comprehensive set of street graphics and sign criteria within the context of accepted traffic graphics design which will enhance traffic safety as well as improve the esthetics of commercial streets. Encouraging individual centers to express their unique character through murals and sculpture, conforming to an overall design theme. Matching image and appearance of commercial strips with their functional and symbolic role. Enhancing the dignity of the streetscape of symbolically important streets such as Woodward and Jefferson by planting a row of large shade trees along their entire routes, punctuating this canopy of shade trees with flowering trees at important intersections and entrances along their routes. Preserving many of the older, more distinctive styles of street light standards. When styles of street lights change along a route, making an attempt to insure that the various segments are compatible in terms of height, size, and color with one another. When a post is knocked down, matching a replacement as closely as possible. POLICY 203-28: Vistas and panoramas. Protect distinctive vistas and panoramas throughout the City. , 3/90 II-68 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL METHODS: Protecting visual and physical access to the riverfront. Protecting visual access to distinctive open spaces such as Belle Isle, Palmer Park, or the Main Library and the Detroit Institute of Arts. Protecting visual and physical access to distinctive landmarks such as the Soldiers and Sailors Monument or the Ambassador Bridge. POLICY 203-29: Architectural compatibility. Recognize the esthetic diversity of the City's neighborhoods when building new structures in these areas. Supplemental development should be compatible with any existing elements. Neighborhoods should continue to be maintained, and additional esthetic and recreational amenities should be provided to promote the neighborhood's continued viability. METHODS: Design theme. Expressing visually the uniqueness of different neighborhoods through landscaping, sculpture, murals, and in the way buildings are shown to relate to one another. Care should be taken to have light standards, signage, and street furniture that are esthetically consistent with their environment and each other. Vehicular circulation. Discouraging through-traffic from penetrating into residential areas. Reducing excessive amounts of traffic by a variety of design techniques, including narrowing of streets or intersections, landscaping, diversion of traffic and closing of streets. Trees: Shade trees are the single most important element that enhances the character and amenity of residential neighborhoods. When trees are lost from disease, replacing them immediately and then encouraging home owners to maintain them regularly. Public facilities: Designing public buildings such as schools, recreation centers, libraries, police and fire stations to be compatible with their neighborhood, landscaping them generously, and maintaining them neatly. 3/90 II-69 �THE DETROIT MASTER PLAN OF POLICIES POLICY 203-30: , public art as development. PHYSICAL Public art. Encourage the provision of part of every major public and private METHODS: Encouraging the adoption of a systematic public funding ordinance for public art commissions. Actively working with local and national design and architectural firms for the inclusion of sculpture and murals in projects. Encouraging spaces. the esthetic improvement of all public Encouraging the "adoption" of sculpture to be placed in neighborhood parks. Encouraging the selective use of murals to be executed by artists. POLICY 203-31: Historic preservation - overall design and economic feasibility. Historic preservation of individual buildings or districts should keep in mind the overall design and needs of the City and also be economically feasible. METHODS: Determining on a case-by-case basis the merits of historic designation for a particular building or group of buildings, keeping in mind broader design issues and economic concerns for the City. Identifying the potential uses for the buildings. Developing a preliminary financial renovation of the structure(s). package for the Marketing these structure(s) to investors, with Federal Tax Act credits and other financing mechanisms as incentives. POLICY 203-32: Historic districts. Use historic district designation in a way that will benefit the affected area and the City. 3/90 II-70 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL METHODS: Identifying areas of the City or structures which could benefit from designation and where there is potential financial interest. Fostering neighborhood confidence identification leading to increased historic properties. and community maintenance of Practicing selectivity of historic designation so that economic and structural development are not impeded. POLICY 203-33: Historic preservation - alternative uses. Find alternative uses for preserved or restored properties, where needed. METHODS: Redeveloping vacant structures by finding new uses and ways to conserve energy. Developing apartments within vacant high-rise office buildings and extremely large single-family houses in certain areas of the City. Preserving theaters and churches by converting them to community centers or combining the resources of several performing groups into an association operating out of one facility. TRANSPORTATION POLICIES POLICY 203-34: Funding of trafficways. The expenditure of trafficway funds should strike an appropriate balance between the improvement and upkeep of existing trafficways and the development of new trafficways. METHODS: Utilizing traffic management techniques, such as traffic signal integration, for proper sequencing for the flow of traffic as a means of improving the use of existing facilities. Utilizing lanes currently reserved for parking during high peak travel periods in order to get maximum use out of traffic lanes. Consideration must be given to abutting property owners with parking needs. 3/90 II-71 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL With minimum expenditure, developing left-turn channels to insure that left-turn movements do not interfere with through traffic. Developing grade-separated pedestrian crossings at areas of high volume or high-speed vehicular movement. Developing a repaving schedule that will insure a continuous high quality, safe road surface throughout the City and that is coordinated with other construction projects to minimize disruption. Maintaining thoroughfares and round safe passage. rights-of-way for year- Phasing out trafficways and alleys that no longer serve a useful traffic function. Working to make State and Federal funding more flexible for local needs. POLICY 203-35: Trafficways in neighborhoods. The trafficway system should be nondisruptive to the abutting neighborhoods; major trafficway functions should not split neighborhood areas. METHODS: When appropriate, converting one-way pairs to single twoway thoroughfares with the remaining alternate street converted to local usage. Conducting feasibility studies for "left only'' turning lanes at major intersections. Streets which become oneway at the alleys often create traffic problems because of the lack of stacking space, "turn around" areas, and conflicting traffic flows. Identify points where such problems occur and resolve the problems. Consider vacant commercial lots as entrances where two-way access is desired. When it is necessary to upgrade trafficways, do so within the existing right-of-way to the extent possible. Attempting to provide buffers such as berms, walls, and distance between high volume traff icways and adjacent sensitive uses. 3/90 II-72 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL Designating trafficways that abut less sensitive areas for use by heavy vehicles such as trucks. Considering the needs and requirements of the City and its residents in conjunction with the needs and requir-ements of the region for the regional trafficway system. Improving and/or grade-separating rail crossings where appropriate. Eliminating needed. traffic signals where they are no longer POLICY 203-36: Trafficways - infrastructure. The development of the traff icways system should be utilized as a tool in promoting the existing infrastructure of the City and region. METHODS: Designing the City's trafficways system to serve existing facilities, promoting their continued viability, and providing for the recycling of existing facilities. Designing and phasing the development of regional trafficways in such a manner so as not to promote continued sprawl of the residential, job, and economic base throughout the region. Limiting the development of major trafficways serving the hinterlands and utilizing scarce resources to maintain and upgrade the existing trafficways system. POLICY 203-37: Trafficways - orientation. Develop methods to orient users of the transportation system to the various parts of the City. METHODS: On a region-wide basis, developing a signage and orientation system which denotes certain communities and identifies their location. Within the City, identifying various neighborhoods through identification devices such as name logos, etc. Consider an improved street sign system to increase street name visibility to drivers along major thoroughfares. 3/90 II-73 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL Developing standards and guidelines for identification signs that utilize recognized insignias, shapes, etc. Within major activities areas such as the Central Business District and the New Center, developing and placing at strategic locations maps identifying major landmarks and destinations. Utilizing various devices such as color coding insignias·to identify various types of activities. and POLICY 203-38: Traff icways development. Insure that the trafficway system is used in conjunction with other devices as a development tool for the City. METHODS: As industrial sites become available, acquiring the necessary property to reconfigure the street system and consolidating parcels by the City. In residential areas that are subjected to a large amount of through-traffic because of turning movements, shortcuts, etc., providing diverters and other methods that will discourage through traffic movement. Closing thoroughfares and alleys that no longer serve a useful traffic purpose. Scheduling thoroughfare improvement to complement other infrastructure, facility and utility improvements in order to minimize disruption, taking advantage of joint construction efficiencies, and providing a highly usable product. Where needed, developing new thoroughfares to serve areas undergoing major redevelopment or areas where major new development might take place with an improved trafficway system. POLICY 203-39: Trafficway safety. the citizenry in the development trafficway system. Emphasize the safety of and utilization of the METHODS: Enacting and enforcing regulations that will insure that the vehicles and drivers operating on the City streets are safe. 3/90 II-74 �THE DETROIT MAST.ER PLAN OF POLIClES PHYSICAL Encouraging automobile manufacturers to build automobiles that can be more safely operated by drivers with marginal driving experience in urban traffic conditions. Examples include anti-skid devices, more visible lighting on vehicles, anti-rollback devices for hills and devices to prevent operation of vehicles by intoxicated individuals. Inventorying traffic areas deemed unsafe throughout the City and developing mechanisms for improvement and correction. Seeking funds to provide the maximum in safety devices throughout the City, including devices that will assist in preventing accidents and devices that will limit the severity of accidents. POLICY 203-40: Freight transportation. Maintain and, where feasible, upgrade Detroit's freight transportation system as one of the major assets of the City. METHODS: Marketing the Foreign Trade Zone. Encouraging Federal legislation that lowers local costs for Port improvements and maintenance. Considering further extension of the shipping season. Recognizing the importance transport systems to Detroit. of Canadian ports and Encouraging enlargement of the existing railroad tunnel under the Detroit River. Encouraging the improved freight-carrier processing capacity of the Ambassador Bridge in light of the potential increase in truck traffic resulting from the U.S./Canadian Free Trade Agreement. Supporting U. S. Army Corps of Engineers projects which would aid navigation and help Detroit. Making intermodal transport connections more efficient. Monitoring railroad track abandonment and consolidation. 3/90 II-75 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL Urging railroads to remove obsolete trackage and market lands for development. Upgrading Detroit City Airport and encouraging adjacent sites for freight transportation and other Airportrelated activity. Monitoring pipeline technology and insuring applications which will benefit Detroit. Keeping freight transport facilities in good repair. POLICY 203-41: Transit access. The existing public transit system should provide reasonable access to the neighborhoods, activity centers, and user groups of the City. METHODS: Continuously review the needs of Detroit residents who use Detroit's bus system in order to make the system more responsive to identified needs, including destinations or trip purpose, trip length, and time of day and week, and modifying the bus system to meet those needs. Determining the off-peak needs of various users of th~ bus system and serving those needs to the extent possible. Encouraging the enhancement of a "paratransit" system, especially to provide door-to-door services for the handicapped and elderly. Emphasizing service to Detroit shopping facilities and activity centers, as opposed to suburban centers. Developing an improved bus-repair · system so that enough buses are in use to serve needs. Encouraging ride sharing in automobiles so that those people who lack cars have more than one alternative. POLICY 203-42: Cost efficiency of public transit. A transit system must be maintained that is cost efficient in order to insure its continued viability, provide service to the people who are transit dependent, and maintain an alternate mode of travel for those who prefer it. 3/90 II-76 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL METHODS: I Considering the transit system as a public utility much like electricity, gas, and water, such that the need for public transit is no longer a debatable issue and necessary funds are provided as a matter of course. \ Providing amenities and service at levels that will encourage increased ridership. Pay special attention to security measures pertaining to transit usage. Considering the transit system as an adjunct to the traffic system. Utilizing earmarked trafficway funds on the basis of transit freeing trafficway space and better management of the trafficway system. Configuring the transit system in such a fashion that it encourages development to take place in selected corridors, thereby potentially increasing ridership in those corridors and benefit ting from increased efficiencies. Using flex-time in peak employment areas to level off demand for transit at rush hours. POLICY 203-43: Transit and economic development. The present and future public transit system should promote jobs and economic development in the City and serve to promote the utilization of the existing infrastructure. METHODS: Developing a fixed rail transit system that will serve to institutionalize and solidify Detroit's Central Business District and Lower Woodward Carr idor as the center and economic heart of the Detroit metropolitan region. Upgrading Detroit's transit system to provide better service and attract ridership at the City's economic activity centers. Developing transit lines that will provide access for Detroit residents to outlying job centers. Enhancing the Downtown People Mover. Expanding the system to serve additional activity areas of the Central Business District. 3/90 II-77 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL POLICY 203-44: Light rail transit system. Design and develop , a light rail rapid transit system focused on downtown Detroit with alignments along Woodward Avenue and Gratiot and terminating at locations in Oakland and Macomb Counties, respectively. METHODS: Restudying the traffic, parking, environmental, and economic development benefits of a light rail system to Detroit, Oakland, and Macomb Counties. Identifying sources of development funding, including State of Michigan and Federal government involvement. Promoting the concept of "value capture" wherein those businesses and areas most benefitted by the light rail system would contribute toward its development and/or operation. POLICY 203-45: Pedestrians. Major activity areas should be designed to accommodate high levels of pedestrian activity. METHODS: Attempting to separate vehicular from pedestrian traffic by grade separations in areas of extremely high activity. Creating vehicular-free zones and developing pedestrian malls and courts where a large amount of pedestrian traffic is necessary to carry out daily activities. Providing proper signage, refuge areas (safety standards), and traffic signal timings to allow for safe passage in high activity areas where large numbers of senior citizens and handicapped people are present. Insuring that proper weight is given to the volume of pedestrians and the type of pedestrians utilizing the crossing areas in the timing of traffic signals and other devices. Experimenting with pedestrian signalization and crosswalk timing patterns and peak-hour changes which give precedence to pedestrians over vehicles in high activity centers. 3/90 II-78 �THE DETROIT MASTER PLAN OF POLICIES PHYSI~ POLICY 203-46: Parking management. Develop a system to •provide for improved management and control of the parking facilities in major activity centers. METHODS: Developing realistic design standards that can be implemented for parking lots, both permanent and temporary facilities. Developing a pricing structure that is conducive to the use of public parking facilities in the activity centers and, at the same time, provides adequate return to operate and maintain the parking facilities in a manner that will enhance the area. Developing a method for relating the supply of parking facilities to the need. It should be part of an overall plan that might include shuttle facilities and shared parking facilities. Validation programs may be useful in major activity centers. Developing a management system to oversee and coordinate the parking that serves major activity centers that have a large number of parking spaces provided by multiple suppliers. Insuring that the operators of private parking lots and garages meet their responsibilities with respect to security, maintenance of facilities, and conformance to a fair pricing policy that is prevalent in the surrounding area. Insuring that existing codes and ordinances that pertain to parking including zoning, licensing requirements, relevant traffic ordinances, and individual grant requirements are strictly enforced. Developing a method so that short-term and long-term parking needs are balanced so that one does not take priority to the other's detriment. Insuring that the needs of the handicapped are met. Parking lots should not preempt viable economic uses or cause major disruption to building and development patterns. 3/90 II-79 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL Insuring that parking facilities are designed with consideration for the safety and security of its users including such items as lighting, lack of blind spots, etc. POLICY 203-47: Parking in neighborhoods. Parking in or near major activity areas should not be disruptive to surrounding residential neighborhoods. METHODS: Insuring that major activity centers provide adequate parking that is designed in such a way that it will encourage patrons of the activity centers to use it rather than park in nearby neighborhoods. Enforcing rules and ordinances concerning parking so that residents are not unduly penalized for their vehicles during events taking place in nearby activity centers, and so that adequate parking space remains for residents. Insuring that the parking lane is properly maintained and available for parking when on-street parking is an important element in the area's parking system. Enc.o uraging residents to pave driveways and build garages in neighborhoods which are exceptionally congested because of lack of off-street parking facilities. POLICY 203-48: On-street parking: On-street parking should not be disruptive to day-to-day life in the community or to the smooth flow of traffic nor should it be detrimental to the pedestrian system. It should serve commercial entities where off-street facilities cannot be provided. METHODS: Permitting on-street parking in areas where it is needed to serve commerce and residential needs to the extent possible. Prohibiting on-street parking during those peak traffic time periods in situations where the traffic flow requires it. Providing adequate signage, signalization and controls to accommodate pedestrian needs in areas with commercial concentrations. 3/90 II-80 �PHYSICAL THE DETROIT MASTER PLAN OF POLICIES Limiting parking to one side of the street may be helpful in some cases. POLICY 203-49: On-street loading. The loading and unloading of goods for commercial areas should not interfere with the orderly flow of traffic nor constitute a safety hazard. METHODS: Providing off-street loading wherever possible, utilizing off-street parking lots, vacant lots, and other available facilities. Encouraging the sharing of off-street loading by adjacent facilities. Allowing on-street loading only in areas where absolutely necessary and then only from the curb lane. Prohibiting on-street loading constitutes a safety hazard. entirely where it Developing means to provide for the security of the delivery personnel and vehicles when exact proximity between the delivery vehicle and the delivery place is not possible. Encouraging the development of rear delivery facilities where alley delivery is possible. POLICY 203-50: Aviation - Improve Detroit City Airport. Expand the airfield and air terminal capacity at Detroit city Airport in an economically sound and environmentally compatible manner in order to take advantage of the rapidly increasing aviation demand in the Detroit region. The major objectives of the expanded Airport will be to: 1. Provide convenient and transportation services businesses 2. Enhance the job and tax base of Detroit from the increased levels of economic activity that an expanded airport will generate 3. Complement the aviation capability of Detroit Metropolitan Wayne County Airport in a manner that creates a well-functioning regional airport system. 3/90 accessible air and ground to Detroit residents and II-81 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL METHODS: Promoting the expansion of the air carrier and corporate aircraft activity. Removing off-Airport opportunities arise. Improving ground facilities. aviation access and obstructions automobile as parking Promoting the locational advantages of City Airport (close to downtown, the New Center, GM Tech Center, etc.) and promoting the Airport as an incentive for development in its general area. Developing a new Airport Master Plan. This Master Plan will forecast aviation demand over 20 years; identify airport facilities required to meet the forecast demand: and propose an airport layout plan, a ground access plan, a staged development plan, and a financial plan. Analyzing the environmental impacts of all proposed improvements to Detroit City Airport and implementing apptopriate mitigation measures. Obtaining the financing required to implement any improvement program recommended in the Airport Master Plan as well as to carry out all necessary environmental mitigation measures. POLICY 203-51: Bicycles. Consider bicycles (and mopeds) as a viable alternate means of transportation. METHODS: Installing secure bicycle storage facilities at strategic locations throughout the City. Designing and developing a safe bicycle path network serving main activity centers and destinations throughout the City. Enforcing ordinances and regulations pertaining to the operation of bicycles that will insure safety of the bicycle rider. 3/90 II-82 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL ENVIRONMENTAL QUALITY POLICIES POLICY 203-52: Air quality. Support efforts to bring air quality in the City of Detroit into compliance with Federal air quality standards. METHODS: Using trees and vegetation wherever feasible to help reduce and disperse air pollution. Plant trees in loosely arranged bands or belts around sources of pollution. Continuing to implement auto emissions maintenance standards. inspection and Continuing to implement pollution control programs at major industrial sources. Implementing the fugitive dust program. POLICY 203-53: Dangerous or offensive odors. Protect Detroit residents to the extent possible from the effects of dangerous or annoying odors. METHODS: Continuing current efforts to resolve odor complaints in Detroit through the Wayne County Air Pollution Control office, which has legal authority. Continuing to enforce zoning regulations for the location of new uses that may cause odors. POLICY 203-54: Solid waste management. Continue to improve solid waste collection service for Detroit residents and businesses. METHODS: Continuing current collection service. Completing the conversion to one-man trucks, as the City budget permits. Continuing efforts to make collections as efficient and cost effective as possible. POLICY 203-55: Medical waste management. Protect citizens of Detroit from harm caused by medical waste. 3/90 the II-83 �PHYSICAL THE DETROIT MASTER PLAN OF POLICIES METHODS: Ensuring that all medical waste management activity in the City of Detroit is conducted in compliance with State, County, and City regulations. POLICY 203-56: Street cleaning. Maintain an acceptable level of cleanliness· for all streets, alleys, and vacant lots in the City. METHODS: Continuing to urge prior to pick-up. residents to store trash properly Continuing to provide periodic or special cleaning or sweeping, as required by sanitation conditions, within the limits of the City budget. Continuing to enforce City housekeeping ordinances as effectively as possible. codes and POLICY 203-57: Hazardous waste management. Protect the citizens of Detroit from harm caused by hazardous waste. METHODS: Developing and adopting improved zoning regulations and siting criteria to guide the establishment and operation of hazardous waste facilities in the City of Detroit. Encouraging the State of Michigan to refine and update its assessment of Michigan's present hazardous waste management capacity, and its projection of Michigan's future hazardous waste management capacity and technology needs, in relation to the City of Detroit's hazardous waste management capacity and needs. Establishing a Hazardous Waste Facility Review Committee, by ordinance, to insure a timely, coordinated City review and response to proposals to establish new or expanded hazardous waste facilities. Expanding and improving the ability of Detroit residents and businesses to participate effectively in the hazardous waste facility siting process and other decisions through improved notification requirements, 3/90 II-84 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL public education and technical assistance, and increased representation of local concerns. Supporting Federal and State initiatives to reduce the generation of hazardous waste, and increase the use of recycling and on-site treatment methods. Requiring an effective response by appropriate governmental agencies and the hazardous waste management industry to emergency incidents and identified sites in need of clean-up and stabilization. POLICY 203-58: Water quality management. Continue to own and operate the Detroit water and sewerage system in accordance with sound business and engineering principles and in compliance with air and water quality standards. METHODS: Continuing present operating practices. Updating and renovating the system as required. Continuing to oppose legislation that could alter institutional arrangement for management of the system. POLICY 203-59: Water supply. Produce and distribute a sufficient quantity of high quality potable water, at sufficient pressures, to meet the needs of water users of southeast Michigan. METHODS: Utilizing the existing water system as effectively as possible. Updating and renovating the system as required. POLICY 203-60: Flood insurance. Make sure Detroit remains eligible for any Federal funds available for flood-prone areas. Work to reduce flooding wherever possible. METHODS: Making sure dykes and sandbagged areas are adequately maintained. Continuing efforts to expand seawalls. Making sure drainage provisions are adequate. 3/90 II-85 �PHYSICAL THE DETROIT MASTER PLAN OF POLICIES Encourage energy . POLICY 203-61: Energy conservation. conservation by City of Detroit residents, business and industry, and government. METHODS: When new buildings are being built, analyzing placement on site, building mass, landscaping, and re l ation to winds with the intent of maximizing energy efficiency. Encouraging the use of public transportation service as a low-cost, energy efficient alternative to the use of private automobiles. Encouraging vehicles. the use of modern, fuel efficient motor Minimizing traffic congestion on the freeway and surface street system. Continuing to support efforts to control urban sprawl in the Detroit region. Supporting decisions production, the natural Federal and State policies and regulatory that will increase competition at the transportation, and distribution levels of gas industry. Encouraging and assisting Detroit home owners and rental housing operators to maintain and improve their buildings. Developing incentives for tenants in rental housing to reduce energy consumption, i.e., using individual meters for each apartment unit. Encouraging the systematic replacement of older housing which cannot be made energy efficient at a reasonable cost with new energy-saving multi-family structures. Supporting the use of Federal and State assistance to relocate low-income families from housing which cannot be weatherized satisfactorily. Supporting the use of special promotional power rates to encourage economic development in Detroit and southeastern Michigan and making more efficient use of available power plant capacity. 3/90 II-86 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL Encouraging realistic long-range planning by utilities to reduce the possibility of rate increases to support additional generation capacity in advance of need. Supporting the pooled use of generation capacity by utilities to reduce the need for plant expenditures to meet peak load requirements and to make maximum use of the most economical plants available to generate the power required at any time. Encouraging the use of existing power plant capacity in the region by eliminating the incentives for large power users to generate their own power. Encouraging Michigan utilities to improve the operating efficiency of power plants by making greater use of cogeneration turbines or other energy conservation techniques where feasible. Supporting Federal and State policies and regulations that will facilitate wholesale power sales between major utilities. Urging Federal action resulting in stricter standards of energy efficiency for home appliances. REZONING POLICIES POLICY 203-62: Remapping of zoning districts. Conduct a systematic and comprehensive study to amend the zoning maps in order to accomplish the following. OBJECTIVES: Reducing total amount of thoroughfare frontage zoned primarily for general business,while simultaneously encouraging uses along business frontages which are less abrasive and more compatible with adjacent development. Zoning to match current use and promoting similar uses where areas are in good condition. Using TM (Transitional Manufacturing) to protect the residents of a residential area that is proposed to be eventually converted to industry. 3/90 II-87 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL Using the Special Development Districts, SDl and SD2, to promote intense development of apartments and offices with compatible commercial and institutional uses along the radial thoroughfares near the Central Business District. Creating buffer areas between the M4 (Intense Industry) zoned areas and residentially zoned areas using M2 or other less permissive districts as appropriate. Where large existing residential areas are currently zoned for industrial development and there is no reasonable expectation for carrying this out in the near future, rezoning to a residential zone appropriate for the current uses. Recognizing special entry areas such as near the Ambassador Bridge or tunnel, and promoting development which makes use of these locations, with appropriate zoning. Rezoning most large existing (Parks and Recreation). recreation areas to PR · Near major new development projects and special features such as the Central Industrial area or the Airport, rezoning to capture new development potential. Retaining the current zoning wherever possible so that minimum disruption and fear are created. New zoning definitions/districts. Analyze the need for changing zoning definitions or creating new zoning districts to accommodate changes in lifestyles, technology, etc. POLICY 203-63: Examples: "Zero lot line'' development of residential structures. Residential structures which have no or minimum side, front, or rear yards but provide for light and air by way of an "atrium". Certain "mixed use" type development such as combinations of residential and industrial uses in the same structure. This could be permitted if performance standards regarding noise, vibration, odors, truck traffic, radiation, etc., were met. 3/90 II-88 �THE DETROIT MASTER PLAN OF POLICIES PHYSICAL Air rights zoning to provide for development potential in areas adjacent to high density pedestrian skyways even above or under public rights-of-way. Use of underground space such as the salt mines would require special zoning. These are extensive areas involving square miles and are a large residual potential development asset for environmentally controlled areas. Other examples include earth sheltered structures, spiral ramps, and multi-story basements. Performance standards for home occupations. Regulate by standards, not only by general definition. These standards would prohibit objectionable characteristics such as traffic, hazardous conditions, outside storage, and electrical interference and allow some home occupations in Rl and R2 districts rather than only in R3 and more intense districts. "Cluster housing" where a large lot is used in a highly irregular pattern for attached uni ts with personally controlled outdoor space and parking space. Urban farming for profit on scattered sites within residential and commercial areas {such as noncontiguous orchards). Performance standards zoning making greater use of site plan review procedures. The standards would cover aspects such as light, air, noise, electromagnetic interference, traffic, visual impact, etc. Use of bonuses where provision of services or facilities reduces need for zoning requirements. For example, if a development provides van services and membership in a ride-sharing program, parking requirements could be considered for reduction. Consider using the "transfer of development rights" principle, e.g., in some cities, if one development does not utilize the full permitted density, an adjacent development is often given the opportunity to utilize this additional capacity. 3/90 II-89 �THE DETROIT MASTER PLAN OF POLICIES INTERGOVERNMENTAL ARTICLE 204 INTERGOVERNMENTAL RELATIONS POLICIES INTRODUCTION TO INTERGOVERNMENTAL RELATIONS POLICIES While the actions, policies, and programs of Detroit's city government are of prime importance to Detroit's residents, property owners, employers, and employees, they are often dictated or influenced by outside forces: higher levels of government and/or the economy. These policies address Detroit's relationship to the Federal, State, Regional, and County governments and their various agencies which affect Detroit. Fiscal interrelationships between City and State are especially important. State actions concerning such diverse subjects as road-building and maintenance, crime, and social welfare affect the City. Detroit is incorporated under the Home Rule Cities Act which requires it to perform certain functions and permits it to do many more. The State limits the City's taxing and borrowing power, and requires the City to have a balanced budget each year. FEDERAL RELATIONS POLICIES POLICY 204-1: Unemployment. Seek various Federal measures which would help solve Detroit's unemployment problems. METHODS: Seeking the provision of public sector jobs where the private sector provides insufficient employment. Encouraging Federal support for a national youth corps. Requesting the Federal government to enact and expand special tax credits for employing and training hard-toemploy workers. Urging the U. S. to pursue a policy of full employment for people already in the U. S. prior to implementation of immigration policies designed solely to import lowcost workers. 3/90 II-90 �THE DETROIT MASTER PLAN OF POLICIES Encouraging the location institutions in Detroit. of INTERGOVERNMENTAL Federal, job-providing Working toward a more effective and better funded Federal job-training program. New legislation should provide for and encourage special training for hard-core unemployed. POLICY 204-2: Tax sources. The original idea of Federal/State/local separation developed when Federal income taxes did not exist and most taxing power was left to State and local levels. Since the Federal income tax is the most efficient and fairest tax mechanism available, it should continue to be used to provide needed revenue to States and local areas. METHODS: Attempting to illustrate to the Federal government that State and local taxing powers are not sufficient to support many basic services. Seeking Federal provision of countercyclical funding to aid cities with the most severe business cycles. POLICY 204-3: Targeting Federal monies. Some programs and monies should be targeted directly to the neediest central cities, not passed through State agencies. METHODS: Working with national coalitions of central cities to obtain reasonable allocation formulas for grant programs. Continue supporting the right to seek funding directly from Federal agencies. POLICY 204-4: Flexibility for local governments. Encourage the Federal government to allow localities maximum flexibility in the use of their share of Federal tax dollars. METHOD: Encouraging the Federal government not to impose reporting requirements that would go beyond the intent of Congress within particular legislative guidelines. 3/90 II-91 �THE DETROIT MASTER PLAN OF POLICIES INTERGOVERNMENTAL , POLICY 204-5: Fair share. Analyze how Federal tariffs, income tax, and fiscal policies hurt some areas more than others. Urge greater equity. Michigan should receive its fair share, including its share of Federal contracts. METHODS: Promoting policies reducing Federal defense spending, but also makinq sure Detroit business and industry receive their share of Federal contracts. Opposing Federal tax reform that would eliminate the depreciation allowances or tax credits that industries need to support their reinvestment. At the same time, insist that tax credits encouraging automation be paralleled by programs to help displaced workers. Supporting Federal anti-dumping and tariff provisions that are critical to the survival of Detroit and Michigan business. Seeking revisions of Federal and State tax laws so that enough special incentives are given for inner city business location to offset real and perceived economic advantages for location in . the suburbs. Monitoring Federal government applications of the steel trigger price mechanism on imports to make sure formulas do not put steel coming through Great Lakes ports at a competitive disadvantage. Making sure Detroit receives a fair share of Corps of Engineers (COE) projects by encouraging Michigan's Congressional delegation to support Corps of Engineers projects that would aid Detroit and providing information to Detroit Congressmen relating to potential projects the Corps might study and fund in Detroit. POLICY 204-6: Deregulation. Continue to monitor Federal deregulation and proposals to change trade, transportation, and freight policies. METHODS: in major efforts to Supporting and participating influence Federal policy that could affect Detroit business. 3/90 TI-92 �THE DETROIT MASTER PLAN OF POLICIES INTERGOVERNMENTAL POLICY 204-7: Foreign competition. Encourage the Federal , government to keep the U. S. economically competitive with other nations but not at the expense of some segments of the U.S. population. METHODS: Encouraging Federal subsidy of research and development and tax laws that favor modernization of industry. Pointing out to the Federal government that many displaced workers still require retraining or relocation assistance if they are to find a new place in the work force. Urging the Federal government to improve incentives for "research and development" and/or industries to collaborate in research with one another and universities. Urge the Federal government to improve access to foreign markets, and develop a better response to foreign government targeting practices. POLICY 204-8: Federal legislation and administrative rules. Promote legislation and administrative rules which are advantageous for maintaining and expanding Detroit's economy. Conversely, work to prevent and/or modify legislation and administrative rules which have an adverse affect on Detroit's economy. METHODS: Promoting Federal and State legislation to increase economic development funds for declining industrial cities. Monitoring the progress of new development bills through the legislative process. Working to have them target funds to . cities like Detroit and, if this is not possible, working to eliminate biases against such cities. Working to make the programs more efficient in improving long-term employment and to make the conditions for expanding the funds as flexible as possible. Monitoring and influencing the development of guidelines by administrative agencies. Trying to make them as favorable as possible to Detroit, with the minimum acceptable position being no bias against Detroit. 3/90 II-93 �THE DETROIT MASTER PLAN OF POLICIES INTERGOVERNMENTAL Evaluating pending industry regulation or deregulation legislation to determine the effect on Detroit's economy. Supporting bills which would improve Detroit, and working to modify and/or defeat those which would hurt it. Working to remove anti-Detroit bias legislation and administrative rules. Promoting· the formation of uniform benefit programs in areas where Detroit at a disadvantage, especially Workers Unemployment Insurance, and a National Plan. from existing national worker and Michigan are Compensation and Health Insurance Continuing to include the members of the Detroit Econom~ Growth Corporation ls Board of Directors and the companier and organizations they represent in the City's lobbying efforts at the Federal level. Continuing to work and strengthen alliances with organizations such as the National League of Cities, the Council on Urban Economic Development (CUED), and the Great Lakes State Governors Conference at the national level, and also Southeastern Michigan Council of Governments (SEMCOG) and the Greater Detroit Chamber of Commerce at the local level. Monitoring proposed changes in income and other tax laws to see whether they will help or hurt Detroit. Continually pressing toward better distribution Federal spending so that Michigan gets its share. of STATE OF MICHIGAN EXECUTIVE BRANCH POLICIES POLICY 204-10: Equitable representation. The City of Detroit should be equitably represented on all State boards, commissions, and committees. METHODS: Establishing and maintaining a administrative monitoring system. comprehensive State Insisting that administrative positions are filled by an adequate number of Detroit residents. 3/90 II-94 �THE DETROIT MASTER PLAN OF POLIC,lES INTERGOVERNMENTAL Finding better means of keeping the City informed and/or coordinating information about pending State legislation and administrative actions. Developing a more efficient mechanism for monitoring nonpolitical pending State actions. Seeing that Detroit has more representatives on State boards allocating Federal pass-through money. STATE OF MICHIGAN LEGISLATIVE BRANCH POLICIES POLICY 204-11: Intergovernmental relations. Research all existing State laws that affect the City of Detroit's intergovernmental relations with the idea of formulating possible amendments in order to give Detroit more equity when compared to the rest of the State. METHODS: Assigning appropriate staff to review and analyze appropriate State laws that refer to intergovernmental relationships. Drafting amendments to existing laws and/or new laws to improve the City of Detroit's equity with the rest of the State. Continuing to strive to improve Detroit's equity with the rest of the State. POLICY 204-12: Business attraction and retention. Develop mechanisms at the State level that will enable Detroit and other older, fully developed cities better to retain and attract appropriate development. METHODS: Supporting appropriate legislation that establishes new and more effective review mechanisms at the State and/or regional level based on the Federal Urban Impact Procedures. Supporting legislation that eliminates additional State assistance for projects relocating development from one jurisdiction in the State to another. Supporting special Federal and State legislation to meet the unique needs of Detroit and other older, fully developed cities. 3/90 II-95 �THE DETROIT MASTER PLAN OF POLICIES INTERGOVERNMENTAL Working to broaden State services to allow funding for necessary supportive services, such as Michigan State Housing Development Authority (MSHDA) financed retailing as part of a housing project. Supporting the State's promotion of its assets nationally and internationally. POLICY 204-13: Revenue sharing formulas. Federal, State, and County tax revenues should be better distributed to the City of Detroit and.other older, fully developed cities based upon new formulas that recognize both population size and needs. METHODS: Supporting appropriate legislation that mandates that the City of Detroit and other older, fully developed cities receive a fair share of County, State, and Federal funds, based upon City contribution and needs. Supporting necessary legislation and/or administrative rule changes mandating that when recipients include both residents and nonresidents, services and facilities shall be financed by higher levels of government, including the State. Supporting appropriate legislation providing compensation to local governments which provide community-based residential services for previously institutionalized persons. Encouraging use of State funds to facilitate access of City residents to out-State facilities and services, where necessary. Supporting a study in southeast Michigan, by an appropriate governmental agency, of the concept of regional tax base sharing. Identifying benefits and costs, both to existing tax base and community development. POLICY 204-14: Public school financing. Establish a more equitable and stable means of financing public schools. POLICY 204-15: Crime victims. Support State legislation expanding reimbursement for victims of crime. 3/90 II-96 �THE DETROIT MASTER PLAN OF POLIC,lES INTERGOVERNMENTAL METHODS: Supporting reimbursement for psychological counseling as well as medical costs and lost wages, and for funeral expenses of survivors of a victim. REGIONAL RELATIONS POLICIES POLICY 204-16: Participation in Great Lakes Regional Boards and Commissions. The City of Detroit should actively participate in all Great Lakes regional agencies and task forces. METHODS: Providing information and data to appropriate and any ongoing Great Lakes research projects. Articulating the economic development policies of Detroit as they relate to waterway usage. Raising environmental concerns that affect communities bordering the Great Lakes system. all POLICY 204-17: Detroit's significance in southeastern Michigan. The City of Detroit, being the center city of the southeastern Michigan region and the largest city in the State of Michigan, should retain and increase those uses, services, and facilities that are of special regional/State significance. METHODS: Maintaining and expanding the City's position as a center of business and professional activities in the region and the State. Maintaining and expanding the variety of cultural, entertainment, and institutional facilities that a large core city is obligated to support. Providing a diversified base of industries and services for a broad and stable economy. Making major improvements to the transportation system to insure that Detroit remains the region's distribution 3/90 II-97 �THE DETROIT MASTER PLAN OF POLIClES INTERGOVERNMENTAL center, a State distribution center, and competitive in transportation with other cities in the nation and world. Supporting appropriate legislation to require regional, State, and Federal agencies to provide an increased share of the funds necessary to operate those Detroit recreational facilities that are utilized by people from throughout the region. Promoting.~ better balance between the population served and facility capacity both within and outside Detroit. This can be done by utilizing for development vacant lots already served by public facilities before any new public facilities are constructed. POLICY 204-18: Representation on regional agencies. The City of Detroit should participate in regional organizations. Appropriate governing bodies of all appropriate agencies should be based upon the principle of "one person, one vote". METHODS: Participating in all agencies and bodies that address regional and State-wide issues and that affect City interests. Supporting appropriate State legislation and/or administrative rule changes that encourage units of government over 50,000 population in the region to belong to an appropriate umbrella regional agency. Supporting Federal legislation and/or administrative rule changes that encourage membership on appropriate regional agencies in order for local units of government to receive grants from the Federal government. Supporting appropriate State and Federal legislation mandating that the voting structure of all regional agencies shall be based upon the one person, one vote doctrine. Continuing to initiate regular contacts and share information with counterparts throughout the region and in appropriate out-State communities, to foster a greater understanding of regional and State-wide issues and their effects upon each community in southeastern Michigan and the State as a whole. 3/90 II-98 �INTERGOVERNMENTAL THE DETROIT MASTER PLAN OF POLICIES POLICY 204-19: Regional public parks and recreation. Strongly advocate Detroit's interests in regional recreation planning and programming. METHODS: Securing formal City representation on the regional body that controls the Huron-Clinton Metropolitan Authority. Seeking a formula that requires per-capita or percontribution allocations of resources from the HCMA. Encouraging HCMA' s providing public transportation to its parks in the summer. Negotiating with Wayne County distribution of park budget. a more equitable Supporting the requirement that any Michigan city using State or Federal funds for construction or operation of a recreation facility must make it available to all persons. Seeking County, regional, or State financial support to replace the Howell Nature Center. POLICY 204-20: Urban/rural balance. National, State, and regional land use policies should be enacted to mandate a balance of development between central cities and the suburbs. METHODS: Supporting those communities that wish to limit growth. (However, limiting growth should not be an excuse to prevent racial and/or economic integration.) Joining with older suburbs, environmentalists, and others in coalitions to prevent "urban sprawl" and allow communities to retain their existing populations. Supporting the enactment of new State legislation and administrative rule changes to control development outside the existing urbanized area by limiting State grants, amending the present State subdivision plat act to discourage large lot rural residential development, prohibiting development on ecologically fragile lands, prohibiting large developments of regional significance that are detrimental to the existing urbanized area, and requiring full service guarantees by the developer before new development is allowed. 3/90 II-99 �THE DETROIT MASTER PLAN OF POLIClES INTERGOVERNMENTAL Encouraging the Southeast Michigan Council of Governments and other regional planning organizations to revise their policies to limit growth where desirable, allow communities to retain their existing population, and keep growth in balance. Limiting growth should not be an excuse to prevent racial and/or economic integration. Supporting necessary State legislation and/or administrative rule changes to require commun : ties to provide for balanced land use development consistent with adequate local or County land use plans which meet regional and/or State criteria. POLICY 204-21: Equalized development costs. Develop a means by which it will become at least as advantageous for developers to build in, and home owners to purchase in, the City of Detroit as in the developing suburbs. METHODS: Supporting changes in Federal policies, such as lower interest rates on Federal Housing Administration (FHA) mortgages for housing in central cities, tax incentives to develop in the central city, and other changes as necessary, to make it at least as attractive for developers to build in the central city as in the outer suburbs. Supporting changes in Federal policies as needed to make it as advantageous for all types of developments to be located in central cities as in other "urban" areas. POLICY 204-22: Regional growth. Infrastructure or public facility extensions beyond the existing urbanized area should be allowed only if growth in population cannot be accommodated in the existing urbanized area, or facilities are needed to solve major pollution problems or remedy health hazards. METHODS: Supporting the development of a new Regional Sewer Service Area Plan to supersede existing plan. The new plan should be based upon the premise that the amount of land to be served by sewers should be correlated with the newly adopted regional population and household projections, or if the remedy to a major pollution problem of health hazard requires a sewer solution. 3/90 II-100 �THE DETROIT MASTER PLAN OF POLICIES Appropriate facility accordingly. plans INTERGOVERNMENTAL should also be amended Supporting appropriate legislation to prohibit the Federal government and the State of Michigan from funding new infrastructure projects that serve population growth only. This is already done in the case of sewer service dollars. Supporting appropriate State legislation and/or necessary administrative rule changes to require that the cost of new sewer and water projects be borne only by those who will benefit directly. Bonds for these projects should be floated based only upon the faith, credit, revenue, etc., of the area that will be directly served. Supporting appropriate State legislation to require that all other solutions to a pollution problem shall have been exhausted before a new sewer is constructed. Supporting appropriate legislation to require that public utility companies charge a more equitable cost of service for transmission to new developments that are distant from generating, switching, and storage facilities. Supporting legislation requiring that future infrastructure extensions shall conform to a local plan based upon realistic population projections. INTERNATIONAL TRADE POLICIES POLICY 204-23: Free Trade Agreement. Capitalize on the economic and development opportunities for the Detroit and Windsor region, especially regarding the Free Trade Agreement, in order to facilitate the channeling of increased foreign trade through our North American /Canadian border. METHODS: Encouraging joint development opportunities with Windsor, working together to establish the region as a "new international marketplace". Encouraging State of Michigan subsidy of the development of a World Trade Center in order to establish a physical presence that reflects the magnitude of trade and transport opportunities and facilities in the region. 3/90 II-101 �THE DETROIT MASTER PLAN OF POLICIES INTERGOVERNMENTAL Marketing the region as a hub of international trade, since the Detroit/Windsor region is the largest international trade region in North America. Targeting the attraction of industries to Detroit that could particularly take advantage of the Free Trade Agreement. Encouraging the start of trade programs, to host foreign trade delegations (Minsk, Africa, etc.), and to analyze import and export opportunities, as a result of the Free Trade Agreement. Encouraging the location of foreign consulates and trade missions in Detroit. 3/90 II-102 �THE DETROIT MASTER PLAN OF POLICIES URBAN AREAS ARTICLE 300 INTRODUCTION TO URBAN AREAS The following Chapter III of the Detroit Master Plan of Policies is focused on policies for specific geographic areas of Detroit. The entire City is divided into ten geographic divisions called sectors. In addition, there is one special area, the Riverfront, whose boundaries overlap several sectors. The sectors contain between 50,000 to 200,000 residents. Moreover, each sector is further divided into subsectors. Altogether, there are 52 subsectors. The content is organized by sector, with sectors presented in alphabetical order by name. Within each sector, policies that apply on a sector-wide basis are given first, and a subsector index and rezoning concept map are included. Following the sector-wide policies are subsector policies with maps of existing and future land use for each of the 52 subsectors. 3/90 III-1 �c ...... ..,., a•~T ...... ~ . , \JILLAQW SECTORS and SUB SECTORS IN THE CITY OF DETROIT Airport Subsector .....•.......••••• 302-7 Boynton Subsector ...... ~ ........... 309-16 Brightmoor Subsector ....•.......... 310-9 Brooks Subsector ..•................ 310-12 Burbank Subsector .•.....••......... 306-11 Butzel Subsector ..•..............•. 302-8 Cerveny-Grandmont Subsector ........ 307-9 Chadsey Subsector .•................ 309-14 Chandler Park Subsector ••..••••.... 302-9 Cody Subsector ....•................ 310-10 Condon Subsector ..•..........•..... 309-9 Conner Subsector .......• . ...•...... 306-12 Davison Subsector . . . . . . . . . . . . . . . . . . 305-9 Denby Subsector .............•....•. 306-13 Durfee Subsector ..........•........ 304-9 East Riverside .•..•..•..•.•.••..••• 302-10 Evergreen Subsector . . . . . . . . . . . . . . . . 310-7 Finney Subsector . . . . . . . . . . . . . . . . . . . 306-7 Foch Subsector . . . . . . . . . . . . . . . . . . . . . 302-11 Grant Subsector . . . . . . . . . . . . . . . . . . . . 306-9 Greenfield Subsector . . . . . . . . . . . . . . . 307-6 Harmony Village Subsector .•..•...•. 307-10 Hubbard-Richard/Corktown Subsector 309-12 Indian Village Subsector ........... 302-12 Jefferson-Mack Subsector ........... 302-13 Jeffries Subsector ....•...•.•....•• 309-8 Kettering Subsector .....•..•.•.•.•. 302-14 Lower East Central Subsector ....••• 303-10 Lower Woodward Subarea ............• 311-9 Mackenzie Subsector ................ 304-7 McNichols Subsector .... ~ .........•. 307-11 Middle East Central Subsector .....• 303-9 Middle Woodward Subarea .......•.••• 311-10 Near East Riverfront Subsector ....• 303-11 Nolan Subsector .......•...........• 305-7 Palmer Park Subsector ... ............ 307-8 Pembroke-Bagley Subsector ..•..•...• 307-7 Pershing Subsector ...............•• 305-8 Redford Subsector ................•. 310-6 Rosedale Subsector .............•••. 310-8 Rosa Parks Subsector ......•.••••••• 304-10 Rouge Subsector ................•... 310-11 Russell Woods Subsector .......•...• 304-8 Springwells Subsector .........••..• 309-13 State Fair Subsector ........•.••..• 305-6 St. Jean Subsector ...............•. 302-15 Tireman Subsector ..........•.....•. 309-10 Upper East Central Subsector •.•.•.. 303-8 West Riverfront Subsector .•......•. 309-15 Vernor-Junction Subsector •...•.•••• 309-11 �' DETROIT MASTER PLAN OF POLICIES_ CENTRAL BUSINESS DISTRICT ARTICLE 301 CENTRAL BUSINESS DISTRICT CENTRAL BUSINESS DISTRICT LOCATION AND EXTENT The Detroit Central Business District (CBD) is the downtown area of the City, generally bounded by the Fisher Freeway on the north, the Chrysler Freeway on the east, the Lodge Freeway on the west, and the Detroit . River on the south; it also includes the area south of East Jefferson to Orleans on the east, the area south of West Jefferson to Eighth Street on the west, as well as the area west of the Lodge, specifically including the State of Michigan Plaza and Wayne County Community College. Altogether, this area covers 1.35 square miles, or about 860 acres. CENTRAL BUSINESS DISTRICT FEATURES AND IMPORTANCE The Detroit Central Business District serves all of southeast Michigan and it is both historically and functionally the heart of the Detroit metropolitan area. The Central Business District is the seat of government for the County of Wayne and the City of Detroit as well as headquarters for u. S. government and State government in Southeast Michigan. It is headquarters for the Southeast Michigan Council of Governments and other regionally-focused agencies. Downtown Detroit is also a judicial center with more than 120 judges, magistrates, and referees presiding in County, State, and Federal Court facilities. Downtown Detroit has the densest concentration of office space in the State with about 17 million square feet occupied. Headquarters of Michigan's largest banking and financial institutions are housed in the Central Business District as are the headquarters of Michigan's major daily newspapers. The ci vie spirit of Detroit is symbolized by the Central Business District and it provides the primary urban image of the City and of the region to residents and visitors alike. Downtown is a "gateway" to Detroit. Physically, it is linked by radiating freeways and streets to the region and by tunnel to Windsor, Ontario, Canada. Functionally, downtown is the 3/90 III-2 �' RIVER 81 ,,,-, "' B2 83 84 86 "' R2 R3 R.4 R.5 R.6 RESTRICTED BUSINESS LOCAL BUSINESS/RESIDElfTIAL SHOPPING DISTRICT GENERAL BUSINESS GENERAL SER-IICES SING/.£·FAMID' RESIDElfTIAL TWO-FAJrlll.1 RESIDElfTIAL l.J:N(-DENSITY RESIDElfTIAL THOROUGHFARE RESIDElfTIAL MEDIUIJ·DENSITY RESIDElfT /Al HIGH-DENSITY RESIDElfTIAL GENEVJJZEO REZONING CONCEPT Ml M2 M3 M4 M5 WI/TED INDUSTRIAL RESTRICTED INDUSTRIAL GENERAL INDUSTRIAL llfTENSNE INDUSTRIAL SPECIAL INDUSTRIAL TM WJ TRMSfflONAL INDUSTRIAL WATERFROlfT INDUSTRIAL PR PN?KS and RECREATION SPECIAL DEVELOPMElfT !resident/al.with llmlted commercla/J S02 SPECIAL DEVELOPMElfT (commercial, with /Im/fed resident/al) 504 PROPOSED SPECIAL DEVELOPMElfT RNERFROlfT MIX USE S01 PO PLANNED DEVELOPMElfT PC PUBLIC CElfTER PCA RESTRICTED CElfTRAL BUSINESS CBD SECTOR �, DETROIT MASTER PLAN OF POLICIES_ t' 7'\ primary convention, southeast Michigan. meeting, CENTRAL BUSINESS DISTRICT and entertainment location in CENTRAL BUSINESS DISTRICT GOALS The goal is to enhance the role and functions of Detroit's Central Business District in all areas so that it continues to be competitive with and closely linked to other urban centers throughout the world. This goal will be accomplished by obtaining significant increases and improvements in administrative functions such as media, communications and corporate headquarters; the residential base; conventions and tourism; retailing; national and international business and banking; circulation within and to and from the CBD; and the environmental and esthetic appeal of the downtown area as a major urban place with a high level of excitement, interest, and vitality. CENTRAL BUSINESS DISTRICT PLANNING ISSUES AND F'O•roRE POTENTIALS Though Detroit is still the region's and the State's major center for administrative functions and services, with the increasing decentralization of many of these activities there is a need to make special efforts to insure that the downtown maintains its share of these functions and services as well as expand its supporting services. The benefits derived from the strong convention, tourist, recreation, and cultural sectors of the CBD need to be further capitalized on and expanded upon, especially increasing the number of hotel rooms. There needs to be a greater emphasis on the growing importance of communication, the media, and technological advancements in the CBD. The retailing areas of the CBD which have weakened in recent years need to be revitalized to provide improved services to downtown employees, residents, nearby workers, and visitors. An increase in the number of residents in the CBD and its immediate environs is an important factor in attracting and supporting new retail establishments. With the construction and operation of the Downtown People Mover (DPM), transportation access to and circulation within the CBD has improved. Future extensions and pedestrian linkage with the Detroit People Mover as well as provisions 3/90 III-3 �DETROIT MASTER PLAN OF POLICIES_ CENTRAL BUSINESS DISTRICT for adequate and appropriately priced parking facilities are still needed. Because of downtown's role as the State, Region, and the City's major activity center and symbolic image-maker, there needs to be special attention given to environmental and urban design concerns so that the CBD will continue to be a special experience for Detroiters and visitors. POLICY 301-1: · central Business District - Economic Base Take steps to insure that downtown Detroit will remain competitive with, and closely linked to, other major urban centers throughout the country and the world. Insure that development in the CBD emphasizes the kinds of activities that relate to a strong competitive position in the national and global economy such as international banking and finance, administration headquarters for major corporations, import-export trade services, and exportable business services. POLICY 301-2: Central Business District Culture & Tourism Insure that downtown Detroit, together with the Cultural Center area, remains the focus of activity - on a regional and State-wide basis - relating to cultural and civic events, urban entertainment and recreation, and all other functions which will enhance the area as a desirable location for tourists, conventions, and urban life and activity generally. Intensify the existing concentration of convention/tourist/recreation/cultural facilities and activities in the downtown area, especially making the best use of the expanded Cobo Convention center, Renaissance Center, the People Mover, and the existing special areas such as Greektown and Bricktown. Encourage new construction of hotel space near Cobo Center, and promote an increase in restaurants, bars, night clubs and other entertainment in and near this area; continue the ethnic festivals and concerts, the Freedom Festivals and parades, the boat and auto races, and replicate these types of events at smaller scale throughout the year; expand the level of service provided by tour boats and buses, trolleys and tramways, including service to Windsor convention and foreign shopping opportunities; encourage the establishment of an auto museum in the area or adjacent to a Downtown People Mover station. 3/90 III-4 �DETROIT MASTER PLAN OF POLICIES_ CENTRAL BUSINESS DISTRICT Support the continued growth of the Theater District in the , northern CBD area between Grand Circus Park and the Fisher Freeway. Improve landscaping in the area. Expand financing mechanisms to promote entertainment, concerts, theater productions. Encourage the bars, restaurants, and other entertainment and fitness facilities to promote the area and jointly recognize the increased access provided by the Downtown People Mover station, trolley, and mini-bus service. Promote downtown as a "fun" area with an increasi--ng supply of organized and spontaneous events always occurring, including: jogging, boating, walking: displays, art exhibits: art/music schools by artists-in-residence living in lofts and storefronts: outdoor cafes near activity areas: protect from weather by covered walkways, tunnels, gallerias, tents, balloons, inflatable structures, domes, landscaping. Portray downtown as the location of the State and region to experience and view the most technologically advanced developments. Encourage international conferences and coordinate activities with Canada: promote development of a Detroit-Windsor tramway as well as a ferry connection. Encourage each national trade and professional conference to open their displays to a wide public. Showcase rotating industrial displays. Increase special cultural events such as the opera, ballet, modern dance, jazz festival, artists fairs, gospel songfests. Seek methods of helping hotels to attract patrons during offpeak and weekday convention periods. POLICY A. 301-3: Central Framework Business District-Urban Design PEDESTRIAN PATHWAYS CONCEPT Promote downtown Detroit as a "walking city" through the creation of a superior pedestrian environment that builds upon development already in place and takes advantage of the area's compactness. Implement the concept by promoting the strong activity anchors of the Theater District in the northern portion of the area and linking it with activity centers in the southern portion of the CBD (Renaissance Center, Hart 3/90 III-5 �DETROIT MASTER PLAN OF POLICIES_ CENTRAL BUSINESS DISTRICT Plaza, Cobo Center) by strong pedestrian pathways with special , street furniture and other amenities. In addition to promoting major activity centers and linking them by pedestrian pathways, establish a variety of downtown neighborhoods, each with its own unique character. In each of these downtown neighborhoods, establish a key street or other central place where local services, shops, restaurants and other commercial activities, as well as the more dense housing facilities, can cluster, providing a focal area of intense pedestrian activity and a sense of urbanity and vitality. Where feasible, People Mover Stations should be physically incorporated as an element of the neighborhood core facility. C. STREET LEVEL ACTIVITY Provide for continuous pedestrian interest i.e., storefronts, restaurants with windows on the street and sidewalk cafes in warm weather, art galleries, display windows, etc. - along the linkage streets, particularly the primary axes, so that there is a sense of progression along these routes through an uninterrupted sequence of varied and intense activity. Skywalks should not complement street-level pedestrian activity, except to improve public safety. D. OPEN SPACE Provide for "people-oriented'' landscaped open space in carefully planned locations. In general, provide urban open space where it will clearly be an integral part of the pedestrian experience or a significant destination, but not where it amounts to ''dead space", interrupting continuity. Give special priority to the enhancement of Grand Circus Park in conjunction with major new entertainment development in that area. E. AMENITIES Provide adequate street lighting at the pedestrian scale, and use lighting creatively to enhance special building facades or other interesting features. Provide coordinated street furniture such as benches, planters, drinking fountains, waste receptacles, etc. Include sculpture, fountains, statues, murals, etc., to enrich the urban environment. Where possible, provide adequate public restroom facilities. 3/90 III-6 �DETROIT MASTER PLAN OF POLICIE5- .. F. CENTRAL BUSINESS DISTRICT ARCHITECTURE AND HISTORIC PRESERVATION Encourage architecture that represents enduring quality. Insure compatibility /esthetic harmony between new and existing structures. To the extent feasible, give high priority to the preservation of older buildings. Encourage restoration, rehabilitation, and reuse of older building facades to reflect the original architectural character. Consider permitting/encouraging arcaded sidewalks on certain streets i.e., where such treatment would not violate desirable setback lines. Consider developing gallerias - enclosed pedestrian streets - particularly in conjunction with People Mover stations. Encourage public circulation within existing and future buildings. Encourage canopies over public walkways where appropriate. Provide weather-protected transit waiting areas. G. VIEWS AND VISTAS Strengthen the visual access to the River from various locations in downtown. Establish other view corridors focusing on important buildings, statues, parks, and other esthetic features. H. GATEWAYS Provide "gateway" treatment at major entrances to the CBD, emphasizing changes in scale, land use, architectural character, and intensity of activity. Make use of pylons, landscape treatment, special lighting, paving materials, banners, etc., to provide definition and contrast. Consider gateway treatment at the following locations: Michigan at Lodge, Grand River at Fisher, Woodward at Fisher, Gratiot at Chrysler, East Jefferson at Chrysler, and West Fort at Lodge. POLICY 301-4: Central Business District Public and Private Office Development Downtown Detroit should remain the focus of financial, administrative, judicial, and office center activity for Detroit, the metropolitan region, and the State. Conserve and protect the existing major concentration of financial establishments near: Griswold and Fort; Renaissance Center; and the government office concentrations nearby; Woodward and Jefferson (City-County node); Lafayette/Michigan and Lodge Freeway (State-Federal node); Beaubien and Gratiot (Justice Center). Encourage expansion of these activities. 3/90 III-7 �DETROIT MASTER PLAN OF POLICIES_ CENTRAL BUSINESS DISTRICT , Encourage any new government offices to be located close to the Downtown People Mover stations. Provide supplementary transportation devices for CBD employment/service centers beyond easy reach of the Downtown People Mover extensions. The outlying centers include: IRS/State/Bell Service Center; Edison/El ton Park; Madison Center. Support special environmental amenities including extensive urban landscaping and modern office renovation so as to encourage the greatest possible efficiency and creativity of those who work here and their visitors. Insure other office amenities are available, such as fitness clubs, convenience shopping, and day-care centers. Insure that an adequate supply of parking decks and garages is available within and near the most central area so as to serve the short-term client, visitor, and constituent parking needs. Promote the concept that most longer term transportation needs of employees and managers will be served by mass transit and parking areas accessed from the Downtown People Mover. This will reduce the dependence upon the auto and parking demand in the most congested areas of the Central Business District. Those governmental and financial functions which it would be better to distribute for ease of service to their clients should not be concentrated in the most central portion of the CBD. They should be located to be more central to their clients or constituents. Recognize the importance of larger outdoor rally-oriented spaces for political and social purposes. Specifically have designed and built at Kennedy Square an improved facility to better fit this purpose. Support the provision of "people watching'' spaces as well for spontaneous meetings. Recognize and promote the international aspects of finance since this is a growth sector and downtown has international companies. Utilize tax incentives and other devices to encourage employment and skill training of Detroit residents and make special efforts to increase the proportion of Detroit residents in CBD jobs. 3/90 III-8 �DETROIT MASTER PLAN OF POLICIES_ CENTRAL BUSINESS DISTRICT POLICY 301-5: District Central Business Technology Communications Encourage development of state-of-the-art communications systems in and for the CBD to establish Detroit as a leader 1.n technology development and the CBD as a showcase for information and telecommunications technology. Encourage the Medical Center and institutions in the Cultural area to do likewise. Promote the recognition that one of the primary purposes of the Central Business District is communication, and take every step possible to support and facilitate fulfilling this role. Recognize that the area between West Lafayette and Michigan and Third is largely devoted to establishments and facilities specializing in various aspects of communication: telephone, television, and newspapers. Support intensification and expansion of this grouping. Encourage the growth of new communications and technology oriented businesses in the CBD; seek a greater variety of trade journals; try to attract industrial film makers to the CBD; and encourage the use of the new communications technology. Seek methods to provide incentives to promote building owners to improve communication and information capabilities. POLICY 301-6: Central Business District - Retail Development Strengthen retailing activities of all kinds in the CBD. Promote the conservation and revitalization of existing major retailing nodes: Woodward ( near transit stations or near employment/service centers); Greektown; Renaissance Center/Millender Center; Broadway-Randolph; Washington Boulevard. Promote the areas near the People Mover stations as appropriate for specialized retailing and services, each area developing its own theme and character. For each station, promote covered walkways, gallerias, pedestrian routes with retailing along each side. Promote the construction of major and renovated new intense mixed-use structures in the area, including the Hudson's building, Kern block, Crowley's block, Monroe block, and provide a large amount of new retailing space, hotel, office, 3/90 III-9 �DETROIT MASTER PLAN OF POLICIES_ ·• · housing, and parking . indoor spaces. space as CENTRAL BUSINESS DISTRICT well as public outdoor and Encourage a major expansion of the parking validation program so that shoppers are assured of a convenient and adequate supply of lower-cost short-term parking spaces. Support careful planning for convenience shopping for downtown residents, including shopping within residential structures. Plan for a removal from commercial use and conversion to other uses those areas known to have minimal market potential. Uses to which the obsolete retail space can be converted include offices, apartments, lofts, incubator space for new services. Give special attention to the particular shopping needs and problems of the various shopping segments, including (a) the over 400,000 Detroit residents located within a five-mile radius with incomes exceeding $ 2 billion; ( b) the 110,700 downtown employees and 60,000 nearby area employees; (c) 10 million or more annual visitors. Each group has different peak-time shopping needs and a 9-to-5 day often does not fit these needs; (d) adult households and single-parent households now account for almost 80 percent of Detroit City households and have very different shopping needs; (e) Windsor, with its 200,000 residents, Detroit's largest suburb and close to the CBD is a special market to be served, depending on exchange rates, duties , and goods availability. Encourage the 24-hour retail and service node near Griswold and Michigan to expand in scope and scale as working hours become more extended and downtown residents increase. including more Encourage a lively street life, musicians, flower, fruit, and craft peddlers, and artists. street street Improve all-weather environments, expanding gallerias, connected stores, covered plazas, utilizing more windbreaks and planning to make the best use of sunshine for outdoor areas. Provide electronic informational directories at many locations within retailing areas to help shoppers find the type of store ad merchandise desired. Coordinate special shuttle and minibus service from nearby employment centers including: Wayne State, State office 3/90 III-10 �DETROIT MASTER PLAN OF POLICIES_ CENTRAL BUSINESS DISTRICT center/West Side industrial; medical/cultural institutions; Eastern Market; East Riverfront. POLICY 301-7: Central Business District Housing and Neighborhood Development Encourage major new increases in the residential base of the CBD. Recognize and promote the concept that downtown residential living is appropriate and should be encouraged almost anywhere in the CBD (with the possible exceptions of the financial institutions, governmental institutions, and within retailing areas themselves.) Recognize, also, that many of the features which are desirable to have in a CBD are not possible without residents. Increase the level of CBD resident population to at least 15,000 through conversion of existing buildings and construction of new buildings, including: upper stories along Woodward and other shopping districts and near People Mover stations; along Washington Boulevard and Bagley; adaptive reuse of historic off ice and retail buildings; at primary "gateway" points, such as Michigan/Lodge, Grand River/Fisher, Gratiot/Chrysler, Fort Street/Lodge; along the east and west riverfront. Provide environmental improvements as necessary, such as landscaping, berms, careful lighting, appropriate surface treatment. Insure that services for downtown residents are available, including convenience type shopping, recreation, fitness, parking, security, education (especially including job skill upgrading, and adult-oriented programs). Promote urban design improvements which will aid in creating the most lively, enjoyable, and stimulating adult-oriented living environment. Be careful about relationships of residential to other uses so that each can be complementary and mutually supportive. Make use of rooftops, balconies, small plazas, and solariums to make use of the outdoors. Encourage a variety of housing types, including condominiums, cooperatives, lofts, high-rise and mid-rise, mixed use, etc., as well as a mix of residents by age, race, sex, income. Make special efforts to insure that parking is available near each apartment area, reserving spaces in adjacent lots and parking structures. 3/90 III-11 �DETROIT MASTER PLAN OF POLICIES- CENTRAL BUSINESS DISTRICT Promote a strong relationship of adjacent residential areas , with the downtown through special promotions, flyers, institutional offerings, and transportation connections: West Riverfront; Corktown; Focus; Cass; Brush Park/Medical Center; Eastern Market (lofts); Lafayette Park/Elmwood; Rivertown. POLICY 301-8: Central Business District Transportation System Promote efficient intra-city circulation into and out of the CBD for all travel modes. Continue the policy of making the CBD the focus of transit activity in Detroit and the region. Promote construction of a light rail mass transit system from downtown Detroit northward along Woodward and along Gratiot. Connect the light rail system with People Mover system in the Central Business District. Upgrade regional bus service and encourage its use. Promote efficient intra-CBD circulation for pedestrians, bicycles, automobiles, buses, and all other appropriate modes of transportation. Promote use of People Mover and interface with parking. Implement plans for an improved walkway system, include elevated and below-grade walkways, where these would not detract from street-level activity. Make further improvements to bus stop and layover locations. Provide better orientation devices for motorists and provide improved traffic management. Provide for a comprehensive parking policy where primary emphasis will be on the elimination of surface parking facilities in core areas of the CBD and the location of new parking facilities on its periphery, while also facilitating short-term parking near shops and restaurants. Facilitate the efficient and swift movement of traffic between entry points and parking. 3/90 III-12 �DETROIT MASTER PLAN OF POLICIES_ POLICY 301-9: CENTRAL BUSINESS DISTRICT Central Business District - Parking System Provide an adequate supply of well-located parking for retailers and shoppers while also providing necessary parking for employees and residents. Promote use of the People Mover. Insure inexpensive parking near the People Mover stops, and continue to explore use of an assessment district to pay for short-term free parking (assessment based on benefit). Encourage long-term parking in areas other than intense retail areas, providing shuttle service where necessary. Encourage a safe and secure environment near the retail and parking areas. Keep the parking areas clean and remove the most insensitive intrusions, such as junk piles and building remnants. Standardize signs. Try to close the short-term parking space deficit in the CBD core area. Encourage short-term parking that is in very close proximity to shopping facilities and services and with rates as inexpensive as possible. On the other hand, insure that "dead spots" are not created within high intensity shopping areas. Encourage the use of public transit for access to and travel within the CBD. Encourage use of car pools and van pools. Address the parking needs for conventions and tourism. POLICY 301-10: Central Business District - Public Protection Promote a high level of control and prevention of crimes and fires. Expand upon the Neighborhood Watch concept with Apartment Watch, Business Watch, and Vertical Watch in high-rises. Insure that design of structures such as parking structures does not create blind spots or other areas of low visibility. Encourage builders and developers to utilize the latest techniques in security devices. Educate the public to be ever-vigilant at special events and other areas where large crowds are gathering. Enforce housing and building codes for the provision of noncombustible construction sprinkler systems and fire control 3/90 III-13 �GENERALIZED EXISTING LAND USE t./f'f .J/lr OFFICES, USE Central Business District •••.••••• 301-11 III-13A �DETROIT MASTER PLAN OF POLICIES CENTRAL BUSINESS DISTRICT systems, fire-warning systems, and adequate escape routes, and retrofit existing structures for compliance. Educate CBD users and residents for evacuation techniques, fire control techniques, and fire prevention techniques. Insure that adequate and appropriate fire-fighting equipment is at all appropriate sites including attended parking lots and other parking facilities. Provide for and enforce adequate removal of rubbish and combustibles. Insure that adequate lighting is provided to help create a more secure environment. POLICY 301-11: Central Business Rezoning Concepts Utilize zoning downtown. as a tool to District help implement Land Use and policies for New office and retail development, including areas near the People Mover stations, should be developed very intensely and with surface-level activity. Surface parking lots should not be required as part of each new development, but provided commercially or in common structures, with non-surface parking being encouraged in new development. In the most intense central core area of the CBD, parking should be encouraged to be provided in structures. The areas along the riverfront, the Civic Center, and adjacent areas should be given special attention for compatibility of design. Consider rezoning the areas near the People Mover stations and Greektown which are currently B6 (General Services District) to a more appropriate zoning classification. Parking is not to be required of each developer on-site nor within 100 feet. Parking needs to be provided "in common", preferably in structures. Consider rezoning the areas on the northeastern and eastern edges of the CBD which are currently B4 (General Business) to encourage ultimately increased residential construction with compatible institutional and commercial uses. Parking will continue to be permitted here. All new development will be required to provide on-site parking or within 100 feet. Encourage residential construction and conversion. Retain present zoning in most areas, however; expand area included in Public Center Adjacent zoning classification. Provide for 3/90 III-14 I, �PLANNING UNITS CENTRAL BUSINESS DISTRICT A. Detroit Edison/Elton Park B. North Grand Circus Park C. Communications/Mass Media/ Convention Facilities D. Washington Boulevard/Bagley Area E. Major Shopping District F. Justice Center G. Financial/Government District H. Bricktown/Millender Center I. West Riverfront Area J. Civic Center K. Renaissance Center Central Business District ••••••••• 301-12 III-14A �DETROIT MASTER PLAN OF POLICIES_ CENTRAL BUSINESS DISTRICT sign review in high priority areas, especially from People , Mover stations. Provide for plan review for all surface parking lots; require landscape or other screening. POLICY 301-12: A. Central Business District Planning Area Policies Detroit Edison/El ton Park Planning Area Cass, Bagley, Freeway boundary) ( Grand River, East of Third, continue the corporate campus development. West of Third, develop a corporate campus related to new hightech industries and new low- and medium-rise residential buildings. Provide transit access to the Detroit People Mover by a spur or minibus. Provide sound barriers or soundproofing from freeways. Landscape surface parking areas. Insure pedestrian access to areas across freeways for services. Retain Elton Park as a recreation area. B. North Grand Circus Park Planning Area (Fisher Freeway, Adams, south side Grand Circus Park, Adams, Clifford, Middle, Grand River) Give priority to the development of an intensive residential community and an entertainment district in this area, especially along and near Woodward Avenue. Since there must be extensive parking in this area, give special attention to special landscaping. Develop theaters, nightclubs, restaurants, and similar entertainment uses as well as various types of medium- and high-density apartments, offices, and supporting commercial services. Give special priority to the enhancement of Grand Circus Park. Provide for any future development around the Park to help complete a sense of enclosure, i.e., new buildings fronting on Park, Witherell, or Adams across from the Park should be large (8 stories or more) and should not be set back from the street. The People Mover station in the Whitney Building gives special focus to the southern edge of this area, which will be appropriate for a comparison commercial node. In the area near Witherell, encourage retention and expansion of institutions and their services. 3/90 III-15 �DETROIT MASTER PLAN OF POLICIES_ c. CENTRAL BUSINESS DISTRICT Communications/Mass Media/Convention Facilities Planning Area (Bagley, Cass, Michigan, Washington Boulevard, Congress, Sixth, Jefferson, Eighth, Fort, Bagley, and Michigan) 'I Encourage additional communications and media-oriented development as well as residential, convenience retail, and supporting commercial uses. Specifically, develop mixed-use projects related to communications technology and including apartments, offices, and service commercial at Michigan and Third, Michigan and First, and Lafayette and Third. Develop hotels, entertainment, restaurants, etc., related to the new expanded Cobo Hall, heavily concentrated along and/or related to Washington Boulevard. Procure and reserve sites as needed in this area near Cobo Hall for parking structures. Parking structures will need to be provided here and elsewhere in the area to serve the high density of uses here and nearby. Provide minibus service or a Detroit People Mover spur to areas more than 1,000 feet from Detroit People Mover stations. The People Mover stations at Fort/Cass and Michigan/Cass provide special accessibility to this area and should be capitalized upon by high intensity development including retail services. D. Washington Boulevard/Bagley Planning Area (Middle, Clifford, Adams, Grand Circus, Washington Boulevard, alley west of Woodward, Michigan) Develop primarily as a residential community having a variety of housing types and income groups; also, include mixed residential/office, retail and hotels. Concentrate development generating intensive street activity along Washington Boulevard. Establish State Street as a secondary linkage street between Woodward and Washington Boulevard, and enhance this also as a pedestrian environment. Enhance the Capitol Park area as a small-scale convenience retail node to service residents. People Mover stations are at Woodward/Grand Circus and Times Square, and Michigan and Cass, which areas are especially appropriate for high-intensity uses and retail development. 3/90 III-16 �DETROIT MASTER PLAN OF POLICIES E. CENTRAL BUSINESS DISTRICT Major Shopping District Planning Area (Grand Circus, Adams, Brush, Monroe, St. Antoine, Macomb, Chrysler, Lafayette, Randolph, Cadillac Square, alley west of Woodward) Re-establish Woodward Avenue as a major shopping street in the City. Develop the Kern/Crowley/Monroe block as an intensely developed mixed-use project with retail, hotel, office, residential, and parking. Design this development to serve as a major regional indoor/outdoor shopping center, closely integrated with the Woodward Avenue shopping mall. Encourage new shopping, eating and drinking, entertainment and cultural facilities throughout the area. Give special support to Greektown, and expand westerly to eventually link up with Cadillac Center area. Encourage new residential uses throughout the area, especially in rehabilitated older buildings and upper stories over retail frontages. Promote distinctive residential apartments and special office and commercial development in the upper stories along Woodward Avenue. Encourage the provision of adequate short-term parking. Encourage a vastly expanded parking validation program. Encourage entertainment uses related to the theater district in the Madison Avenue area. Provide for the revitalization and growth of the Harmonie Park area as an arts district, encouraging galleries, studios, art supply stores, studio loft apartments, and related development. Enhance Harmonie Park. Encourage development across from the Park along the east side of Randolph, and insure that it provides a sense of enclosure for the Park. Once this is developed, open the Park physically and visually to the east. Encourage the reuse of Hudson's department store building for office, parking, ground floor retail, insuring that ground level pedestrian interest, especially on Woodward, is maximized. F. Justice Center Planning Area (Adams, Chrysler, Macomb, St. Antoine, Monroe, Brush) Continue and expand institutional uses. Improve pedestrian access between the justice buildings at Gratiot and St. Antoine to Greek town, to Madison Center, and to the Downtown People Mover stations. Encourage residential uses in the buildings in the Madison Center area if and when 3/90 III-17 �DETROIT MASTER PLAN OF POLICIES_ CENTRAL BUSINESS DISTRICT warehousing uses are no longer in demand. Encourage parking decks. Provide a "gateway" design treatment along Gratiot. G. Financial/City-County Government Planning (Michigan, Cadillac Square, Randolph, Jefferson, Woodward, Larned, Washington Boulevard) Area Locate new government administrative offices in this area. Continue to support this area as the financial and legal office core of the CBD. Improve the street-level pedestrian environment, especially with landscaping, display windows, and other amenities. Complete the proposed development at the Larned-Bates site with offices with ground-floor commercial. Improve Kennedy Square as an outdoor rally area with more trees, more land, better seating, and development of a water theme. Encourage an intensive multi-use structure on the former Greyhound garage site related to Larned-Bates development. All parking in this area should ultimately be in structures. H. Bricktown/Millender Center Planning Area (Lafayette, Chrysler, Jefferson, Randolph) Develop new institutional, office, residential, and related commercial uses. Brush, and to lesser extent Beaubien, should be reinforced as pedestrian routes between Renaissance Center and Greek town. Preserve existing buildings and the character of Bricktown. The three People Mover stations in this area should be promoted as development incentives encouraging high intensities of development. A hotel should be encouraged to be built at Lafayette/Beaubien. I. West Riverfront Planning Area (Jefferson, Sixth, Congress (extended west), Third, Detroit River) Support the continuation of future phases of the Riverfront Apartments West residential development. Encourage the development of a major hotel on the site adjacent to Joe Louis Arena. Continue to develop upper level skywalk connections to the Downtown People Mover station. Provide for the adequacy and continuity of the riverfront pedestrian/bicycle path through this area, and improve pedestrian access from West Jefferson and Sixth Street to the core of downtown. Support apartment development on remainder of the Free Press site. 3/90 III-18 �DETROIT MASTER PLAN OF POLICIES_ , J. CENTRAL BUSINESS DISTRICT Convention and Civic Center Area Planning Area (Congress, Washington Boulevard, Larned, Woodward, Bates extended, Detroit River) Encourage a joint public-private effort to build the proposed Detroit/Windsor aerial tramway. Insure that the heliports are readily accessible to Renaissance Center and Cobo Hall. Provide computerized electronic directional directorie s at key locations. Strongly encourage new hotel facilities. Provide for the continuity of the riverfront pedestrian/bicycle path through this area. Improve pedestrian link across Jefferson into Hart Plaza. Establish a skywalk system linking Cobo Hall to the east. Promote development to capture advantages of the People Mover station at Larned/Griswold. K. Renaissance Center Planning Area Detroit River, Bates extended) (Jefferson, Orleans, In the area immediately east and south of Renaissance Center, encourage multi-use development such as high density residential/commercial incorporating health and recreation facilities, restaurants, and hotel, retail, and office uses. Provide for the continuity of the riverfront pedestrian/bicycle path on the River's edge with easy access from Jefferson. Encourage the use of mass transit. Encourage sufficient parking as an integral part of all new uses. Encourage any non-intensive reuses of industrial buildings east of Renaissance Center to be short-term in anticipation of a future market for more intensive uses. Study the feasibility of a marine transportation passenger dock in this area with shuttle service or provide a weather-protected walkway to the Renaissance Center and the Renaissance Center Downtown People Mover station. -- 3/90 III-19 �THE DETROIT MASTER PLAN OF POLICIES EAST SECTOR ARTICLE 302 EAST SECTOR POLICIES EAST SECTOR LOCATION AND EXTENT The East Sector is generally bounded by Mt. Elliott on the west, McNichols, Conner, and the Ford Freeway on the north; Philip and Alter on the east: and the Detroit River on the south. As of 1980, the area was home to 158,315 people. There were 53,296 households. The East Sector includes nine subsectors: Airport, Kettering, St. Jean, Chandler Park, Butzel, Indian Village, Foch, Jefferson-Mack, and East Riverside Subsectors. EAST SECTOR PLANNING ISSUES AND FUTURE POTENTIALS By all statistical measures: population, household income, housing occupancy, employment, the East Sector has experienced serious decline. The outward appearance of neighborhoods within this Sector vary enormously from the well-kept residences of historic Indian Village and Berry Subdivision to numerous vacant or abandoned areas, both residential and commercial, scattered throughout the Sector. The massive new industrial development known as the Jefferson/Conner Industrial Revitalization PRoject generally located between Mack, Freud, St. Jean, and Conner is the major new development of the area and should have a significant impact on the economic base of the City and especially on the economic well-being of this Sector. The possible expansion of City Airport would also have a major effect on the economic and physical development of the East Sector. In effect, the City Airport and the industrial development help to form a major industrial corridor which bisects the East Sector. This industrial corridor connects with the major proposed and existing residential, commercial, and recreational developments along the east riverfront to form an inverted "T" of defined areas of activity. Planning objectives are to continue with the orderly development of the Jefferson/Conner Industrial Revitalization Project, to develop and implement the Master Plan for City -- 3/90 III-20 �SUBBECTCRB AA 1 Inch •S000tt. l.Lnorth acret = O 112 1 1112 ~=---:::. C::::::::::. o.o o.5 1.0 1.s 2 miln 2.0 c::=:::.,---,=-..r==' lr.Uomet.,. EAST SECTOR Airport Subsector ... .- ..•.•••••••••. 302-7 Butzel Subsector .•..•.••.•••••••••• 302-8 Chandler Park Subsector ••.••••••••• 302-9 East Riverside •••..••...•....•..••. 302-10 Foch Subsector •.••..••..••••..•.•.. 302-11 Indian Village Subsector ..•..••.•. 302-12 Jefferson-Mack Subsector .•.......• 302-13 Kettering Subsector ..••..•.••...••. 302-14 St. Jean Subsector .•...•..•••...... 302-15 �-- I I RE GENERALJZED ZONING CONCEPT SINGLE-FAM/ TWO-F Ml/LY ~E;(DSIDENTIAL LON·DENSfTY ENT/AL THOROUGHF~ES/DENTIAL . MEDIUM-OEN E RESIDENTl/!J.. f/lGH·DENS,;;rr RESIDENTl/ll RESIDENTl/!J.. RI Rl R3 1W RS R6 RESTRICTED LOCAL BUSI BUSINESS ~1i:~/NG i~f,ti;fSIDENTIAL GENE/ii_ BUSINESS SERVICES 81 82 83 114 86 UMrTED I RESTRIC;muSTRIAL GENERAL 1fo//DUSTRIAL /NTENSN STRIAL SPECIAL TNou!NOUSTRIAL STRIAL Ml M2 M3 M4 7 MS WI TRMSrTION WATERFRO:t INDUSTRIAL INOUSTR/Af. PR PAAKS and RECREATION CJ AAEA UNDER STUDY TM SPECIAL DEV lresldenllol. { PEC/Af. DEVELOPM commerclo/J commerclal,wltn /Im ENT SD4 PROPOSED SP£ /fed resident/al) RNERFRONT M1f'1fsfEVELOPMENT SDI s02 PD wif/,9(:t//f,f PLMNED DE PC PUBUC CE VELOPMENT PCA RESTRICTED NTER CENTRAf. BUSINESS ' '' I I I '' I . :' '' I EAST SECTOl --------·----- --- --------- ----- ------ ------ ----- �THE DETROIT MASTER PLAN OF POLICIES EAST SECTOR Airport, and generally to alleviate the problems of housing deterioration and abandonment, and upgrade the neighborhoods and shopping areas of the East Sector. Careful planning on the part of the City, the East Sector residents and community groups and the private sector employers will be required to help redevelop the area's neighborhoods and to restore sound shopping. POLICY 302-1: East Sector General Policies. Vigorously promote efforts to bring about close cooperation between City agencies and business and community groups as an essential resource in the revitalization of declining neighborhoods and preservation of those which are still intact. Land Use - Upgrade the physical appearance of the East Grand Boulevard streetscape, providing a park-drive treatment north from the Belle Isle Bridge. Develop comprehensive street graphics treatment on E. Jefferson, including consideration of mechanisms to remove rooftop signs. POLICY 302-2: East Sector - Residential Development. Implement various programs to deal with blight an.d vacant lots, including removal of unsafe structures and residential relocation utilizing the City's inventory of vacant, taxforeclosed houses. Encourage and assist housing repair, conservation, and rehabilitation by assuring the availability of financial support such as home and business improvement loans at reasonable prices. Remove unsafe and blighted structures, assemble land for development, preserve and rebuild neighborhoods and, when necessary, relocate families into other neighborhoods with better social and physical conditions. Implement the Law Department's program to locate and assess the owners of unkempt and dangerous buildings and abandoned lots for the cost of demolition, cleaning, or maintaining that real estate. POLICY 302-3: East Sector - Commercial Development. Develop the Jefferson-Chalmers commercial area. Encourage facade improvements along Gratiot, Van Dyke, Jefferson, and Harper. Improve both the appearance and the function of commercial areas. On currently owned Airport land and on land that may be acquired, increase the capacity of Detroit City Airport to accommodate and enhance an economic revitalization 3/90 III-21 �THE DETROIT MASTER PLAN OF POLICIES EAST SECTOR of the East Sector of the City. Seek additional air . carrier(s) for basing at Detroit City Airport. Develop a strong marketing program for the City Airport and related development. Recycle surplus commercial buildings. POLICY 302-4: East Sector - Industrial Development. Promote the East Sector as a prime location for both the traditional industries which have been in this area and new growth industries. Provide an adequate inventory of sites of varying sizes for industrial development. Make a special effort to improve job opportunities and related support services for female heads of households. Promote programs to train new workers and retrain the labor force. Assemble parcels for industrial parks in existing industrial areas. Demolish isolated vacant plants with no economic potential. Recycle surplus industrial buildings. Develop an industrial park near Detroit City Airport to accommodate airport-related businesses and industries. POLICY 302-5: East Sector - Transportation System. Improve public transit in both the Gratiot and Jefferson corridors. Consider bicycles as an alternate means of transportation. POLICY 302-6: East Sector - Recreation System. Acquire and develop new recreation land, particularly on the riverfront, in renewal areas, and in under-serviced areas. 3/90 III-22 �' AIRPORT \=· _ :RLM:: ......... SUBSECTOR ~ 4--- INST 0 ~ ; ~ t O ! •• I• ·- INP;,- o.o ,.I-__- .25 .JO - ,.o .7J .,. c.=.:::J i=:::J RLM EAST SECTOR --- =;: --L.ANauaa C.!.- J: RL-io,_q,_ RLM---'YRM--.. -.,,--.uai RH-'Y . . . - . . i IND • RLM Bi_, .·-:-: -· .. ·-· i==·1 •••t:_ SRC-~-.-....i~ INST-1-ttu<1a1a1 IND-Glnonl--=-a.i L't IND- u-,,c --=---i TRC- ThOroU9hfare -- • ident.ial- • INOi" ... •;j.: C011a11rcial MC .. RLM/V ...,cro-c..l SC-~~ : T: RLC- ....i ~ ~ ~ o-c..l GC--~ CC--a-=ai . +. ' -. 1,'J ~ c==~ +- . /// . . @ 1 indl•2000ft, -L! -t MIJR•--...-..i MP- Major Park RC- ..creau.on Area Under Study POS· 1...- Open 0s1- Open Sp• c•-Inst.aut.ional V• Vacant. CEM-..._, *- Playtield AIRPORT .····-. SUBSECTOR lR~ .......~----···: ... 0 3w OSI . ij . .J.. .--•7............. . RLM ..j ~--··: ~ ,,. 0 r===:::, o.o ,---,= = .21 -- 1 ===:, .so .n 1.0 EAST SECTOR -- -~&.ANDU- RL-i:...-q,~ ALM-.....-.. - . . . . , ~ RM--,_,.,...,,~ RH-B1_,..,....,Mol4ont.ul SRC- -.,..i - . - u o i ~ INST - i n . u - - . i IND--~ L't IND- u-,,c In<Oaual TRC- ThoroughfaN lleaidant.ialCc.Nrcial MC-.,.,cr~ GC·-- SC-si-:,.&lo:..n::w RLC-~~- CC--Cman:1A1 MUR-,.._u.~ MP- KaJor Park RC - bcrHt..on POS- P e ~ t Open Space OSI· Open V- Sp•c•-Inat:it.uuonal Vacant CEM·-,, *• PlayUald Airport :Subsector ••.••••••••.•.•••• 302-7 III-22A �THE DETROIT MASTER PLAN OF POLICIES EAST SECTOR AIRPORT SUBSECTOR BOUNDARIES AND FEATURES The Airport Subsector is bounded by McNichols, Conner, Edsel Ford Freeway, and the eastern boundary of Hamtramck. Detroit City Airport is located within this subsector, less than five miles northeast of Detroit's Central Business District. Today, the Airport's primary role in the community is that of a corporate aviation facility with air cargo services and limited short-haul air carrier services. In this r ole, the Airport is a major asset to businesses of all sizes in the Detroit area. SUMMARY OF PLANNING ISSUES, AIRPORT SUBSECTOR About 85 percent of the housing units in the Airport Subsector were built between 1915 and 1934. The mean value of Airport's single-family house is considerably lower than the City-wide average. Vacant housing rates among the residential areas in the subsector are higher than the City-wide rate. Detroit City Airport has recently expanded its commercial flight activity. An Airport Master Plan process is currently under way, the results of which could have a major impact on the physical and economic structure of the Airport Subsector. POLICY 302-7: Airport Subsector Policies. The portion of the Airport Subsector located east of Van Dyke and north of Gratiot is currently (beginning in June 1989} being studied to assess the potential for upgrading Detroit City Airport to become a reliever airport for Detroit Metro. The conclusion of the study will produce a Detroit City Airport Master Plan. For the area west of Van Dyke to Mt. Elliott and from East McNichols to the Edsel Ford Freeway, generally encourage more industrial uses. Housing ihould be buffered from heavy industry by a corridor of light industry extending from Grinnell to Harper, generally along the St. Cyril-GeorgiaSherwood alignment with heavy industry to the west and housing to the east. • 3/90 III-23 �• BUTZ L GC - / RH - Hi9' c-.a,.ey _,_.,_., -,;..,X-· -, .,~•······· . ..\ R';~\ ·-.. .. \ , -.:,., ._,. ~ /4 \R\ L •• RL- taw Dooeiey ~ RLM- ~.. c-.a,.ey _,_.,_., RM-,_..,.,..,,_<>-~ _...~V .~ . ~· ,: . ND\ INST- lnlltituba>ol IND- __,_ ~ LIIND-Li¢<Imaual RLM ~ .,,,..,,. -• ,~ . .,\~•• •• ...;.::.. •• • .. c· \ M', .'.~. \ __ • , <: · •,lv.:::.NST \\iv. f. •~••,, ••• •\-.,-.. \ ••·· RLM .:' . ••••• · ·· \ \ : \ ...✓, . \,.• ..);,•.:· . \. ·• •• \ $..··-::..•·•:: \:-:. -\ ••\ ~ ..•• ~ ••• INST \., .l••• ~ ,~.. . \ RLM ~ •• GC- GononJ. o:.o.dAl cc--- •••• RM V'"-~ ••.-~·... !.·\ GC I •·. •• ~ .;. RM V \ •• ._·. ·.•. -: . ... •• IND • . •• TAC- T!IOrou9hfare ..•1.dea.tial-coaaarcial' MC- ..; a r SC-"-1Al.RLC-~- \ • -.. ~RH&INL . , .:. ·. ·,. ... .. .. GC ,.,- RLM/'•• -.:·- ••• ••1-, Y, , . · , \ ••··••,,.I_;• • le \ V \ \ '• ."· · '• ~ •, · ..\ \••j~D \ ' \\c :..>,"°"RH \ /'· .. \::'. . . .. .. ..••,; . .,,, .,/ \.~... \ ... . \ ~~ SRC- "-1Al. ~ \ '\❖• MUR-111,m,-~ POS- ,..,...,.nt _.. s,..ce 0S1-epen Space-Institutional V• Vacan t CEM·c.m.t.ry *· -~-~~ ,•£✓•- INST Playfield H&INST 0 .2, .,. .---. 0 ,0 ·"............,.• - EAST SECTOR BUTZEL ----- ~...-uaa Rl- taw a.wiey _ , _ . . . , ___,_,. ama.ey ~ RLMRM--,;.. a . . . e y ~ RH-1119\....,_.,~ SRC- ._,_.i - . - . . . . i - . . . . i INST- :io.u_,....i IND-....aiLI IND- Liont TAC- Thoroughhn llaaidential-CciaMreia l MC- *:rc:r a:..&.~ SC-._...iRLC- ~ .'l,xal CtzlmrCi&l GC- c...r&1 ~ cc--~ MUR-..,-,u.~ MP- Ma J or Park RC- Rec:uat10n POS- Permanent Open Spac:. OSI - Ope n Spac•- I na u s:. 1.1t:1 0na l V- CEM- *- Vaca :i t c-u..-y Phyfield AA l'=nonh • 11ncn a2ooott. - 0 o.o ,---, = .25 .50 .71 ,.o EAST SECTOR Butzel Subsector .••.•••.••..•.....• 302-8 III-23A �THE DETROIT MASTER PLAN OF POLICIES EAST SECTOR BUTZEL SUBSECTOR BOUNDARIES AND FEATURES The Butzel Subsector is bounded by Mack, Van Dyke, East Jefferson, and Mt. Elliott. The subsector includes a range of housing types, commercial and retail uses along Mack, Kercheval, and East Jefferson, and industry in the Mt. Elliott industrial corridor. Institutional development includes the Butzel Family Center, the Health Department's Child and Family Center on Kercheval, the Detroit Riverview Hospital, and 1:he nursing home and adult foster care home district along East Grand Boulevard. A portion (about half) of the West Village neighborhood is within the subsector's boundaries. The Butzel Subsector is adjacent to the east riverfront and within sight of Belle Isle. SUMMARY OF PLANNING ISSUES, BUTZEL SUBSECTOR Industrial development in the Mt. Elliott corridor is some of the oldest in Detroit. The majority of the housing in the Butzel Subsector also dates from the early 1900 1 s and has been passed on to low-income families. It is very typical for housing of this age to require a substantial amount of maintenance. Loss of population at the scale experienced in the Butzel Subsector has tended to reduce the ability of the area to support local shopping, schools, and other services. Nearly 50 percent of the housing units in the Butzel area are in small, multi-family structures; the remaining housing units are evenly divided between single-family and large apartment buildings. Only about 40 percent of the housing units are owner-occupied, which presents a problem for housing rehabilitation programs. There is considerable variation in the condition of housing. Housing located west of the Mt. Elliott industrial corridor (near Mt. Elliott) is in generally poor condition. Housing along the eastern edge of the corridor is also in poor condition. There is some mixture of housing and industry along this edge. Housing conditions improve as the distance from the industrial corridor increases. The large residential structures lining East Grand Boulevard from Jefferson to Mack are in generally good condition. This street includes large single-family homes, apartment buildings, and compatible commercial uses • 3/90 III-24 �THE DETROIT MASTER PLAN OF POLICIES EAST SECTOR such as clinics and funeral homes. Many of the large homes have been converted to commercial/institutional uses such as ' nursing homes and adult foster care facilities. Housing in the area between Grand Boulevard and Van Dyke is in generally fair to poor condition; the loss of housing to abandonment and then demolition has damaged this area, especially near Mack, Jefferson Avenue, and along Van Dyke. BOTZEL SUBSECTOR GOALS The Butzel Subsector is in a unique location as it contains the "gateway" to Belle Isle and is across Jefferson from major development sites on the near east riverfront. The Subsector's location should be taken full advantage of with new residential/commercial development taking place on the sparsely occupied parcels near Jefferson west of E. Grand Blvd. extending redevelopment northward from the riverfront. The more intact housing, benefitting from the new development, should be reinforced through rehabilitation and rebuilding programs and adequately buffered from the Mt. Elliott industrial corridor. POLICY 302-8: Butzel Subsector Policies. In the area generally bounded by Jefferson, Lafayette, Mt. Elliott, and the alley west of East Grand Boulevard, encourage major redirection to high-intensity commercial and residential. Assemble land into larger parcels for this purpose. Encourage major change in the area west of the Boulevard frontage. In the area west of Concord, north of Kercheval, continue housing uses with major rehabilitation and rebuilding. Between Kercheval and Lafayette, redevelop as moderate density residential. (To the east of East Grand Boulevard, less dramatic changes in land use are foreseen.} • 3/90 III-25 �PARK CHANDLER --- ~I.AND .... RL-1.a< ..... , ~ RLM--..-...,~ RM-_.,._,,,,~ -~ RH-111-,. - . , ~ SRC-~~~ INST- ,.,,...=-ai INO-Gomn.l~ LJ:IND-L14><Imauul TAC- Tborouqhfar• Maidantial-~aial MC-o.i.. a-cial SC-....,...ia--ci&l RLC-~- GC---.i~ cc--- MUR-t11.-u,o~ POS· ........... _ .. Spac,, OSI- Op41n Spae• -Inatnutional V- Vacant CEM-~ *- Playfield 1 UICfl I 1000ft. - 0 o.o .25 SO 75 ,.o ...... ··- c=::.r===t:=.:.5c=::::i EAST SECTOR PARK CHANDLER --- U- •--- ... ~"-""" ~ RL- 1a, - . . , , , , ~ RLM- - 1 . a ema,q, ~ RM-_... ....,_,,,,iui-.w RH-111-,.-.. .. ~ SRC- - - . i ~ - - = a 1 INST- x - . - - . i IND--..aii:.........i LJ: IND- 1.:.-,.. --=--i TRC- Thorcuqhfar• AHid • nt.id•C0111119rci • l MC-o.i .. SCRLC- o:-:a&1 ~~ ....,..i o-,:w CDonrciA1 GC---.io:-rcw CC- c,,,,.rua, .,,.__'"CW MUR--u-~ MP- N.aJor Park RC- Recreauon POS- hra&nent Opan Space OSI - Ope:, S;>•c•-Ir.sutuuona l V- Vacant CEM-"-to.ry 1 • lftCfll f 1000ft . - 0 o.o 2!i SO 75 1.0 ··- c:::::::F==1:-=:::F:=::, EAST SECTOR Chandler Park Subsector .......•..•. 302-9 III-25A ..... �THE DETROIT MASTER PLAN OF POLICIES EAST SECTOR CHANDLER PARK SUBSECTOR BOUNDARIES AND FEATURES .The Chandler Park Subsector is bounded by the Edsel Ford Freeway on the north, Alter on the east, Mack on the south, and Conner on the west. The 1980 population of the Chandler Park Subsector was 17,917. SUMMARY OF PLANNING ISSUES, CHANDLER PARK SUBSECTOR Housing quality varies considerably. The best housing in the subsector is along Chandler Park Drive and Dickerson. Conditions in the remainder of the residential area north of Warren and east of Dickerson are not as good. The majority of residential structures are single-family detached and twofamily flats primarily of brick construction. While there are a number of four-flats and small multiples scattered throughout this portion of the subsector, the largest cluster of apartments is on Lakewood just north of Warren. South of Warren near Alter, the housing condition is fair. However, toward Conner, conditions decline to fair to poor, and in some cases the residential development on some blocks is in poor condition. At the intersection of Warren and Conner is located the Parkside Homes public housing project. This project is a combination of rowhouses and apartments in fair condition. The buildings are of brick construction and structurally sound. However, maintenance problems have led to a decline in the appearance of the structures, mechanical problems in the project (primarily heating problems), and poor general upkeep of the project grounds. Many units are vacant, and this has led to entire buildings being vacant and boarded. The Housing Department is currently in the process at implementing a Master Plan to revitalize Parkside HOmes. CHANDLER PARK SUBSECTOR GOALS The City will have a major influence on the future of this subsector. Chandler Park, the revitalized Parkside Homes, new capital improvement projects and rehabilitation efforts should be used to stabilize the remaining residential areas and make them attractive to persons of modest incomes who may want to live near the numerous employment centers nearby. 3/90 III-26 �THE DETROIT MASTER PLAN OF POLic_JES POLICY 302-9: EAST SECTOR Chandler Park Subsector Policies. Acquire any land needed for City capital improvement projects south of Warren, rehabilitate existing housing, and promote a market for new housing. Revitalize Parkside Homes, in accordance with the Housing Department's Master Plan for Parkside, including upgrading of mechanical and electrical systems. Renovate Parkside Recreation Center, make it accessible to the handicapped, and cover the outdoor pool for year-round use. Along the East Warren business frontage, institute a commercial stabilization project and encourage compatible development, including residential, on vacant parcels. Institute a commercial stabilization project on the Mack frontage, and encourage rehabilitation of the residential units on the upper floors. 3/90 III-27 �\ :.~\\ GC . ___\.l-~'.::'.::::..:.:..~•~•-·••••....•· ...\;· ',_ .- ••••••••••••••••••• .....~. I' GC ··.. ... • --:'> ,:· ~ ;. RM/V \_ .:~ ,····{•••'i..' ....•· 'c •••••• ••• RC \ IND _._.. ECl8T1NG'-AN01.a11 RL- ..., ,,....,. -......u..1. RLM·--<Y~ RM,-..-,,,.~ RH---<Y~ SRC- -..i - - - , - - - = - i INST- n . t i - - . i IND--.iRC- Recreation ...-. ••• \ \ ••••• R .C --- ------------- \ RL •• ~ ••••••••••••••• •••••• .• \ •••••• TRC- RIVERSIDE --···· •••••••• •• ------ EAST •••• V ......... .\.._ \•••••••••••••••••••••• '•:•• •••. V \ \,. .......,-:~~•\ •·. v• RLM .... ,• c'" ~·~. .·. ...:·· .,...,.: RLM/V . - / ✓·· •• ··.. RM/V -~ ; ; • ~ ); •· .. \ ..... '., V •••••••••• •• •• ...V ...-···· \ ••::.-.:__ _ RC -- ~- .. .. • Tboroughf•r• Mddantial• Ccaaercial 11111Cfl r MC- .-icr em..d&l SC--..io-c..i RLC-~~ GC--.i.~ CC·-<>aard.&l MUR _ _ _ ___, 2000ft . - 0 POs-~-•-n•~~ 0.0 .H .50 ~ .75 t.O .---, OSI• O'pen V• Space-In • tl.tuu.onal Vacant CEM·'--'Y *- EAST SECTOR Playfield \ \ ~ DETROIT EAST RIVERSIDE --- RL . ...,_,,,.-.-uai •• ~ RM-----,,,.~ RHSRC- 9pocl&l - . - . w . ~ INST-r-u--.i IND--.i- Bi"'_.,.~ U:INO-u,,,.-.m&1 East Riverside .• Thcrcughhra RHidential- C~rcia.: SC-~o-eai -~LANDU RLM- ,__.., ,.,.,,,,,. TRC- RIVER RLC-~11-1a:nmrc,.,.i GC- - . i o - e a i CC--e>ma=-.1 MUR- u. - . - u a i MP- K&Jor Park RC- Racre • ti.on POS- Perm.anent Open Space OSI- Op•n Spac•-lnsutuuonal V- Vacant CEM·c-..-,, •.•••. 302-10 0 0.0 .H 50 ~ 75 1.0 .---, EAST SECTOR III-27A ..... �THE DETROIT MASTER PLAN OF POLICIES EAST SECTOR EAST RIVERSIDE SUBSECTOR BOUNDARIES AND FEATURES The East Riverside Subsector is bounded by the Detroit River on the south, Marquette on the west, Jefferson Avenue on the north, and the City limits (just east of Alter Road) on the east. It is approximately 1,500 acres in size, of which about 360 acres is devoted to industrial and commercial uses, while the remainder is residential. SUMMARY OF PLANNING ISSUES, EAST RIVERSIDE SUBSECTOR As is the case throughout the East Sector, housing in the East Riverside Subsector is old. The mean appraised value for single-family homes in the Subsector is somewhat lower than the City-wide average. The vacancy rate in the East Riverside Subsector is higher than that for the City. The vacancy rate of multiples, buildings with five or more housing units, is nearly double the City-wide rate. The City has undertaken the Jefferson-Conner Industrial Revitalization Project to allow for the redevelopment and consolidation of the Chrysler Jefferson Assembly Plant north of Jefferson with a supplier industrial park south of Jefferson to Freud between Conner/Clairpointe and St. Jean. The area to the south of Freud and immediately west of the Conner Creek plant is proposed for high density residential. The waterfront portion of this area is proposed to be an expansion of the City's existing recreational activities. EAST RIVERSIDE SUBSECTOR GOALS The East Riverside Subsector should benefit greatly from its location on the riverfront and as the site of a portion of the Chrysler expansion and Jefferson-Chalmers projects. This subsector is envisioned as having a series of parks, marinas, and water-oriented development at the River's edge and a strengthened industrial corridor capitalizing on the Chrysler expansion serviced by a ring road. There will be a compatible mix of new and existing housing in the remaining areas of the subsector, and the Jefferson-Chalmers plan will be realized with housing of various types and densities and an institutional campus adjacent to a convenience shopping center on Jefferson. • 3/90 III-28 �THE DETROIT MASTER PLAN OF POLICIES POLICY 302-10: A. EAST SECTOR East Riverside Subsector Policies Riverside Residential and Chrysler Area (Area bounded by Marquette, E. Jefferson, Conner/Clairpointe, and the Detroit River harborline.) This area includes the Riverside neighborhood, the Sindbad's and Kean's marinas, the Chrysler industrial area, and the Detroit Edison-Conner Creek area. Promote the development of this area as a River-oriented community. Retain and expand marina functions and promote new high- and medium-rise apartment developments related to the boating areas. Insure adequate provision of school, shopping, and recreation facilities and services for the population of this area. Retain and further develop public access areas at the foot of Marquette, Fairview, and St. Jean for passive, River-related activities including fishing, viewing, picnicking, and boat launching. Expand the quantity of boat wells and marinas, and explore the possibilities for expansion through construction beyond the harborline, movement of the harborline, and extension of canals. Protect against flooding and shoreline erosion by the construction and maintenance of seawalls, building above the floodline and regrading land levels, where needed, particularly . near the Harding Canal. Pr_ovide adequate thoroughfares utilizing St. Jean, Freud, and Conner/Clairpointe as secondaries, and Marquette and Fairview as collectors, all with Park Drive treatment. Encourage revitalization and redevelopment of the residential area east of Waterworks Park using a mixture of rehabilitation and new construction where appropriate. As redevelopment catalysts for this area, utilize both the canal and new marina-oriented residential development along the River. Provide local streets as needed, but design to minimize truck and outside traffic circulating through the residential area. Encourage development of the area near the current EdisonConner power plant with increased public access to the River's edge to encourage residential development to the east and west. Insure that coal is handled and stored in a manner which will minimize negative impacts on surrounding areas. Encourage development of employment intensive industry generally between St. Jean and Clairpointe and northerly of the Edison-Conner Creek plant. Insure that adequate space is reserved for suppliers of the major new industries north of Jefferson. All industrial truck traffic is to be contained within a ring road system to consist of 3/90 III-29 �THE DETROIT MASTER PLAN OF POLICIES EAST SECTOR St. Jean, E. Jefferson, Conner-Clairpointe, and Freud. Remove all housing from the industrial area described above. ' Encourage improvement of air and water quality conditions immediately west of Conner Creek so that River-related uses, including boating and housing, can be developed. The Jefferson-Hart fire station, Engine 32, should be rebuilt in the vicinity of its current location with at least secondary thoroughfare access. B. Jefferson-Chalmers area. (Area bounded by Conner-Clairpointe, E. Jefferson, City limits near Alter Road, and the Detroit River harborline.) This area is a designated Neighborhood Development Project and includes Grayhaven, Gregory and Bayview marinas, and a series of public parks. Continue support of the Jefferson-Chalmers area as primarily a lowto medium-density residential community with reservation of the River's edge as public access areas. Continue support for residential rehabilitation. Encourage the removal of seriously dilapidated structures and promote the new development of a variety of housing types including single-family detached units, townhouses, and apartments. Promote development of housing with a water orientation utilizing Klenk Island, Grayhaven, Windmill Pointe, and parcels near Conner and Fox Creeks. Support the development of an institutional campus in the area bordering E. Jefferson between Conner and Drexel, extending south of Freud, to include facilities for education, training, and recreation. Support the development of a convenience shopping area near Jefferson and to the east of the institutional campus. Resolve the water quality problem of Fox Creek in cooperation with Grosse Pointe Park and Wayne County through wastewater facility construction or other appropriate methods. The entire seawall at the eastern edge of Fox Creek along Alter, to which the City of Detroit retains an easement, should be replaced to withstand a 100-year flood. Regrade the land level and require all new construction to be above flood level lines. 3/90 III-30 �, --·····...... \ •••••~•••••••• :: RM ••••••• ......······················· ..::~·-··-t·····1 5, i,;; ,. ~ RM RLM : ..!--tNST • : ~~ \~ ~-----~- RLM/V -~-d---:.} I : _.................~• : .·====-=-==-!¥,.~.;••• \ - IND ~ -,,or. \ \ ••'lt•~~, , ~-=1-=-"1 •••••••••••• c:~ R H ! \ RM/V _;;~ GC/V . \•••••••:::;r~::~v\ ... ..... .... RH/V ....... \ --~..- RL---q,~ RLM•,-..-q,~ RM•--ty~ RH-111..,_q,~ SRC- 9Pod.ol - . . . . ~ INST-1-1IND-~,__......,_ LJ: IND- u,,,. Imbtt1A1 ---- LAND U : : : • c:.,__,.--~=-~ ~ ••• r --•idaratial- C:cmnercial MC- i.Jar ~ SC-_,..i~ RLC-~~ GC-~~ cc---,. 20 MUR-...-uoo~ POS- Mna.aneDt .....---, .25 . .so = .71 1 1. 0 c:::=-f===L-=:F=--, EAST SECTOR Playfield TRC- I incll •2000 tt . 12 o.o c,pen spac. OSI- Open Spae• -Insu.tut i onal V- Vae • nt CEM--.,, Thorcughfar • Jla • idAntial- Caa.rcJ.al MC.-nCII ~~!"•~••••••••••••• •••• .-• . *- FOCH -1~ ~- .,.. ---- TAC- Thoroughfare FOCH = ~/V: ,,-,,;-::-~=~- Najar ""10m'CW. ~ft 1 incft ,2ooott . ... sc. . . . . , ~ •• RL-""' - t r ~ RLM- .__._ - t v ~ RM--..-ty~ RH-a1,,,omm.tr~ SRC- - , ~~ INST-1-1IND-......i_....., LJ: IND- u,,,. Izdaai&l RLC-~a-ew GC-c--a1~ CC--em-=w. MUR--o.~ POS- ..nuu,anc. Open space OSI-Open V• Sp • ce-1nst1.tut i onal .., 0 o.o ,----, = .25 . .so .7S 1. 0 Vacant CEM·-,, *- Playfield Foch Subsector ..•..••.•••.•........ 302-11 EAST SECTOR III-30A �THE DETROIT MASTER PLAN OF POLIC.IES EAST SECTOR FOCH SUBSECTOR BOUNDARIES.AND FEATURES The Foch Subsector is bounded by Mack Avenue to the north, Conner to the east, Jefferson to the south, and Fischer to the west. The Subsector is approximately 1,200 acres in size, of which 350 acres are devoted _to industrial and commercial uses while the remainder is residential. SUMMARY OF PLANNING ISSUES, FOCH SUBSECTOR The City has undertaken the Jefferson-Conner Revitalization Project which allows for the redevelopment and consolidation of the Chrysler Jefferson Assembly Plant north of Jefferson between St. Jean and Conner. The project includes a ring road and landscaped buffering to separate the industrial activities from surrounding residential development. The residential development of the Foch Subsector is generally a mixture of single-family detached and two-family flats. Apartment buildings are scattered throughout the Subsector; however, they are generally concentrated in the blocks between Kercheval and Jefferson. There is also a small concentration of apartment buildings on the blocks between Mack and Charlevoix immediately west of St. Jean. Recent losses of small apartment buildings have been very high throughout the area. Along Jefferson there are several large apartment buildings. Much of the residential development on Kercheval and Jefferson is at high density. The structural condition of housing in the Foch Subsector varies from fair to poor. Throughout the Subsector there are many vacant structures (some are boarded, and some are not), burned-out structures, many vacant lots, and many structures with substantial structural defects, which leaves many of them beyond rehabilitation. The area bounded by Fischer, Mack, Cadillac Boulevard, and Jefferson Avenue is in a very distressed state. There is a substantial amount of vacant land, many vacant structures (some are boarded and some are not) and burned-out structures. While many of the apartment buildings and some other residential structures are of brick construction and could be rehabilitated, many of the residential units in this area have substantial structural defects which leave them beyond longterm rehabilitation. The portion of the Subsector bounded by Montclair, Mack, St. Jean, and Jefferson has similar conditions to the area above. The remainder of the Foch Subsector, that area bounded 3/ 90 III-31 �THE DETROIT MASTER PLAN OF POLig:'.ES EAST SECTOR by Cadillac Boulevard, Mack, Montclair, and Jefferson, is in fair condition. While there are signs of blight evident, such ' as vacant structures, vacant lots, and buildings with structural defects, this area is not as depressed as those areas described earlier. FOCH SOBSECTOR GOALS The Foch Subsector needs to continue the major rebuilding effort which has begun with the Jefferson/Conner Revitaliza~ion Project which will redevelop the east one-third of the Subsector. Housing redevelopment should take place in the areas between Fischer and Cadillac and between St. Jean and Montclair which, along with the more sound existing residential in between, will make for a varied and att+active housing area for persons who might work in the Jefferson/Conner industrial area. The increase in residents and workers in the area will help revitalize the commercial areas along Jefferson and Mack. POLICY 302-11: Foch Subsector Policies Proceed with implementation of plans to develop a major new automotive assembly plant in the area generally bounded by Mack, Conner, Jefferson, and St. Jean. Establish St. Jean, Mack, and Conner as ring roads around the project area with heavy landscaping and earth berming to provide adequate buffering be t ween industrial and residential uses. Develop new commercial and multi-family uses along Jefferson. Upgrade Mack to thoroughfare residential-commercial. Encourage commercial stabilization of the commercial area along Jefferson west of Lemay. Maintain sound commercial uses and develop density-compatible residential use on Vernor, Charlevoix, and Kercheval. Provide additional recreation facilities. In the area generally bounded by Fischer, East Jefferson, Cadillac Boulevard, and Mack, pursue major residential revitalization: remove blighted structures, assemble land for redevelopment, rebuild neighborhoods and, when necessary, relocate families to better housing elsewhere. Begin the redevelopment at Fischer and proceed eastward. Provide similar treatment in the area bounded by Montclair, Mack, St. Jean, and Jeff er son, beginning at St. Jean and proceeding westward. 3/90 III-32 �INDIAN VILLAGE __ ....._.. axlSTII\DLANauaa ___,..,..z GC r· ✓\.:.•. <II' •• RL-""' °'"'"'-'Y - . - . . i RLM- ...,._,. o.-,.ty ~ $'< RM--... - t y ~ INST- I n a t i - - . i IND-_,_~ RL •• RLM\ & V \ .,~; • /-'_ ••.-, U: IND- u~ '.\\\ . -;:•~:0-t. ·- v _.-;.~---·._· .._; •••./RM ~.. ._.:.. •.... ': ··...--.-•.. ••• R ....... L :,. RM\ /4 • •.RC ... . .. . ...., : • •.Ri-r, ... •• RH •·.•••\••·.. ··.•• .. .:\ ' \•· \ • ••• ••.,\ IndlaUU.l TRC- ThoroUqhfar• Ritaidant.ial-o:-rcUl MC-""lar- \ .~s·· RL Ge -· •~..,.;.\_:' RL -:: °'"'"'-'Y ~ RH- 8191 SRC-si-:w~~ \("'••••RM SC-si-,;...iRLC-~- . ..... ..... .. •\$~ant • GC-_,__ CC--em-rci.al ..,•• INST MUR-..--~ M~ MaJar Park RC- Recr• at: Jon POS· ,.....,.,.t Open space •• •• vtater ..- \ _• .... ~ \\ OSI-Open RC V- Space-Innuut i onal Vi1cant CEM·a...t.ry RC NST \~"-RH INST t_ llncht2000ft, \. 0 0.0 .2J .JO .---, .71 1.0 ,---, - EAST SECTOR INCIAN VILLAGE aa:N • •AUZIID RL---ty~ RLM- .....-... ,.,.;.ty ~ RM--.... ,......,,~ RH- 8191 -ty ~ SRC- si-,;...i ~~ INST - Inati-.1-1 IND--.rai~ Ll: IND- u~ l:nOuouul TAC- Thoroughfare Reaid•ntial-C0111Derchl MC- ..;er 0,aarca1 SCRLCGC- si-:w ~ ~11.ocLl ~ c.nor.i ~ CC· -a-.rc.al MUR- ,.._ UN ~ t i . a l POS- Pen:aanent OSI .. Open Open Spa. ea Space-Inatitutl.onal V- Vacant CEM·~ *- Playfhld AA l.Lnonh • o.o Ci , Inch ,1ooott. .25 .so .75 ru- ,.o ~ EAST SECTOR Indian Village Subsector ••••.•..•• 302-12 III-32A - �THE DETROIT MASTER PLAN OF POLI~IES EAST SECTOR INDIAN VILLAGE SUBSECTOR BOUNDARIES AND FEATURES The Indian Village Subsector is an area of two census tracts in the shape of an upside-down letter "T". The stem of the "T" is bounded by Jefferson, Fischer, Mack, and Van Dyke Avenues. The crossbar of the "T" is the riverfront north to Jefferson, and f ram the MacArthur Bridge on the west to Marquette Avenue on the east. The stem of the "T" generally includes the Indian Village neighborhood and the easterly portion of th~ neighborhood known as West Village. The riverfront portion of the Subsector includes the Brodhead Naval Armory, Solidarity House (international headquarters of the United Auto Workers), Berry Subdivision, a sizable district of apartment houses and apartment hotels, a number of City parks, and the City Water Treatment Plant. The Subsector faces Belle Isle Park, an island in the Detroit River. SUMMARY OF PLANNING ISSUES, INDIAN VILLAGE SUBSECTOR Except for the northwest corner of the Subsector and a few homes on Fischer, the cycle of abandonment and demolition prevalent in other parts of the East Sector has bypassed this Subsector. In addition to the generally excellent housing stock, the community has an infrastructure of attractive commercial and institutional uses along Jefferson, parks, and churches. Many of the apartment developments on the River have private boat landings or riverside lawns. The mansions of Indian Village are famous for their gardens. West Village is a virtual museum of architectural styles. In separate actions, West Village, Berry Subdivision, and Indian Village have been designated as historic districts. INDIAN VILLAGE SUBSECTOR GOALS The Indian Village Subsector should remain an attractive residential area for the City of Detroit and the entire metropolitan area. The historic Indian Village, West Village, and Berry Subdivision areas will be conserved, as well as the high-rise apartment buildings along the riverfront. Additional high-rise apartment buildings should be developed on vacant and under-developed parcels which will take advantage of the view and proximity to the River without limiting other's enjoyment of the River. Public access should be provided along the riverfront by such means as parks, boatwells, and bicycle and pedestrian paths. 3/90 III-33 �THE DETROIT MASTER PLAN OF POLICIES POLICY 302-12: A. EAST SECTOR Indian Village Subs-ector Policies Indian Village/West Village District (Area bounded by Mack, Fischer, Van Jefferson.) Dyke, and E. Support the maintenance of residences in the historic Indian Village and West Village districts. Phase out general commercial uses on Charlevoix and Kercheval. Upgrade Mack frontage. Encourage rehabilitation of buildings on Van Dyke, Maxwell, Fischer, and Parker. B. East Jefferson Apartment District. (Area bounded by East Grand Boulevard, East Jefferson, east property line of the Jeffersonian and Riverhouse Apartments, and the Detroit River harborline.) This area includes Gabriel Richard Park, the East Jefferson apartment district, Merner ial and Owen Parks. Retain and rehabilitate the existing apartments as needed. Encourage development of additional high-rise apartments on vacant parcels or on parking lots, preserving views of the River by careful siting of buildings and setbacks from north-south sight lines. Reserve land at the Rier 's edge for public access, wherever possible. Retain and improve parks, as needed, and rehabilitate areas nearest the River's edge for public access, wherever possible. Retain and improve parks, as needed, and rehabilitate areas nearest the River's edge with improved seawalls, picnicking, and fishing areas, improved access and landscaping. Explore methods of expanding the quantity of boatwells in the area including dredging, construction beyond the harborline, and/or relocation of the harbor line. Provide for improved pedestrian and bicycling experiences by way of more adequate paths, lane markings, landscaping and informative signage at entry points near East Jefferson and provide a park drive treatment along Jefferson. C. Berry Historic District and Waterworks Park (Area bounded by E. Jefferson, Marquette, the Detroit River harborline, and the east property line of the Jeffersonian and Ri verhouse Apartments.) This area includes Berry Historic District, Gregory's Marina, and Waterworks Park. Provide protection for Berry Subdivision as a single-family area; encourage development of compatible housing on available parcels, and provide improved landscape treatment of the entry area along Jefferson. Encourage the development of apartments 3/90 III-34 �THE DETROIT MASTER PLAN OF POLICIES EAST SECTOR with integral boatwells along the east side of Parkview. Support the development of a boat-service center along Motor ' Boat Lane with apartments near the River. Protect significant River views by requiring setbacks from north-south streets. Dedicate for public use the northwest corner and River's edge of Waterworks Park. Explore methods of increasing the number of boatwells in the area, including dredging, construction beyond the harborline, or even moving the harborline. Provide access to the public activity node at the south side of Waterworks Park via Marquette, a collector thoroughfare, with a park drive treatment. Provide local streets as needed. 3/90 III-35 �JEFFERSON• MACK - <:; ... ~ ~ GC~ t \. RL,,...Donoi.,.~ RLM- ... Dmaity - ~ RM _ _,_,,__,,,~ RH- Bi<II 0mai.,. ~ SRC- si-:,.u ~~ INST - IMtit:ut=&l IND- - . i Induoui.&l. IJ:IND-~- ;,;,,,,,·· ----=-············ ..-~-: -. ~ -:.......... ,. - ,.. ..,,,,,,.,,. ~ # \ ·: •••••• RLM \ A;,.,;•:.(•• ~ ............. ·\ ••• ••••~ . . . . .• · •• ·~ ·, • .,.~~• · • •._ • \ .-~ ; . • ~ TAC- T!\orouqhf•r• Raeideni.ial-Coaaarcial MC ...., . , . ~ SC-~o..zd.&l RLC- ~ o..n:w GC- - . i o..zd.&l ............ 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Donoi"Y ~ RLM--.. - . , . ~ RM--.... - , , , ~ RH-Bi<l>Dnli"Y~ SRC-~~-o:-cai INST-tnati=-ai IND- - . i Iraatti&l Ll: IND- LL¢< -.crta1 TAC- Thoroughfare Raaidantial-ComNrcial MC- "'j ar """'9rcal SC- si-,1a1 ""'-<d.al RLC- ~~ a,,mm,cw GC- Gormra.l Q:,marcw CC--a.-=w MUR- , . , - , u • ~ POS- Permanent Opan Space OSI- Open Space,- l nstn ut..1.o nal V- V acant CEM · """"= LT IND - AA lb""". 1 inch 12000ft. 0 o.o .so ,..--,, .21 ·" '="'1.0 EAST SECTOR Jefferson-Mack Subsector ..•......• 302-13 III-35A - �THE DETROfT MASTER PLAN OF POLIC.IES EAST SECTOR JEFFERSON-MACK SUBSECTOR BOUNDARIES AND FEATURES The Jefferson-Mack Subsector is bounded by Mack Avenue on the north, the Detroit/Grosse Pointe Park City limits on the east, Jefferson Avenue on the south, ad Conner on the west. The Subsector is approximately 720 ~cres in size, of which 120 acres are devoted to industrial and commercial uses and the remainder to residential. SUMMARY OF PLANNING ISSUES, JEFFERSON-MACK SUBSECTOR The residential sections generally have a very high percentage of vacant land and vacant residential units. On many streets west of Lakewood the rate of vacant land is 50 percent or higher. The remaining residential s~ructures range in condition from fair to very poor. The blocks east of Lakewood have less vacant land and residential units than the residential areas located west of Lakewood. The housing is in fair to good condition. JEFFERSON-MACK SUBSECTOR GOALS It will the considerable work to return a large portion of the Jefferson-Mack Subsector to a level that would be considered viable. However, with major rehabi 1 i ta tion and spot clearance efforts in the residential areas, restructuring of the commercial strips to relate more to the immediate area, and proper buffering from the industrial areas to the west, the Subsector can become a pleasant, convenient community to house, among others, persons working in the adjacent industrial corridor. POLICY 302-13: Jefferson-Mack Subsector Policies West of Lakewood, provide for major rehabilitation of existing housing units along with substantial spot clearance of those units that are beyond economical rehabilitation. Encourage rehabilitation and spot clearance of housing east of the alley west of Lakewood. Institute commercial stabilization project on Mack. Develop Kercheval as thoroughfare residentialcommercial. (Rezone to B2, Local Business and Residential.) Keep existing sound commercial on Charlevoix and develop residential at compatible densities to surrounding neighborhoods. Rezone to R2 (Two-Family Residential). Provide additional recreation facilities and a neighborhood recreation center. Buffer M4 (Intensive Industrial) uses from residential uses with an M2 (Restricted Industrial) zone. 3/90 III-36 �P' KETTERING aaN • •.-.uzaa &XISTINGI LANCI Laa RL- t.aw ,....,,,, ~ RLM- ......-.,. 01na.,:y ~ RM--,...,01na..,,~ RH-Bi-,,,...,_,:y~ SRC- Spoci.al ~~ INST- 1nn,.=ia,&). IND- o..ru Induotri.Ll U: IND- Liqht Induotri.Ll RLM \ .. ·' .-:.. ,,~ . . .... ...... GC-:,.,•• ••• ••.Re•~~••••• ••••••• .... . .,,.... .·•···.. .. .:-,GC ~ ••• .• ~•"·.::~· ••.•••• ~. \RC\ - ✓~ TAC- Tborou9hfare a.aiden~i•l-Ccanerc:Ul MC- ,.iar "'"'9arci.al SC-si-:;.t.lO:aoan::ial RLC-~a-.:w GC- - . i O:aoan::ial CC- amoucw MUR-,.;-iu.o~ POS- Perm.anent Open RC- Rac:nau.on V- Vacant CEM·ea-..-,, ? *- Space Playtield l,'J 0 o.o .21 I .so 1 r== .71 ,.. i=:i____.,c:::::::.r===, fl'IMe EAST SECTOR KETTERING -N• -AL&ZaD PPOPOSFCI LANCI U •• RL-t.aw,...,_,:y~ RLM- ..,,..__,. 01na.,:y ~ RM---ev~ RH-1114b,...,_,,,,~ SRC-si,oci&J.~-a-cial INST- 1not1=ia>&l IND- o..ru Induotri.Ll U: IND- u<1>t Induotri.Ll TRC- Thoroughfare Resident.ial-COfflNrcial MC- ""iar ~ SC- S!>-=i.al a.a-ca1 RLC- ~ ~ GC- - . i ~ cc--amoucw MUR- Mi-1 u. -.;-ti.o.!. POS- hlrma.n.ent Open Space OSI- Open Space-Institutional V• Vacant CEM·c...tery ~- AA 1h'lch•2000ft, l,'J 0 = F====1t:===o.O .21 .JO .71 1.0 c::::::::.r===,c=::Jr:::::i EAST SECTOR Kettering Subsector . . . . . . . . . . . . . . . . 302-14 III-36A I flllle �P' THE DETROIT MASTER PLAN OF POLIOES EAST SECTOR KETTERING SUBSECTOR BOUNDARIES AND FEATURES ' The Kettering Subsector is bounded by the Ford Freeway, McClellan, Mack, and Mt. Elliott. The area is developed primarily with one- and two-family homes, general commercial uses along Gratiot, and industr¥ in the Bellevue industrial corridor at the western edge of the Subsector. SUMMARY OF PLANNING ISSUES, KETTERING SUBSECTOR Housing in the Kettering Subsector has been identified as one of the major concerns of the residents. A substantial majority of this housing was built in the 1900-1920 time period; as a result, Kettering home owners must deal with the various maintenance needs of housing 60 or more years old. Boarded housing units, vacant residential lots, many in need of a clean-up, are very common in most neighborhoods in the Kettering Subsector, except for the Van Dyke-Fischer band. In areas where housing abandonment and then demolition are most severe, it is not unusual to find blocks where more than half of the homes have been removed. In those blocks where a major portion of the housing has been lost, the residual vacant lots are distributed in a random pattern among the remaining housing. Groups of vacant lots do occur frequently, but some acquisition and demolition generally would be required to prepare a site large enough to be attractive to a developer for new development. KETTERING SUBSECTOR GOALS Positive aspects of the Kettering Subsector: the industrial corridor between Mt.Elliott and the Conrail beltline, and the attractive residential area between Van Dyke and Fischer may to some extent be utilized to overcome the problems of aged housing and numerous vacant lots. The Subsector is envisioned as having a strengthened and expanded industrial corridor in its western portion along with residential areas taking advantage of vacant lots to make for a less dense community and less intense commercial strips more appropriate to serve the surrounding areas. POLICY 302-14: Kettering Subsector Policies Assist in adaptive revitalization of the Packard headquarters and the Essex Wire Company plant buildings. Redirect land uses from residential to industrial in the area between East 3/90 III-37 �r THE DETROIT MASTER PLAN OF POLICIES EAST SECTOR Grand Boulevard and the Ford Freeway, and also between the , Conrail beltline corridor and Mt. Elliott. Encourage local commercial-residential uses and regroup existing businesses into clusters along the Mack commercial strip. Begin this redevelopment on the north side of Mack along the first few blocks west of McClellan, or just east of Van Dyke. Encourage a commercial structure rehabilitation program, and encourage thoroughfare residential commercial on East Forest between McClellan and Van Dyke. Phase out obsolete commercial uses on Gratiot to· allow for major redevelopment. Encourage industrial expansion east of Mt. Elliott between East Grand Boulevard and Ford Freeway to at least Frontenac. Encourage industrial expansion between Mt. Elliott and the Conrail beltline. Construct a neighborhood recreation center. Provide recreation programming in non-City owned buildings. Encourage adjoining homeowners to purchase vacant lots in order to increase yard space. 3/90 III-38 �BT. JEAN maN• 91Auzaa BXIIITING LANO uall ~~ ,.,~g § .. RL-i-emaitv~ AJ}\··· '-.. :- ·•·•···. -...:..::..•, , - •• -, .....~ ~~fff#."~?-~•··· ··.:··~-~··.. INST ;// G~/ ~CSE ' Fi•? r-· ,...,:.;._~(,(· ---~·:--!'-...•~ . €~ .•··--·········· •d'!•~> -:: 1'i"" #F ·. __ . ·.. RLM/V \ . .....-•--•·-•·•-·••• I • IND .. :;. " ---~·-: '"···-·······-Gc7 ·······-....:. GC RLM/v ..,••••• ••••••• •• ••••• \ • ~-·•••••(I.:.. -··· ../',;.', ~~·•iNST,:\Rc\ ·•.-··' .•. . ••-1. .--·.• RLM- .. -.,, ~ RM---..cy~ RH- & o h - . . . , , ~ SRC- si-:<A1 ~~ INST - Izlatit:uti....i IND--.-1.1:IND-Uflll:- TAC• TbOroQCJbhr• Reaidantial-0-U-cial MC- MJcr o..-rd.&l SC- si-:<A1 c:-mcw. RLC- ~ e:a.rr:w GC-GmcaJ.CC--o:-n:w MUR-111-'u.~ RC- -~-·· .--~-- RL~••••::~; ~o•-=..,\ -..(_• GC Recrau.1cn OSI-Open V• Space-lnatitutional Vacant CEM-~ *- RLM Playfield t_ I inch '200011 . - 0 0.0 .25 .JO .71 r--, 1.0 ~ EAST SECTOR l BT. JEAN G• N • .. AUDD PADPnPPII LAN0U- RL- i- emaitv ~ RLM--...--..,,~ RM--... - - . " " ~ RH-.,_..,_.,,~ SRC- si-:<A1 ~ - o : - r o , . , , J , I NST - InaU--.i. IND--.iL'IIND-Uflll:-.=-i TAC- Thoroughfare Reaidantial-CoaNrcial MC-i.1cro:-n:w SC- si-:<A1 C>mmd£l RLC- ~ - GC- Gmor&l CC--Cl:lmmti.a.l MUR- 111-' - ~ POS- Permanent Open Space OSI- Open Space-'InatJ.tutional V• Vacant CEM-~ *- Playfield 0,0 .2J .JO = .7S 1,0 c:::::::::Jr - - ,c.___, EAST SECTOR St. Jean Subsector .•...•........... 302-15 III-38A - �r THE DETROIT MASTER PLAN OF POLIC,..IES EAST SECTOR ST. JEAN SUBSECTOR BOUNDARIES AND FEATURES The St. Jean Subsector is bounded by the Edsel Ford Freeway (I-94) to the north, Conner on the east, Mack on the south, and McClellan to the west. SUMMARY OF PLANNING ISSUES, ST. JEAN SUBSECTOR The vast majority of housing in the St. Jean Subsector is either single-family detached or two-family flats. While apartment buildings are scattered throughout the Subsector, there is no concentration of multiple-dwelling units. Housing in the St. Jean Subsector is in fair to poor condition. There are many vacant structures (some are boarded, and some are open and dangerous), burned-out structures, many vacant lots, and many structures with substantial structural defects, which leaves many of them beyond feasible rehabilitation. Residents of the St. Jean Subsector have identified maintenance and rehabilitation of housing in the area as one of their top priorities. ST. JEAN SUBSECTOR GOALS In the future, the St. Jean Subsector should contain a strengthened industrial district in its southeast area which will take advantage of the nearby Airport-related developments, and the Chrysler Plant industrial corridor. The Warren-Conner shopping district and the institutions on Conner will also act as employment bases for the Sector's residents as well as serving the needs of the larger East Sector community. There should be a blend of existing and redeveloped housing in the Subsector which will be adequately buffered from the industrial district and serve as a viable community to house, among others, workers in the Subsector's employment centers. POLICY 302-15: St. Jean Subsector Policies. Develop residential uses, compatible with the neighborhood, on the vacant parts of Shoemaker and East Forest. Consider replatting in the Shoemaker area to reduce irregularity of lots. In the area east of St. Jean south of Warren, remove abandoned structures as soon as possible and maintain vacant 3/90 III-39 �r .THE DETROIT MASTER PLAN OF POLICIES EAST SECTOR land - in interim uses. Encourage residents in this area to relocate to better housing elsewhere in the Sector. This area ' should be promoted for industrial development, providing a buffering strip of light industrial-uses east of St. Jean developed to protect the residential areas to the west. Encourage thoroughfare residential-commercial on East Warren and Mack. Upgrade the landscaping and encourage self-help clean-up of the Warren/Conner shopping center. r 3/90 III-40 �THE DETROIT MASTER PLAN OF POLI~IES EAST CENTRAL SECTOR ARTICLE 303 EAST CENTRAL SECTOR EAST CENTRAL SECTOR LOCATION AND EXTENT The East Central Sector is a narrow strip -0f the City, roughly three-quarters of a mile wide and four miles long, running from the southern boundary of Hamtramck south to the Detroit River. It is bounded on the west by the Chrysler Freeway and the Woodward Corridor, and on the east by Mt. Elliott and the East Sector. The Sector is divided into four subsectors: Upper East Central, Middle East Central, Lower East Central, and Near East Riverfront. EAST CENTRAL SECTOR PLANNING ISSUES AND FUTURE POTENTIALS The East Central Sector is a diverse area containing, at the north end, the massive Central Industrial Park which includes the General Motors Assembly Plant and, at the south end, the Lafayette/Elmwood urban renewal area, Harbortown residential development and River Place off ice park. It also contains other major industrial facilities, including the GM-Saginaw Division Plant and Chevrolet Forge, as well as the Eastern Market, the Forest Park urban renewal project, the McDougallHunt project area, and other industrial, cornmerc ial, and residential uses. The policies which follow make the assumption that considerable development pressures will occur within the nearto mid-range future in the area along the riverfront. In the area north of Gratiot and south of Ford Freeway, except for projects already planned, development will be some years away. In the longer run, this area will also be ripe for development. The major planning objectives are to increase employment opportunities for residents; continue to seek other industrial firms to locate in the Central Industrial project, especially suppliers to the General Motors plant; address the vacant land problem; address the problem of the incompatible mix of residential and industrial land uses; provide for the orderly expansion of the Eastern Market area; preserve sound older 3/90 III-41 �. SECTOR • MIDDLE East Central LOWER East Central _,;:.,...~,__..,.! ~ .l ,,.->'t NEAR East Riverfront Lower East Central Subsector . . . . . . . 303-10 Middle East Central Subsector .... 303-9 Near East Riverfront Subsector .... 303-11 Upper East Central Subsector . . . . . . . 303-8 �. GENERALIZED REZONING CONCEPT U S/NGLE·F All/LY RESIDElfflt,L TWO-FAll/LY RESIDElffll>l LON·DENSfTY RESIDElff/4 THOROOGHFAAE REStDElffll>l UEDIUU-DENSfTY RES/0£/ffl/>l HIGH-DENSfTY RES!DElffll>l 81 B2 LOC4 BUSINESSI RESIDE/fft,4L 11 12 13 M RS 83 84 86 RESTRICTED BUSINESS SHOPPING DISTRICT GENERl>l BUSINESS GENERl>l SER,1/CES UllfTED INOJSTRll>l RESTRICTED INOJSTRl/>l GENERl>l INOJSTRl/>l M4 llffENSNE INOJSTR/4 M5 SPEC/4 INOJSTRll>l Ml M2 M3 SPECl/>l DEYELOPUElff !resldettlal,w/lh /Im/led corrrnerc/a/J SD2 SPEC/4 DEYELDPUElff !convnerclat.wlth llmited resldmla/J S04 PROPOSED SPEC/4 DEVELDPUElff RNERFRO/ff 11/X USE SDI PD PC l'CA TM WI PUNNED DEYELDPME/ff PUBUC CENTER RESTRICTED CE/ffR,4L BUSINESS TRMSfTIONAL /NOJSTRl/>l WATERFRO/ff INOOSTRll>l PR PAAKS arr/ RECREATION .:l PUBUC WHAAF EAST CENTRAL SECTOR �THE DETROIT MASTER PLAN OF POLI~IES EAST CENTRAL SECTOR housing; and maximize the riverfront potential as a source of employment, a high density, mixed income, residential area, ' and an esthetically pleasing, safe, publicly accessible area for recreational purposes. POLICY 303-1: East Central Sector - Land Use Expand all functions of the Eastern Market. Control abrasive uses and encourage residential development on excess commercial land. Encourage renovation and reuse of vacant and under-utilized buildings such as warehouses and factories. Recognize and enhance the special districts including Elmwood, Forest Park, Eastern Market, Chene-Ferry, and the Riverfront. Respect the identity of special areas while lessening their isolation from the surrounding neighborhoods. POLICY 303-2: East Central Sector - Residential Development Encourage and assist housing conservation and rehabilitation. Increase the supply of good quality housing, especially in the riverfront area. POLICY 303-3: East Central Sector - Commercial Development Promote establishment of new business and ins ti tut ions in suitable sections of the area. Support programs which can make Eastern Market and Chene/Ferry more efficient and modern. Improve both the appearance and the function of the commercial areas. POLICY 303-4: East Central Sector - Industrial Development Make as efficient as possible the industrial core in the Upper East Central Subsector. Take advantage of positive impacts of the General Motors Plant upon the City and the immediately surrounding area, while alleviating any adverse impacts on surrounding residential communities. Provide land for small industrial facilities near Central Industrial Park. Encourage expansion and modernization of existing industrial uses near the GM plant. Continue to support the development of Milwaukee Junction. POLICY 303-5: East Central Sector - Transportation System Improve vehicular and pedestrian linkages between East Jefferson and Lafayette Park, the Riverfront district, the future Linked Riverfront Parks and the Detroit River. Improve transportation access and traffic circulation for all modes of transportation in the East Central Sector, while 3/90 III-42 �THE DETROIT MASTER PLAN OF POLI.CIES EAST CENTRAL SECTOR alleviating any adverse impacts upon surrounding communities. Develop a system for pedestrian and bicycle circulation. Take advantage of development opportunities which may result from transportation improvements. Develop and improve roadways to and along the riverfront. Improve rail service and truck routes north of Gratiot in_ the Eastern Market area. Consolidate railroad freight lines and remove abandoned rail tracks in the riverfront area between St. Aubin and East Grand Boulevard. Eliminate rail tracks where not needed. Provide vehicular circulation links between Milwaukee Junction and Eastern Market. POLICY 303-6: East Central Recreation System Develop playfield space north of Gratiot and east of St. Aubin. Provide active recreation land in urban renewal areas and other areas where land use changes are occurring~ Increase ~enior citizen recreation programs, especially north of Gratiot. Build vest-pocket parks in new developments. Continue to implement the linked riverfront parks proposal. Reserve the River's edge for River-oriented use, especially those which derive special benefits from such a location, such as recreational boating or natural views and setting. Expand leisure time opportunities, especially those which are Riverrelated. POLICY 303-7: East Central Urban Design Recognize and protect distinctive urban spaces and vistas. Improve the visual and perceptual environment of the riverfront area. Establish a sense of progression and visual gateways leading into the CBD on Jefferson and Gratiot. Improve the visual entry into the riverfront area. In the riverfront area, improve curbs, lighting, streets and sidewalks in poor condition, except where clearance and development of building(s) is imminent. 3/90 III-43 �• • Xl • TING LAND U •• RL - Low Dens i ty Residential RLM - Low-Medium Density Residential IND - Industry LT. IND . - Light Industry INST - Institutional VAC - Vacant ··.·.·. .·.·.· :;i~\\\::'.;:/\\\:::::-:-:.: ~For further explanation of these Land Use Categories refer to the Appendix of this report. "2':~---~ q :E IND IN0U8TRV -·- ·•-'"Wy z: W ~I'I ul l. 0 0 .0 .25 .50 .75 1.0 m,le ~c::::::J k,toffleter UPPER EAST CENTRAL R • C0MM • Naaa FUTURE LAND us• RLM Low-Medium Density Residential IND - Industry LT. IND - Light Industry INST - Institutional >- s ~For further explanation of t hese Land Use Categories refer to the Appendi x of this report. iI u. II II IND INDU • TRV ..... -........y / E GRANO BL.VO . 0 o.o = UPPER Upper East Central Subsector .•..•.. 303-8 .25 50 75 -- r==l 1.0 m 11e ,------, ll1 !0Meter EAST CENTRAL III-43A �• THE DETROIT MASTER PLAN OF POLU:IES EAST CENTRAL SECTOR UPPER EAST CENTRAL SUBSECTOR BOUNDARIES AND FEATURES The Upper East Central Subsector forms a U-shaped configuration that wraps around the southern end of the City of Hamtramck. From east to west, the Subsector extends from Mt. Elliott to the Chrysler Freeway and to the south it is bounded by the Ford Freeway-Grand Trunk Railroad and East Warren; the Detroit/Hamtramck boundary is the northern border; almost half of the area of the Upper East Central Subsector is included in the Central Industrial Park. SUMMARY OF PLANNING ISSUES, UPPER EAST CENTRAL SUBSECTOR A means of raising the level of employment opportunities for persons with low- and moderate-level skills needs to be found. Traffic circulation needs to be studied around the Central Industrial Park project and in and out of Hamtramck as it relates to both the Chevrolet and the General Motors complexes and the impact of the changes on the adjacent neighborhoods. UPPER EAST CENTRAL SUBSECTOR GOALS The Upper East Central Subsector is envisioned as a thriving industrial district centered around the General Motors Assembly Plant, but also containing the Resource Rec·o very Plant and other existing, expanded, and relocated industries of a diversified nature. The industrial areas will be wellbuffered from, and will generate minimal traffic through, nearby residential areas. There will be efficient transportation routes between industrial centers and convenient public transportation available for workers within the area. POLICY 303-8: Upper East Central Subsector Policies Continue to support the development of the Central Industrial Park Project by fulfilling the City's agreements and by providing adequate City services. Continue to support the Resource Recovery Plant. Improve the conditions for other industry in the area by providing land for small industrial operations which may move into the area as a result of the new General Motors facility, and by providing opportunities for expansion and modernization of industrial operations which already exist in the East Central Sector. Provide for improvements to traffic circulation, particularly near Chene. Improve public transit stops for workers going to the new General Motors plant. Improve trafficway conditions between related industrial plants, both nearby and in the region. 3/90 III-44 �THE DETROIT MASTER PLAN OF POLICIES EAST CENTRAL SECTOR Pr-0vide buffer areas of light industry or open space between industry and residential communities in order to alleviate any adverse impacts. Restrict heavy volumes of traffic that may pass from industrial areas and through adjacent residential areas. Except for the residences at the northeast of the General Motors plant, consider eventually removing the remaining residences wherever feasible and consolidate the land into industrial parcels. Identify possible industrial expansion areas accessible to rail, and encourage industries dependent upon rail lines to relocate in identified areas. Work closely with present freight lines to insure, or obtain the industrial mass to support, continued rail service, and encourage excellent maintenance of rail facilities. Promote development and prepare sites for new development by identifying potential development parcels, assembling into larger parcels, removing obsolete structures, and promoting appropriate uses. Encourage owners, especially the railroads, to lease or sell any land not fully utilized. Where new industry is being encouraged, seek diversification of Detroit's economic base wherever possible. Continue to support the development of Milwaukee Junction. Where land is available, support expansion and new development of food-processing industry along with other industry in the Milwaukee Junction development area. Provide adequate vehicular circulation links between Milwaukee Junction and Eastern Market, while alleviating any traffic impacts upon the Forest Park residential development located between the two areas. Provide buffering of adjacent residential by 1 ight industrial zoning and greenbelts. 3/90 III-45 �EXISTING LAND USE ¼/; ~o.:;~ '-' .!i ' : :· : :··- J._ FWY. .am;:, .... ~ ·'VAC INST E. GAANC ,: : :' .:GC:. ·~!============c: i:--·-r: AM :ALMSi: ~: !d INC GC 11 ,C I • :: 1: : -~---f-.:.· · E . WAAAEN RM - Medium Density Residential RLM Low-Medium Density Res i den ti a 1 GC General Co111Tiercial IND - Industry LT. IND - Li ght Industry INST - Institutional VAC - •:acant °For further explanation of these Land Use Categories, refer to the Appendix of this report. '!'l"'--,;.l._i:,..lllisit·._F,.o_,A.,;;;;E;;;s;.;T_"""'l~,;:.;;..- 1 NsT•....:;=:¼='--+- U !i vAca:~---.llil ~! ~. 1 §!! • ALM. : --"!!.~-= ,1~c :•_;r'INST ~ n AM ~.. ~ . •••? 2 · ·;.,-••::,,-... ...,-<'o" Ge : .I;" : ~....... I • ·'.~·.:•-·--•• ~ • _....,., ·" I :• ,"'.I T ~ ••:;.• • • ., r,: ACK : VAC VAC: INST---.:.··~ : :-•:_:':JY, AM 1 1 ~ "' ii l,!.V___...... ; ~::~~~L~~:~ INST 1Nb ~······~r:.-··· ~~ m••-- p•~k,,.. •• • V .J !,, :, t ~·1/ ..J i 0 jI ,t-f---9~ ~, •~. 'ii l inch I 2000tt . Kfel 0 .0 = .25 .50 ,---- t .O .75 mile MIDDLE EAST CENTRAL RECOMMENCED FUTURE LANO USE ~~ - Medi~~ Density ?.es1::!e:-i t..:..a l G~ - Gentl:al Ce, .. ,,uel c.i d~ DIST. I~O. - Distribution InCustry ISD - Industrv LT. I~O - Light rr\dustry INST - Inst1.tut.1onal RLC - Residential/Local Coi::mercial SRC - Special Residential / Cc:nmerc1.al INC INST >- i,;.--; t GC ••••• t :•LT ,: :-:-INC:: j: : S~ - : rt~ ··-: .t - ;".;: r--, -==~ _.l'......: liT 'I ~ lf1NST "t ..ILl :;: ;•,:i i 'F-: :rf, ;:,! -·· - _J' ~ • , := r---y ~~c :- ~: ! INST [ } ~ 2 , - ~ :·• ~ ~ · ma•C p•c: +~ '"'9 •••• I ~, l: IST INC !L I I - •• •· :,--'• • )=~··· INST r:iACK INST ,~....__l •••~.......-..-'.. La nd Use catec:;ories, r efer to tl':.e A~pend ix of this re?ort.. ;GCiV AM 1 For furt.!':.er explanation of t~ese •.~.ILTIN • t--.!::, t !1INST -,: .... :.. ,i-: : ; ii....,.,»- ,,; JH w:; : ~ .... :U.FOAEST !: ' .,_...,.._ AM NST: _.,••=• •• ••==~· ~=~ ••; / ~ s A c ••••=••\">'-<.'0 •• <:l' ~ w I 1 , net,: 2000ft. I ---.:=-noflh I ..c,cs = , ,;, a 0 .0 .25 ,50 r== .75 1.0 m,1e MICDLE EAST CENTRAL �THE DETROIT MASTER PLAN OF POLICIES EAST CENTRAL SECTOR MIDDLE EAST CENTRAL SUBSECTOR BOUNDARIES AND FEATURES The Middle East Central the Ford Freeway, on the by Mt. Elliott, and on Chrysler Freeway to East to the Ford Freeway. Subsector is bounded on the north by south by Gratiot Avenue, on the east the west by a line drawn along the Warrenr east to St. Aubin, and north SUMMARY OF PLANNING ISSUES, MIDDLE EAST CENTRAL SUBSECTOR Considerable mixing of industrial and residential uses and resulting incompatible uses; employment opportunity expansion; orderly expansion of Eastern Market and abatement of any major noise-producing activities vis-a-vis the adjacent residential area are the major planning issues facing this area. Organizing a community-wide approach to common problems, such as lack of alley and vacant lot maintenance, appears to be difficult for many parts of this subsector. Better organization of community self-help might alleviate these problems. MIDDLE EAST CENTRAL SUBSECTOR GOALS The Middle East Central Subsector should continue to be one of the most active and diversified development areas in the City featuring a revitalized ad expanded Eastern Market and a new Brewery Park office complex. The Forest Park area will contain recently built and additional new housing with appropriate recreation facilities provided along with new light industrial uses. The area east of St. Aubin will benefit from the surrounding activity and community self-help effort to become a well-maintained and strengthened residential area. This residential area, along with public improvements and support, will result in a rejuvenated Chene commercial strip. POLICY 303-9: Middle East Central Subsector Policies Encourage better organization of community self-help efforts, particularly in the area generally bounded by I-94, Mt. Elliott, St. Aubin, and Gratiot. Implement plans to restore and improve the Chene commercial strip and the Chene-Ferry Market. Improve recreational facilities. Provide better buffers against nearby noxious land uses. Acquire and demolish vacant buildings on the north side of Gratiot commercial strip, between Mt. Elliott and Chene, possibly creating more parking space. On the south 3/90 III-46 �THE DETROIT MASTER PLAN OF POLI~IES EAST CENTRAL SECTOR side, treat as part of the McDougall-Hunt project; this may entail rehabilitation and some clearance. Complete the expansion plans for Eastern Market and retain it as the primary focus of a regional food wholesaling district and farmers market activity; encourage more efficient handling of goods; improve orientation devices, traffic control, and truck parking and loading. Maintain rail service to the Eastern Market area, and provide for grade separation of all tracks at Mack. Promote the 20-acre site between Russell and the Chrysler Freeway for development related to the Eastern Market. Complete the development of the Brewery Park office complex. Implement the Forest Park Development Plan which includes the continuation of new housing development between Forest, Russell, Mack, and the Chrysler Freeway, and the development of light industrial, institutional, and recreational uses east of Russell, between Mack and Warren. 3/ 90 III-47 �• Xl• TINO A ID • NTIAL. . /:;;-. ,.............h\\ r ·1· ~ ;:,i) :: ~ :f' ,-:: •·· ;:;..... -., 21: INST lz !I C: \) I~ : -• RLM IDaNTIA1/;/ / r· .,i....1 ci •• •For further explanation of these Land Use Categories refer to the Appendix of this report. ........ -ii ••• U RLM - Low-Medi um Density Res i denti a 1 GC - General Corrmercial SC - Speci al Corrmercial IND · Industry LT. IND - Light Industry INST - Institutional REC - Recreation VAC - Vacant RLM •• LAND I (It "' INST INBT GIC VAC LT. IND VAC NBT , ,nc,, : 2000ft oc .-cre1 0 o.o .25 50 75 10 11 '" • ==-:J==l_~= k i lometer LOWER EAST CENTRAL • • caMM• Naaa FUTURE LAND UBE RLM - Low-Medium Density Res i den ti a1 SRC - Special Residential Convnerci a 1 GC - Genera 1 Corrmerci a 1 SC - Special Corrmercial BR R •• LT. IND• Light Industry INST - Institutional REC - Recreational RLM ID • NTIAL LC VERNOR -~-~."!"..... ~ Ial~ :i 41 RLM •• • / ~I I 1D NTI oc • , ••• 1 : &T: .L.AAN~ • BC LC Local Commercial/Residential •for further explanation of these Land Use Categor.ies refer to the Appendix of this report. LC LT. IND REC .l SC INST 0 o.o .25 .so ,.o ,..... ....... .75 c:::::f===i~, LOWER Lower East Central Subsector •••••.• 303-10 EAST CENTRAL III-47A -~- - - -- - �THE DETROIT MASTER PLAN OF POLI~IES EAST CENTRAL SECTOR LOWER EAST CENTRAL SUBSECTOR BOUNDARIES AND FEATURES The Lower East Central Subsector is bounded on the north by Gratiot, on the west by the Chrysler Freeway, on the south by Larned, East Grand Boulevard and Lafayette, and on the east by Mt. Elliott. SUMMARY OF PLANNING ISSUES, LOWER EAST CENTRAL SUBSECTOR Maintenance of consistency in development of remaining lots in the Lafayette/Elmwood area; reduction of remaining security problems; completion of work to assure full visual access to riverfront at Chene and Mt. Elliott entrances; and effective preservation of vintage housing in McDougall-Hunt are the issues for the area. LOWER EAST CENTRAL SUBSECTOR GOALS The redevelopment areas within the Lower East Central Subsector will be completed and will continue to be regionally attractive areas of newer housing of various types for persons of a wide range of incomes. The older housing area in the subsector will be maintained with the help of public improvements and programs, and will be strengthened by the surrounding development. The commercial strips on Gratiot and Mt. Elliott will be beautified and redeveloped, where needed, and act as gateways to the Central Business District and the riverfront, respectively, as well as serve the surrounding areas. POLICY 303-10: Lower East Central Subsector Policies Complete the development of new parcels in the Elmwood Park area. housing in the remaining Continue to work carefully with the Citizens District Councils, and make such improvements as are possible. As development is completed on Chene, the section along Vernor should be improved. The design unity of Gratiot should be improved, and special treatment should be given to the ares where Gratiot serves as an entrance to the Central Business District. Redevelop the Gratiot and Mt. Elliott commercial frontages. Along Gratiot, between St. Aubin and Mt. Elliott, and along Mt. Elliott between Gratiot and Vernor, encourage rehabilitation and maintenance of viable structures; eliminate unsound buildings and encourage new commercial development. III-48 3/90 - ---- - - -- �THE DETROIT MASTER PLAN OF POLIJ;:IES EAST CENTRAL SECTOR • In the portion of McDougall-Hunt bounded by Chene, Vernor, Mt. Elliott, and Gratiot, repair public infrastructure, rehabilitate structures, and relocate families in nonviable housing to sound dwellings within the project. Remove all structures in the area bounded by the alley east of St. Aubin, Chene, Gratiot, and Vernor, and provide for medium-density residential redevelopment. ' 3/90 III-49 �0 0: ; 0 sr 0 0 ~ FISHEA " i 1111 FWV ;;: 0 0: :,: u • ...3' ~1! .~H G/1 DETROIT Near East Riverfront EXISTING LAND UBE SRC - Special Residential Conmercial IND - Industrial t 2000ft, lflCft I INST- Institutional 1,. 0 1,2 ..... VAC - Vacant REC - Recreation o.o ,---, = .25 .50 .75 . ci ~ RIVER Near East Riverfront RECOMMENOEO FUTURE LANO USE RH High Density Residential LI Light Industrial PT Port Terminal SC Special Co1TU11ercial SRC -- Special Residential-Co1TU11ercial MP -- Major Park INST -- Institutional C -- conunercial Map revised 7-88 accordi~g Public Wharf to Near East Riverfront Plan, adopted B-87 & -- Near East Riverfront Subsector ..•• 303-11 1 Inch • 2000 ft . 1,. 0 0.0 1,2 ..... .50 .75 1.0 ,.....-----,~ .25 III-49A 1.0 �THE DETROIT MASTER PLAN OF POLICIES EAST CENTRAL SECTOR NEAR EAST RIVERFRONT SUBSECTOR BOUNDARIES AND FEATURES ' The Near East Riverfront boundaries are defined on the west by Bates (extended) to the River and the Belle Isle (McArthur) Bridge to the east, by East Jefferson and the Detroit River on the north and south. This area is comprised of approximately 320 acres. The area also includes an adjacent 80-acre area bounded by Mt. Elliott, East Lafayette, East Grand Boulevard, and East Jefferson. Additionally, the area includes the n.o rth side of East Jeff er son bounded by East Larned, Mt. Elliott, East Jefferson, and the Chrysler service drive. SUMMARY OF PLANNING ISSUES, NEAR EAST RIVERFRONT SUBSECTOR The Near East Riverfront Subsector is one of several areas of the City of Detroit experiencing considerable private sector redevelopment pressure. Having a detailed plan of redevelopment is in the best interests of both the City and the private sector. The nature of the Near East Riverfront redevelopment can be characterized as change from an underutilized industrial and warehousing district to a residential, recreational, and office development area. Higher intensity of use means that traffic circulation and parking are a major concern. Compatibility between present active industrial facilities and new housing and recreational facilities requires planning attention. Also, the desirability of public access to and along the River must be balanced against the need for residential privacy. Finally, the reuse potential of existing structures must be considered if the design character of the area is to be maintained. NEAR EAST RIVERFRONT SUBSECTOR GOALS The Near East Riverfront is the portion of Detroit's riverfront likely to undergo the most dramatic change in the near future from an industrial and former warehousing area to an area emphasizing mixed-use, some housing, recreation, and light commercial. Its proximity to the Central Business District makes it a logical location for functions serving tourists and conventions as well as other visitors from outside Detroit. It is also an area where the general trend toward downtown and near downtown housing can be furthered. The basic intent of these Master Plan policies is to show, in ample detail, a clear direction of change of land use in the Near East Riverfront area from industrial to non-industrial uses. 3/90 III-50 �THE DETROIT MASTER PLAN OF POLI,CIES POLICY 303-11: A. EAST CENTRAL SECTOR Near East Riverfront Subsector Policies TRAFFICWAYS E. Jefferson serves and will continue to function as the major east-west thoroughfare. Seccndary thoroughfares, which provide more than local property service, are proposed to include: Rivard, Orleans, Chene, Jos. Campau, Mt. Elliott, East Grand Boulevard, and Atwater (between St. Antoine and Orleans). Franklin is proposed as a continuous collector street between St. Antoine and Adair. Other streets will provide local access. Interim truck routes should be established to service existing industries and be planned and designed mainly along north-south corridors in order to minimize impact on east-west streets, particularly Atwater, so a not to adversely affect commercial and residential development sites. The Conrail (NYCRR) railroad right-of-way north of Jefferson between Beaufait and Bellevue can be developed to handle traffic movement into and out of the Uniroyal site. The railroad right-of-way area can serve as a peak traffic thoroughfare that would connect with an improved Vernor Avenue for westward-bound traffic. B. PARKING Encourage the provision of parking in structures or "podiums" with air rights development above. Generally, if parking structures are considered for construction on parcels fronting on the River, they should be encouraged to be no more than two-story parking podiums with intense development above, south of Atwater. Up to four-story parking podiums with intense development above will be encouraged north of Atwater. Parking podiums are here defined as parking structures, built to accommodate air-rights development for residential, office/commercial, or other uses above. Free-standing parking structures will be discouraged north and south of Atwater. Where appropriate, retail uses are intended to be built along the ground floor of major parking podiums. The function of the parking deck of podiums adjacent to Renaissance Center is that of a continuous strip of parking and offices connected by skywalks which would create an entire, interrelated unit. Along the second level or skywalk locations, retail activity may be appropriate in some locations. The possibility of "shared parking" among developments must be explored in more detail in order to achieve an overall 3/90 III-51 �THE DETROIT MASTER PLAN OF POLICIES EAST CENTRAL SECTOR reduction in land area used for parking within the Near East Riverfront. C. TRANSIT The present railroad (GTWRR) tr.acks along St. Aubin leading into the East Riverfront area, towards Renaissance Center, should remain and eventually accommodate a light rail or subway line. For east-west circulation, a theme shuttle bus should provide service for internal travel between developments, along Franklin and Atwater. A shuttle bus is flexible and can redirect its route according to changes in activity in the area. In the plans that have been developed for the Woodward Avenue transit system as applied to the East Riverfront, the subway should be a major added stimulus to development. Specific line and station locations in this area have been chosen to maximize the positive impacts on potential new development. Subway stations should be located on Jefferson adjacent to the Renaissance Center and in the vicinity of Franklin and Orleans. D. URBAN DESIGN POLICIES River Image The Detroit River should be emphasized as the primary physical image of the area. This segment of the riverfront will always present strong impact on Detroit's image. Strong steps must be taken to assure that the image is most positive. To this end, a separate and more detailed study of urban design issues along the Near East Riverfront area should be encouraged. Views of the River Moderate setbacks of about 20 feet from the right-of-way along north-south streets from Jefferson Avenue, promoting visual access to the riverfront, should be instituted. View corridors, especially from Jefferson Avenue, should be placed so as not to block any significant views. The areas where major north-south streets terminate at or near the River's edge should be kept open to preserve views of the River. 3/90 III-52 �THE DETROIT MASTER PLAN OF POLIClES EAST CENTRAL SECTOR Public Wharves Public marina/wharves with commercial development and a nautical theme should be developed in several locations along the riverfront. Continuous Riverwalk A continuous pedestrian/bicycle path should be provided generally along the riverfront edge and along Atwater, Guoin, and Wight Streets as indicated on the "Trafficways Plan" map. This path should generally have a minimum width of 19 feet to allow for a bicycle path, a pedestrian walk, and adequate landscaping where feasible. Skywalks There should be a -system of skywalks linking Renaissance Center and the parking podiums of other nearby development complexes, providing an enclosed environment from office to automobile, once anyone enters a parking structure connected with the Center. Gateway Entries Entry points at the intersections of Jefferson and the primary streets which continue south into the Near East Riverfront area should receive special design treatment such as landscaping, portals, paving materials, banners, lighting and/or other visual elements to enhance these major points of entry into the Riverfront area. Landscaping and the special design treatment should also link gateway entries along the Jefferson east-west continuum, within the public right-of-way. Character and Quality The special character and quality of the riverfront area should be recognized and encouraged. Careful consideration should be given to the texture, color, and form of the streetscape and buildings. Special lighting should be added complementing the character of the area, and enhancing security. Franklin/Woodbridge New development should complement and be compatible with the existing character of the Franklin/Woodbridge Street area between St. Antoine and Dubois. Careful consideration should be given to the size, shape, and character of new buildings 3/90 III-53 �THE DETROIT MASTER PLAN OF POLIC.IES EAST CENTRAL SECTOR in relation to the district. Franklin Street should be established as the central east-west spine of pedestrian activity oriented to shopping and entertainment. Scale and Pedestrian Circulation Pedestrian-scaled development should be encouraged throughout. New development should be geared toward street-level pedestrian-generating uses as much as possible. Parking structures shq·uld contain street-level commercial uses. Conflict between pedestrian and vehicular traffic should be minimized as much as possible. Alleys ad small streets should be designed as integral parts of a pedestrian network. Distinctive landscaping, attractive street furniture, and a well-designed signage system should enhance pedestrian activities. Historic Character The historic nature of the district should be emphasized. Architecturally significant and/or historic buildings should be adaptively reused where practical and appropriate. Historic interpretive trails should be developed. Public Safety Public spaces and streets should be designed for maximum public safety. The design of new development should provide for natural surveillance ( "eyes on the street"). Adequate and appropriate lighting should be provided. Three-Dimensionality The three-dimensionality of the district should be carefully considered in the context of new development. The relationships between the parks, streets, buildings, and circulation patterns should be recognized when planning new development. The design of new development should consider its vertical impact on the skyline. Changes of level, separation of grade, especially at the River's edge, should be encouraged. E. INDUSTRIAL PERFORMANCE The existing non-River-oriented factories between Rivard and Jos. Campau should be encouraged to improve their operating characteristics to achieve lower noise levels, improved outdoor storage, and reduced air pollution so that development opportunities are not lost. Whenever industry is relocated, 3/90 III-54 �- THE DETROIT MASTER PLAN OF POLikIES EAST CENTRAL SECTOR every effort should be made to find a suitable relocation in the City. Since the cement plants are waterfront-dependent and would be very costly to move, they are considered fixtures until such time as their relocation becomes feasible. F. PUBLIC ACCESS Implement existing plan for riverfront parks and bicycle paths. The linked parks concept, including a continuous pedestrian and bicycle path, should continue to be implemented through careful phasing. Public pedestrian and bicycle access to the River's edge should be maximized. When housing, commercial, or institutional uses are preferable on parcels along the River, buffers and easements should be provided to enable public access along the riverfront. Parks sometimes can serve the function of buffers. G. HOUSING Insure that variety in housing types · is available in new development. In order to encourage housing to be developed, performance criteria should be formulated and implemented for each potential housing site to insure that mixed housing types and mixed family types (as categorized by income, size, tenure, etc.) are provided, and a "sense of community" is developed. Some child-oriented housing should be provided in the eastern end of the Near East Riverfront area, but childoriented housing should be limited in the western half because of the high land value and the high density of development being proposed, as well as existing industry and trucking. Preferably, any new senior housing should be located near Jefferson, rather than close to the River, to be near needed services including . bus transportation. Promote housing/commercial and institutional along both sides of East Jefferson. H. ADAPTIVE REUSE Promote adaptive reuses in appropriate areas. Certain areas have special "character" and need special treatment. Jos. Campau street frontage should be given conservation type treatment, discouraging demolition of existing structures and encouraging rehabilitation and infill construction designed to complement the area. Jos. Campau now contains several pleasant buildings. This character should be maintained and strengthened. There are some fine, old industrial buildings along Mt. Elliott at Wight which should be retained and 3/90 III-55 �THE DETROIT MASTER PLAN OF POLICIES EAST CENTRAL SECTOR adaptively reused, if possible, with a entertainment, housing, retail, and offices. I. mixture of ECONOMIC DEVELOPMENT Promote employment opportunity as a priority component in both physical and economic development. Redevelopment of this area should contain sites for job intensive businesses compatible with future residential development. Sites should be made available for returning a considerable number of new jobs back into this area, using the River as an amenity to encourage job-producing development in areas such as business offices, entertainment, restaurants, cultural facilities, communications and institutional uses, rather than heavy industrial or warehousing uses. POLICY 303-12: A. Near East Riverfront Planning Unit Policies East Grand Boulevard to Mt. Elliott Planning Unit (D-1) (Jefferson to River) This area includes the grand entrance to Belle Isle, East Grand Boulevard, and the prominent landscaped entry park. Immediately to the west of the entry is the Uniroyal area, which should be intensely developed with a combination of offices near Jefferson, apartments near the River, and which should also include supporting commercial and institutional use. High tech, research-oriented, or entertainment-oriented developments, provided they are high intensity, could also be good uses of the site. The area to the west, near Mt. Elliott, should be developed with commercial, residential, or institutional land use. Adaptive reuse of some of the buildings would be appropriate. The Mt. Elliott park, including the Coast Guard Museum building, should be developed with a strong River relationship, including a "public wharf" with an integral commercial node. The continuous pedestrian/bicycle path should be developed generally along the River's edge, as shown on the trafficways plan, continuing to the east. Provisions should be made to access the Belle Isle Bridge from the pedestrian/bicycle path. B. Mt. Elliott to Jos. Campau Planning Unit (D-2) (Jefferson to River) The predominant strategy throughout this area will be to promote major change. Development parcels will be assembled, 3/90 III-56 �THE DETROIT MASTER PLAN OF POLICIES EAST CENTRAL SECTOR largely through private negotiation, and construction of • housing, office, commercial, and related uses will be promoted. Selective adaptive reuse of older industrial buildings for these new uses will be encouraged. New public open spaces will be developed as well as pedestrian/bicycle linkages between the various public open spaces and riverfront parks, with significant portions of these open spaces being at the River's edge. Special planning or urban design solutions may be sought to achieve compatibility between a limited number of existing light industries and non-industrial uses. If there is a need to relocate viable industry, every effort will be made to find a suitable relocation site within the City. The proposed land use for the area generally bounded by Jos. Campau, Woodbridge, Walker extended to the River, and the Detroit River is a mixed land use of Special Commercial (predominantly commercial). The proposed land use for the area generally bounded by East Jefferson, the west property line of the Immigration Service and Coast Guard, the Detroit River and Walker extended to the River, is a mixed land use of Special Residential-Commercial (predominantly residential). The proposed land use for the area along Jefferson to Franklin between Jos. Campau and Adair shall be General Commercial. An institutional area near Mt. Elliott recognizes the existing Immigration Service and Coast Guard. C. Jos. Campau to Orleans Planning Unit (D-3) (Jefferson to River) The Chene Park and St. Aubin Park are now significant features of this portion of the riverfront. The area should be developed to provide live entertainment, transient marinas, as well as River viewing and fishing. Use of the expanded amphitheater within Chene Park can be facilitated by providing necessary shared parking as part of development proposed within the area. Careful buffering, traffic control and phasing of interim and shared permanent parking will be needed so that good quality residential living can be achieved. Adjacent to these parks, commercial including shops, restaurants, lounges, institutions, and apartments should only be developed at significant density at the intersection of Jos. Campau and Atwater, and at the intersection of Orleans and Atwater. The entrance at Chene and Jefferson should be treated as a major entry point to the area. Within the first block south of Jefferson, Chene should be treated as a boulevard in order to serve as a transition for Chene Street 3/90 III-57 �THE DETROIT MASTER PLAN OF POLICIES EAST CENTRAL SECTOR north of Jefferson. Also, gateway type buildings and significant landscape features should be built at this · intersection. Franklin should be retained as a through street througho~t this area, while Atwater should be treated primarily for local access and need not be continuous. Orleans should be treated as a major new access road between Jefferson and Atwater. Significant continuous pedestrian/bicycle access should be provided along Atwater, making connections to public River access points both to the east and west . .· D. Orleans to St. Antoine Planning Unit (D-4) (Jefferson to River) The parcels south of Atwater along the River should be developed with intense, high density residential and some commercial. Parking should be in structures and if south of Atwater should be ~ncouraged to be no more than two stories. The blocks between Atwater and Franklin should be developed intensely with commercial uses and parking in mixed-use structures. Some apartments are also appropriate. The area between Franklin and Jefferson should continue with a variety of small-scale commercial developments . Orleans, Rivard, St. Antoine, and Atwater should provide major access to Jefferson and to the development to the west. A continuous pedestrian/bicycle path should be provided along the River's edge and Atwater with significant public access to the River's edge at selected points. Skywalks between adjacent developments are encouraged with shared parking, when appropriate . E. Mt. Elliott to East Grand Boulevard Planning Unit (D-5) (Jefferson to East Lafayette) The ultimate reuse of the Uniroyal site will, of course, impact on the area generally bounded by East Jefferson, East Lafayette, Mt. Elliott, and East Grand Boulevard. Aside from a few structures of potential architectural or historic merit, this area should be considered for major redirection if and when the market exists for development of properties along Jefferson. Land should be assembled into larger parcels as opportunities occur and made available for development. Highintensity commercial/residential development is appropriate here. In this area, sites are appropriate near E. Jefferson Avenue for high-intensity office, commercial, residential development. Further north, housing can be constructed at moderate densities. The proposed land use for this area is 3/90 III-58 �THE DETROIT MASTER PLAN OF POLICIES I~ . EAST CENTRAL SECTOR mixed use of Special Residential-Commercial residential) . F. Chrysler Freeway to Mt. Elliott (Jefferson to East Larned) (predominantly Planning Unit ( D-6) The area has been proposed for minimal change with an office development possibly on the northeast corner of Chene and Jefferson and a small park development, which would tie-in with the Elmwood/Lafayette parks to the north, located on the block between St. Aubin and Rivard. East Larned Street would be improved so that it does not appear as a back door and enhances the Lafayette/Elmwood area to the north. Dumpsters and other outdoor storage areas would be esthetically treated with landscaping and other design features in order to improve the appearance of those elements along East Larned. The uses to be promoted for this area are offices, apartments, institutions, and ~ther similar general commercial uses. 3/90 III-59 - ---- �THE DETROIT MASTER PLAN OF POLICIES NEAR NORTHWEST SECTOR ARTICLE 304 NEAR NORTHWEST SECTOR NEAR NORTHWEST SECTOR LOCATION AND EXTENT The Near Northwest Sector represents approximately nine percent of the City's total land area. In 1980, the Sector's population (156,198) represented 13 percent of the City's total population. The Near Northwest Sector is bounded by the Conrail Railroad on the west and north; the Lodge Freeway on the east; and the southern boundary is formed by the Ford and Jeffries Freeways, the Detroit Terminal Railroad, and Tireman Avenue. NEAR NORTHWEST PLANNING ISSUES AND FUTURE POTENTIALS The Near Northwest Sector is a diverse area which contains some of Detroit's most well-preserved and desirable neighborhoods. The Sector also contains deteriorating areas, particularly some commercial strips which often abut sound residential areas. The housing stock is somewhat older than the City-wide average, and the median income was only about 80% of the City-wide average as of 1980. Unemployment is high, as is the percentage of households deriving income from public assistance. The Sector contains two major institutions, Henry Ford Hospital and the Herman Kiefer complex which houses the City's Health Department. Both institutions are located in the southeastern portion of the Sector. The Jeffries Freeway, which bisects the Near Northwest Sector, has disrupted the integrity of many adjacent neighborhoods. It runs diagonally and parallel to Grand River Avenue throughout a large portion of the Sector. This has had a negative impact on Grand River, a major thoroughfare, in terms of greatly lessened access, traffic, and activity. The Near Northwest Sector also has a strong network of neighborhood and community organizations, and many neighborhoods have a high proportion of people strongly interested in the welfare of the City as well as the local 3/90 III-60 �• • BUBB CTOIIIS AA l.1=..... 1 Inch • 5000 tt. 1cr• c::= ...___ mltft 0.0 0.5 1.0 1.5 2.0 c:=:::::,,___r:::::-:, NEAR NORTHWEST SECTOR Durfee Subsector •.....•...•..•...•. 304-9 Mackenzie Subsector~ ....••.......•. 304-7 Rosa Parks Subsector •.............• 304-10 Russell Woods Subsector .••.•...••. 304-8 �GENERAUZED REZONING CONCEPT 115 R6 SINGL£-FAIIILY RESIDENTIJL T«>-FAll/LY RESIDElfTIN.. Lat,-OENSfTY RESIDENTIJL THOROOGHFNIE RESIDENTIJL IIEDIUU-DENSfTY RES/DENTIN.. HIGH-DENSfTY RES/r£NTIN.. Bl 82 83 84 86 RESTRICTED 8JSINESS ILCN.. BiJSINESSIRESlr£KT/)l Sl;()PPING DISTRICT GEVERJL 81S!NESS GDiERJl SEffl/CES Ml M2 LJl,IJTED INIJJSTR/)l RESTRICTED INIJJSTRJJL GDiERJL INIJJSTRIAL INTENSNE /NIJJSTRJ)l SPEC/)l INIJJSTRJJL 111 R2 R3 IU M3 M4 M5 SDI SPECIAL DEVELOPIIENT fresldertlal,wlth lfnited rxxmrrciaJ 502 SPECIAL DEVELOPIIENT (a:mnerda/, with llnited reslderlfcJJ S04 PROPOSED SPECIJL IDE/.OPJIEJrT RIVERFRONT 11/X USE PO l'C PCA TM WI -· -- Pt.MNED DEVELDPIIENT P!JBUC CENTER RESTRICTED CENTRJJ. BUSINESS TP.MSITION.61.. IN/JJSTRl.61.. WATERFRONT /NIJJSTRl.61.. PR P_!.'?KS and RECREATKJN 4 PUBUC WH/>RF NEAR NORTHWEST SECTOR �THE DETROIT MASTER PLAN OF POLICIES . community. One major Near Northwest Sector conservation and a rehabilitation rather NEAR NORTHWEST SECTOR concern expressed by residents of the centered on the need for neighborhood strong desire to see more building than demolition. The primary planning objectives for this Sector are to conserve existing housing, construct new housing in several designated areas building upon the strengths of the Sector (sound housing·, institutions, and community interest), and to develop strong local shopping and/or residential areas along commercial strips with general shopping areas being designated at major intersections. GENERAL POLICIES The revitalization of the Near Northwest Sector will focus on the conservation of existing housing, neighborhoods, and viable commercial areas. POLICY 304-1: Near Northwest Land Use Enhance existing land use patterns by lending stronger definition to existing neighborhoods. Concentrate local shopping and new residential development along existing commercial corridors into self-sufficient nodes. Downzoning of the north side of Grand River between Livernois and Grand Boulevard from B4 (General Business) to a more restrictive classification should be considered . POLICY 304-2: Near Northwest Residential Development In addition to development nodes along commercial corridors generally, provide for the construction of new housing adjacent to the following positive development influences: Oakman Boulevard; Russell Woods Subdivision; Ford Hospital; Metropolitan Hospital; Research Park; Boston-Edison Historic District; the Virginia Park Development Project; and, the Herman-Kiefer Health Complex. POLICY 304-3: Near Northwest Commercial Development Promote the location of new retail uses in existing shopping areas: the Virginia Park shopping center; the Grand RiverOakman shopping center; Dexter-Davison; or along the Dexter, Linwood, West Chicago, Joy, or Livernois commercial frontages. Develop major commercial centers at: Rosa Parks at West Philadelphia; Grand River at West Grand Boulevard; Grand River 3/90 III-61 �• THE DETROIT MASTER PLAN OF POLICIES NEAR NORTHWEST SECTOR • at Dexter; Dexter at Davison; and Grand River at Oakman. Develop smaller commercial centers at: West Grand Boulevard at Linwood; Dexter at Joy Road; Grand River at Joy Road; Livernois at Grand River; Livernois at Lyndon; Wyoming at Schoolcraft; Wyoming at . Joy; and, West Chicago at Meyers. Upgrade the Grand River-Oakman retail center to its former status, including a-shopping mall on the north side of Grand River east of Oakman. Encourage the rehabilitation and reuse of the Riviera ~heater. POLICY 304-4: Near Northwest Industrial Development Utilize whatever governmental programs or joint development possibilities are available to assist industrial development. POLICY 304-5: Near Northwest Transportation System Develop pedestrian and bicycle routes along Oakman Boulevard and other scenic thoroughfares. POLICY 304-6: Near Northwest Recreation System Assign the City-owned parking lot on Bishop Playfield to the Recreation Department for use as part of the recreation facility. Expand and improve Salsinger Playground. Increase security and improve senior and handicapped accessibility at Northwestern Recreation Center. 3/90 III-62 �MACKENZIE --- ··--I.AND~ RL-io,-oy-...ai RLM- ,_._ - < Y - . - i RM--,_ ...... . , - - . , . i RH---<Y~ SRC-~-.--.i~ INST-i:n.c1--..,. IND--.i--....i ll:IND-1.1¢t11daraial TAC- Tborou.ghfare --•idaftt.ial-Cc:aaerciel MC- Major - SC--..io-c.ai RLC- ~ -.:i..i GC--.io-c.ai cc--- RL MUR----MP- 11aJcr ,.,. RC- -.-.«1an POS--c_,.,_ 051 • Opan Spae.-Inat..a.tut::a.on• l V• Vacant CEM- ~ *- Playfield 9-83 AA lb..... . IND ;- r- ;.. ! rr •12 RL RL RL 0.0 RL .......,t."~:. ~f tt LJ ClJ ..... 1 lncft • 2000 fl . . , r==L=-=-=r===---, ,. ,---, = .50 U NEAR NORTHWEST SECTOR ae :IND IND ~ RL / :_~ IND MACKENZIE ~, - ,.:.,._~'Y- / l ntl!'n 1a1e x, • r----y IND :::::!.LT ~ .;.. ••a : INST l ----- •--C111:l-11c-•m u •• !..AND RL - io,0mo1oy- RLM- ~.. - < Y _ , - . . , , RM--.. ...... . , - - . . i RH_.,_,_'Y~ SRC- si-d,111 - ~ INST-,-;.-..-i IND--.ill: IND- 1.1¢t - - . . . . i TAC- Tboro.fa.re Alaidantial•CC-.rcia l MC-Nojor- SC-._...iRLC-~GC--- cc---- MURMPRC- ~Jo=rGC AL AL<; Open Space Space-Inatit.!Jtional CEM-.,.,,._,, S• *- ,.!............ --- "LT: AL iIIN~j ,....-.. t IND ! : L Recreat i on OSI - Open :AL :; f : ., ~ : u. - Ma j or Park POS- Pezaanent. r ; :~ • lli-i AL -·~--······· p --·i 9·83 LAL:*: INST AA lb ..... INST 1 inch •2000 ft . -~ LJ ClJ acre• AL RL i 0.0 AL Playfield AL R Ti rl!'man Mackenzie Subsector ••.•••••.••••••• 304-7 .so ,---, 1.0 ,---, . ,. NEAR NORTHWEST SECTOR III-62A �• THE DETROIT MASTER PLAN OF POLICIES NEAR NORTHWEST SECTOR , MACKENZIE SUBSECTOR BOUNDARIES AND FEATURES The Mackenzie Subsector is generally bounded by Tireman Avenue on the south; the Conrail (formerly Penn Central) railroad tracks on the west and north;- and, the Detroit Terminal Railroad and Jeffries Freeway (in part) along the east. The Subsector is named after the high scho~ which serves the area. With the exception of the industrial corridors along the rail lines and the commercial frontage along the major streets, the entire area is residential. The industrial uses surround the area on its west, north, and east edges. Major features and landmarks in Mackenzie include the Grand River-Oakman shopping center and Oakman Boulevard, which cuts through the Subsector. The Jeffries Freeway is north of Grand River and south of the Lyndon Avenue/Conrail industrial corridor, but pedestrian and vehicular bridges provide for access and interchange between the areas. SUMMARY OF PLANNING ISSUES, MACKENZIE SUBSECTOR This Subsector is in relatively fair to good condition but in need of corrective conservation measures, especially north of West Chicago, to prevent future problems. The variety of housing types reflects the different development periods. The older housing stock is now approaching 70 years in age and is most in need of concentrated maintenance. As in many other areas, there is an excess of land along thoroughfare frontages zoned for general commercial use which should modified to reflect existing and desired local commercial and residential uses, and to provide better protection of residential areas from abrasive commercial uses. Viable commercial uses in this area are ones that provide convenience shopping for adjacent neighborhoods. These uses are now scattered and would better serve the area and provide mutual reinforcement if they could be clustered at strategic points such as major street intersections. The major shopping node at Grand River and Oakman needs revitalization, particularly by redevelopment of the former Sears' site. Most smaller industrial operations in the area appear viable and should continue to provide a long-term employment and tax base. Many of these are blighting influences on adjacent 3/90 III-63 �• THE DETROIT MASTER PLAN OF POLICIES NEAR NORTHWEST SECTOR , residential areas, however, and should be better maintained and buffered from nearby housing. Larger industrial holdings that are now vacant are blighting influences and should be actively promoted for reuse. MACKENZIE SUBSECTOR GOALS This Subsector is one of the City's older residential areas, and signs of dge are apparent. There is a need for improved maintenance and some rehabilitation. With a good spirit of cooperative effort and the implementation of these policies, however, this can become an increasingly desirable residential community with attractive, convenient shopping areas and proximity to a wide range of employment opportunities. Policy 304-7: Mackenzie Subsector Policies No major changes in land use are recommended for the Mackenzie Subsector. Active conservation of homes, support of local businesses, and improvements for certain commercial street frontages and fringe industrial areas will help insure that Mackenzie will remain a viable and livable community. The basic housing strategy should start with the fact that the single- and multiple-housing is still predominantly owneroccupied and in generally good condition. Monitor existing multiple housing stock and provide appropriate measures to prevent deterioration. Provide new multiple housing for adult and senior citizens, especially along West Chicago and Joy or in other locations close to shopping, community facilities, and bus routes. Provide proper protection of residential areas from land use conflicts by rerouting truck traffic away from residential streets, providing a higher degree of visual and physical separation and buffering between residential and abrasive nonresidential uses, controlling or removing nonconforming uses and concentrating commercial and industrial development on under-utilized sites, providing the necessary site design controls to insure adequate on-site parking and landscaping and/or other buffering from residential areas. Provide housing conservation programs in older areas where signs of neglect are appearing. In those areas where vacancies indicate a surplus of general commercial land, provide for less intense business use or thoroughfare-oriented residential uses. Seek a developer to build new commercial of mixed-use facility on the former Sears' site at Grand River and Oakman. 3/90 III-64 �• l • RUSSELL waaaa -- a>c:laTING LAND uaa RL-s.-~---.& ALM· ~ ~., ~ RM- - - - - . e r ~ RH-.,.--.q,........_ SRC--..-INST--..--.. INO---... U:INO-u.--. TRC-~,..,. ~1a.1~1 MC---... sc-- RLC-_,.__ GC-~~ ce--- MUA-..._.u.~ MP..MJU ·-· RC•lacNHlOII POS-,._to,,aa...,_ OSl•~n V• S~c•·ln • t.Lt\.lt.1.ClfMll Y.ac&."'lt CEM---, *· Playtield 9/83 AA LJ cu 1 IMfl • 2000 ft . l1=nor1t1 o.o .st Id- , .• c::=.,r::::::1::::::::r==-, - NEAR NORTHWEST SECTOR __ RUSSELL WDDDS • ., __::111011 __,c, P.AND utl AL-,_..,...,.~ ALM-~.. . . , . . . , . ~ AM--... - . , . - AH- 111-. ..,...,. - - . . i SAC- llpocal. ~~ INST--.t>&im&l lND--.i-.m.ai ll:IND-u•-.m.ai MC-11rJcra:-d.al SC- ._,_.i ALC-~o:-cl.a! GC--.i"-="l cc--~ MUA--u..~ MP- JlaJor Park RC- Jtacreauon POS- N...,,.,.. _,, · OSI• Open Spac••Innitution•l V- Vacant CEM-c....ry *- Playtield 9/83 AA 1 lftCfl • 2000 ft. ll:"ort" 0 o.o ... ,--, n cu ..---, .• ..... NEAR NORTHWEST SECTOR Russell Woods Subsector ••••••••••• 304-8 III-64A �• THE DETROIT MASTER PLAN OF POLICJES NEAR NORTHWEST SECTOR , ROSSELL WOODS BOUNDARIES AND FEATURES The Russell Woods Subsector, primarily a residential area, is bounded by Dexter Avenue on the east, Joy Road on the south, the Jeffries Freeway on the west, and the Detroit Terminal Railroad - now Conrail - on the north. The area is divided by Livernois Avenue, a major north/south thoroughfare. The small amount of industry in the Subsector is located along the Detroit Terminal Railroad. The median household income for the Russell Woods Subsector is somewhat lower than the Near Northwest Sector median and considerably lower than the City median. The housing stock is aging - nearly two-thirds of it was built during the sixyear period between 1922 and 1927. The predominant housing type in this Subsector is the small multiple structure: two flats, four flats, and larger apartment buildings. Less than one-third of the housing is in single-family detached units. SUMMARY OF PLANNING ISSUES, RUSSELL WOODS SUBSECTOR The area between Livernois and Dexter, south of Cortland to Joy Road, is an area that exhibits a generally low level of maintenance. Vacant structures, abandonment, and subsequent demolition are the major problems in this area. Some of the hardest hit blocks in this area are half vacant land, and as the number and size of vacant lots and the number of vacant structures increases, property values decrease and the likelihood of further abandonments increases. There is some good housing in this area, and there are blocks with virtually no vacancies, especially in the area near Nardin Park. Virtually all of the abandonment in this area has occurred in the last 15 years. Solutions to the problem will be particularly difficult in this small area because of the low income of the residents. The Russell Woods Subsector has a problem with traffic congestion on some streets. Many areas lack off-street parking. Many streets are narrow and cannot adequately carry the amount of traffic that flows through the area. This is especially true of streets such as Elmhurst, Boston Boulevard, and West Chicago. Access to Schoolcraft (which terminates at Ewald Circle) creates heavy traffic on Ewald Circle and Oakman Boulevard. Both of these streets are primarily residential and should not carry high volumes of traffic. Ewald Circle is often used as a short-cut to the Jeffries Freeway. 3/90 III-65 �• THE DETROIT MASTER PLAN OF POLIC,_IES NEAR NORTHWEST SECTOR • Almost all of the major streets in the Russell Woods Subsector were developed for general commercial uses, with Grand River, Livernois, and Dexter being the major eommercial strips. Portions of this commercial frontage are no longer commercially viable and vacant buildings and vacant land are commonplace along some of these streets. It is apparent that the area no longer supports the amount and type of commercial activity that it previously supported; this condition is common in other parts of the City as well. RUSSELL WOODS SUBSECTOR GOALS The Russell Woods Subsector has many positive features to build upon, i.e., the Russell Woods subdivision, the sound stable community between Livernois and the Jeffries Freeway, including Oakman Boulevard and Ewald Circle, and certain potentials for growth and stability along Grand River, Livernois, and Dexter. These features should be reinforced and should be used as anchors in efforts to maintain and rebuild those portions of the Subsector that need development or major rehabilitation. The Russell Woods Subsector requires no major land use changes. The problems here are difficult in places, but with a coordinated effort on the part of the City, the community, and the local businesses, many improvements can be made. The land that is accruing through the demolition of obsolete structures offers an opportunity for ultimate redevelopment into a renewed well-planned residential community. Policy 304-8: Russell Woods Subsector Policies Provide an appropriate array of programs to check abandonment and to create opportunities for new housing. In severely deteriorated areas, consolidate land for redevelopment, rehabilitate existing structures, and create development incentives for the private sector. Where indicated, redevelop portions of commercial strips to non-commercial uses. Encourage local commercial, multi-family residential and institutional uses, rather than general commercial uses along these strips. Encourage existing industrial uses along the Detroit Terminal Railroad to remain and expand, where feasible, within the existing industrial area. Provide improved buffering between industry and abutting residential areas north of Ewald Circle. 3/90 III-66 �• DURFl!E ( =-r . _, -= ====--===/ --~ - - ·r IND ,. .................... - I F RLM ,- IND ,..:.:.. 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NEAR NORTHWEST SECTOR Durfee Subsector .•.•••••••••.••••.• 304-9 III-66A �THE DETROIT MASTER PLAN OF POLICJES NEAR NORTHWEST SECTOR , DURFEE SOBSECTOR BOUNDARIES AND FEATURES The Durfee Subsector is bounded by the Conrail line, formerly the Detroit Terminal Railroad, just north of Oakman Boulevard, the western Highland Park boundary, and the Lodge Freeway, Clairmount, Joy Road, and Dexter. The Subsector is residential. Major institutional features in the Durfee Subsector include the Detroi~ Public School campus of Central High, Roosevelt Elementary, and Durfee Middle School, the Sacred Heart Seminary on Chicago Boulevard, and Metropolitan Hospital. An industrial corridor borders the northern edge of the Subsector and contains several businesses whose products or services are well-known to Detroit residents, such as the Hostess Cake Bakery and Focus Hope. The population demographic characteristics are similar to City averages and to the neighboring Russell Woods Subsector. Housing is predominately in small multiples but one-third is in apartment buildings of 9 or more units. Only about one in five housing units are single-family. There was a 19% decrease in housing stock between 1970 and 1980, mostly in multi-family dwelling units, and a 29% decrease in population. Income levels are lower than the City-wide and Sector-wide medians. SUMMARY OF PLANNING ISSUES, DURFEE SUBSECTOR Broken porches are relatively frequent among the brick homes in the Subsector and these are by far the predominant structure type. The need for exterior paint and trim is evident for many structures throughout the Subsector and garages are almost universally dilapidated in the Subsector, except for those located in either the Boston-Edison or Oakman Boulevard districts. It is apparent that much of Durfee I s housing stock is of an age and condition that, although still better than much of the rest of the City's older stock because it is predominantly brick, is nearing a point where significant reinvestment will be necessary to halt decay and further loss of units. Many of the apartments in the Subsector, particularly along Chicago and Woodrow Wilson, are in serious trouble due to a complex of factors and further demolitions are possible. Stable apartment housing does exist north of Davison along Dexter, along sections of LaSalle, and east of Central High 0 3/90 III-67 �• THE DETROIT MASTER PLAN OF POLICIES -.NEAR NORTHWEST SECTOR • School. This area also includes a large number of threefamily flats, located along narrow streets; auto parking and storage is a problem. Perhaps the poorest housing wit.hin Durfee is the small area east of the Lodge Freeway east to the Highland Park boundary. Although there are a few attractive units of frame housing there, many of the uni ts are barely standard and numerous units are abandoned. The industrial area north of Oakman Boulevard should remain industrial and, with proper buffering, the industrial area south of Oakman could be expanded, if required. The industrial area between Linwood and Dexter near Dor is should remain industrial with possible minor expansion on the north side of Doris. Buffering along Doris should be improved to protect the adjoining residential from industrial noise and traffic. DURFEE SUBSECTOR GOALS In this area of predominately multi-family housing units, some of the problems stem from the relatively low demand for apartments versus single-family homes. With the trends toward smaller household sizes, however, and as ultimate resurgence of the City as a desirable place to live, the resulting market forces should stimulate a revitalization of this area. The following policies are designed to promote and facilitate this revitalization. POLICY 304-9: Durfee Subsector Policies No major land use changes are recommended for the Durfee Subsector. However, a comprehensive housing rehabilitation and neighborhood reinvestment program is needed in much of the area, giving particular attention to the unique needs of senior citizens and female heads of households. Make every effort to develop a market for apartment housing in this area and rehabilitate as many existing apartment buildings as is feasible, especially along Boston, Chicago, and Rochester between Dexter and Linwood, and provide infill development in the form of new residential and convenience shopping uses. If it is determined that rehabilitation and repopulation is not feasible, remove the vacant, abandoned structures as soon as practicable. 3/90 III-68 -I �THE DETROIT MASTER PIJ\N OF POLICIES NEAR NORTHWEST SECTOR . In highly dense areas, sell vacant lots to adjoining property owners for off-street parking or yard space. Consider imaginative reuses for larger lots created by apartment building demolition. Promote new apartment housing for the former ~rittendon Hospital site-and the area near the Detroit Repertory Theater on Woodrow Wilson. Encourage use of Federal tax credits for rehabilitation of architecturally significant apartment buildings. Encourage facade improvements, better maintenance, removal of abandoned structures, and more residential uses in the healthy commercial areas along Rosa Parks and Linwood. Encourage general commercial uses along Davison and Livernois. Within the existing industrial area, support existing industries and encourage reuse of vacant facilities and more intensive use of land, buffering adjacent housing areas. Near the City boundary, coordinate planning with Highland Park. Find new uses for vacant facilities created by institutional closings. Provide additional playgrounds and playlots where demand indicates. 3/90 III-69 �J 0Y GC RM = --, _,...-. I -, 1 :- q ~ R M RM RM ·"'I·v:Gc ;-- .----. .· 10/83 MC- 1111cr ~ SC- spoci&l 0:a1mc&1 RLC- ~ 0:Darci&l GC--.i.~ CC·-a-:d&l MUR-111..i-~ MP... Najar Park ROSA PARKS -- ISXISTINlll&.ANDi.aa RL - ,-..,..,:y-.;-..i RLM•--,:y_,-....., RC- 1 UICfil : - 0 ._::nat.ion POS· ,.......,., Open • .,..,. OSf-apen Spac•- I nsutut.ion& ! RM-_,__.,. ~ RH•--,:y~ SRC- 1poc1&1 - - . . . i ~ INST. i.u-......i 2000ft 0.0 50 V• Vacant CEM·c:.o.-y IND•.......ilmUa:!Al *- LJ:IND-u.q1,<lDl!uftz1&1 ··- l'fttl,e NEAR NORTHWEST SECTOR Play1'.ield JO Y . R: . !RM Rl.C I RM RM ,----· RM :- RM 0 0 0 RLM 3: ! d L.~.~f § ! E UCLI D ;I ';: <_ Ap::iMO \J NT M~ RM RM 1.0 i==r==='~ "' = :! 9/83 TRC- ROSA PARKS -- u•• •--cw-:11--:1 I.Allm RL-i.....,..,:y~ RLM- , - , . --,.,,,. ~ RM--.. - " ' ~ RH-81¢..,..,:y~ SRC- - - . i - - . . i ~ INST-1oat.1-1ooa1 IND•-iinoUtti&l LJ: IND- lJ.qb< - - = . a i Thorouqhfar• HaddentialC~ r c h .l MC-1111cr~ SC- si-,iAi"-<:i&.1 RLC-~~ GC--,.~ CC--a-rci.i MUR---~ MP- flla j or Park RC- Recreation POS- P e ~ t OSI- Ope.n *- l. 0 0.0 Open Space 50 Space-tnat i tut i ona l Playf'ield CEM·c:.o.-y Rosa Parks Subsector ••.••••.•••••.• 304-10 ·- 1.C, Mt .. i==r==='c:::..::Jc::=-J NEAR NORTHWEST SECTOR III-69A �• THE DETROIT MASTER PLAN OF POLICIES NEAR NORTHWEST SECTOR ROSA PARKS SUBSECTOR BOUNDARIES AND FEATURES The Rosa Parks Subsector is bounded by the Ford Freeway (I-94) on the south, the Jeffries Freeway (I-96) on the west, Clairmount Avenue and Joy Road-on the north, and the Lodge Freeway ( US-10) on the east. The area is predominantly residential, along with schools (such as Northwestern High School), churches, and commercial facilities serving the immediate neighborhood. Henry Ford Hospital is a facility of region-wide importance. There is also a small industrial corridor at the Subsector's southeastern corner. The Rosa Parks Subsector has led redevelopment and rebuilding in Detroit with hundreds of new housing uni ts occupied in Research Park, Virginia Park, near Henry Ford Hospital and along the Grand Boulevard. Because of these urban renewal areas and the fact that most of the other housing in this Subsector is the oldest, and poorest, in the Sector, the Rosa Parks Subsector has three distinct types of residential areas: new family housing, senior housing, and the older housing which existed before urban renewal and which is typical of older housing in the other subsectors, i.e., mostly small multiples with some larger apartment buildings and single-family homes. Population has decreased steadily since 1950 due to urban renewal as well as general attrition and abandonment. SUMMARY OF PLANNING ISSUES, ROSA PARKS SUBSECTOR Much of the area south of West Grand Boulevard is in disrepair and some of the neighborhoods near Grand River Avenue have been affected. Most of the buildings along Heritage Place ( formerly Dumbarton) have been torn down. Changing market conditions and increased operating costs have resulted in a very significant shrinkage of the large multiple-housing buildings in the Near Northwest Sector. The families that once occupied these buildings (small, or lower income Black households) have settled into flats or taken apartments in the outer portions of the City. An aging housing stock and a population affected by continuing high levels of poverty and unemployment are an inauspicious mix. Simply stated, a household which cannot pay its mortgage or its heating bills is not going to be able to invest in a new roof or a new furnace. Over the coming years, maintenance levels in the still solid neighborhoods must be closely 3/90 III-70 �• r THE DETROIT MASTER PLAN OF POLI~JES NEAR NORTHWEST SECTOR . watched, especially the large multiples and the frame housing. Joy and Linwood are severely distressed as commercial streets. Industrial development in Rosa Parks is confined to the area along or near the Grand Trunk Railroad and Conrail tracks at the southeastern corner of the Subsector. There is a large amount of vacant land that is zoned for manufacturing which could accommodate many new jobs. The Rosa Parks Subsector, as in the case of the remainder of the Sector, is deficient in recreation space. Ways must be found to preserve and enhance the basically solid (and, in many cases, quite attractive) neighborhoods in the Subsector. Much of the Subsector 's housing was, when new, among the most exclusive in the City and even now remains among the most attractive of the City's low- and moderateincome communities. Portions of the residential area to the south of West Grand Boulevard are in need of many improvements. This is the oldest, and probably the most debilitated housing in the Near Northwest Sector. With excellent access to the New Center area and to Henry Ford Hospital, this community could be seen as a choice location, but the consolidation of vacant land and the development of new housing is needed here, along with the rehabilitation of the more viable blocks. The Virginia Park Urban Renewal project area is located in a community of well-constructed, viable housing which had suffered from the effects of the 1967 civil disturbances. Since then, the depopulation of large apartments and the effects of continuing high unemployment have been further negative factors. Continued implementation of infill housing and housing rehabilitation and completion of the major housing projects are needed. Historic designation may be helpful in many portions of Rosa Parks where development has reached and generally passed 50 years of age. LaSalle Gardens, the Dexter Boulevard frontage, and other areas may qualify. If the formal procedures of historic designation are not deemed appropriate, it is nonetheless important for the City to recognize the valuable nature of these residential settings. The conditions along Grand River Avenue and other commercial streets such as Joy Road are an extremely negative factor and give a very poor impression of a community where the housing 3/90 III-71 �• THE DETROIT MASTER PLAN OF POLI~IES NEAR NORTHWEST SECTOR is by no means in bad condition. Residential and local commercial development should be encouraged and abrasive general commercial land use discouraged. Also, traffic controls and signage on Grand River are a holdover from its days as a major arterial (i.e.~ before the Jeffries Freeway was opened) and perhaps should be reviewed. The site of Olympia Stadium (now closed) should be examined for possible reuse, when it becomes available. Also, vacant land on Heritage Place (formerly Dumbarton) should be developed. ROSA PARKS SUBSECTOR GOALS This Subsector is one of the oldest areas of the City and has many problems. It is, however, well-located in terms of access to many important centers and many of the remaining structures are interesting and attractive architecturally. Because of its location and character, this area should be a good candidate for "recycling" by the private sector once the right conditions are in place. The following policies are designed to address immediate problems as well as help begin the process of renewal. POLICY 304-10: Rosa Parks Subsector Policies Concentrate efforts to rebuild this Subsector south of West Grand Boulevard. in the area Change West Grand Boulevard east of 14th Street from general business uses to high density residential use, or some other appropriate land use type. Encourage medium-density residential development on the vacant land on Heritage Place (formerly Dumbarton). South of West Grand Boulevard, consolidate vacant land and develop new housing; rehabilitate viable housing. In the Virginia Park urban renewal project area, complete major housing projects, especially rehabilitation and infill housing. Change the Grand River and Joy Road local commercial areas to a residential use. 3/90 III-72 �• THE DETROIT MASTER PLAN OF POLICIES NEAR NORTHWEST SECTOR Consider historic significance of LaSalle Park and vicinity, the Dexter Boulevard frontage, and other qualified areas. 3/90 III-73 �• THE DETROIT MASTER PLAN OF POLIC,J:ES NORTH SECTOR ARTICLE 305 NORTH SECTOR NORTH SECTOR LOCATION AND EXTENT The North Sector of Detroit is bounded by Woodward on the west, Eight Mile Road on the north, Mt. Elliott on the east, and on the south by the cities of Hamtramck and Highland Park, and the Grand Trunk Western Railroad lines. In addition to the cities of Hamtramck and Highland Park, the North Sector borders the cities of Ferndale, Hazel Park, and Warren. Alt~gether, the North Sector is approximately 10.5 square miles, or 7.5 percent of the total land area of the City of Detroit. In terms of income, employment, age distribution and household composition, the North Sector is very similar to the City as a whole. However, it has the largest proportion of foreignborn residents of all of the Detroit planning sectors. NORTH SECTOR PLANNING ISSUES AND FUTURE POTENTIALS The elements most greatly affecting the future of the North Sector are its industrial facilities, its neighborhood systems, and -- directly tied to neighborhoods -- its housing stock. The Sector's greatest potential lies in the maximization of these three resources. Industrial areas of the North Sector appear to have excellent potential for continued employment opportunities, for expansion of select areas, and for continued support of the economic base of the City, given the Sector's attributes of location. Central to the future of the North Sector is its neighborhood systems. The North Sector has many healthy neighborhoods on which to expand; it has just as many neighborhoods with the potential to become just as healthy as any of the best neighborhoods of the Detroit metropolitan area. The North Sector is a major trucking center, second in importance only to the Southwest Sector (among Detroit's 11 planning sectors). 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JP', .. ft."1'5l:~ ..:- Y. .......... •• • .... .. ;~'f •• 'J' .;r•,.• • ,. ~;·........ •~•\ .~ ;;··:t-•,/ :_.i .. ~.. .. . !'.. ',.· ., .., .- •. ,.. A2 • 1• •• "'""""---' •• .,• -~ e 4 • •• ~ - • Ill / .. .r : : : • • ~ ': l j . .. NORTH SECTOR �• THE ~OIT MASTER PLAN OF POLIC,J:ES NORTH SECTOR through traffic. The Sector is not heavily industrialized; there are very few active rail sidings here, and no rail classification yards (areas used for switching and freight trains linking up) or terminals remaining active. The construction of the planned Light Rail Transit (LRT) system along Woodward will have an important impact on the North Sector. The regional transportation plan calls for the development of a LRT system in the Woodward Corridor from downtown Detroit to the northern suburbs. POLICY 305-1: North Sector Land Use. the economic development potential for the near future at the State Exposition and Fairgrounds, major intersections along Woodward Avenue, and industrial areas. Develop intense residential-commercial uses at major intersections along Woodward related to future light rail transit station development. Maximize POLICY 305-2: North Sector Residential Development Encourage the continuation of low-density single-family areas while encouraging the development of moderate-density housing along under-utilized major and secondary thoroughfares and the development of high-density housing near future light rail transit stops. POLICY 305-3: North Sector - Commercial Development Consolidate commercial strips and incorporate medium-high density residential uses. For most commercial strips, lower intensity of use from General Business to Local Business or to a residential zone. Establish appropriate commercial uses along Woodward, Eight Mile Road, and the Chrysler Freeway entry points to take advantage of heavy automobile traffic. Improve both the appearance and function of the commercial areas. POLICY 305-4: North Sector - Transportation System Develop the Woodward Avenue light rail transit system. POLICY 305-5: North Sector - Recreation System Build a new indoor/outdoor community recreation facility west of Ryan. 3/90 III-75 �• STATE EXl - • RC - sp,ec.1.al Reudential-Ccamerc:ial INaT - ?119titu,tional IND - C.neral Indu.at.n.al LT. IND - Light Induatrial Cll i ... :uw,•• }. •._ CC .. Ccap..r1. • on Cc:amarc1.al MUA .. Mixed UM Re • ident.ial 0 Open Space POSIT - Port C M - CetN1:ery i ·\ .... ...... .. •.... • - c••-••••-~~••--•••••••••1• • - - - ~ ;.~--~-;.;.· ; _~.; , . •••• • =· IND *- : '':8-•· \ - Oiatr1.buei0n Ind.u • t.rl.&l 8C - Special CC-rcial RLC • R.e • identJ.al/t.oc:al ~ r c i a l OC - General Coaaarc:ial ....: ... IIILM •T MC - Major C~rcial -i.l. ...\ a RLM - Low-Mec:Uum Dim. • ity Re • idencial RM - Medium D•n • icy Rea:Mlencial AH - High o.n..1.ty Reeidential ···.•. - caaNaAAL LANO U • AL - Low Density R•ai.denti.al ............ i.• o,r.:· • TINCil FAIR i.' : , t ••• ,11..M :: :i:~ \\_ u~: I w :~ .! .j--.::-M- =--=--~ \.. \ : ... : =-.=.= '1 ••• :: 1 UICh I ..,._, •.A• :: .... -=_ IND :: .. Pb.ytield :.,-·-.....;~ ·.,____; L ..........·-····.:;:.;~?t \ me - 2000ft . - ~v,. ~ c::= '-=--I, 0 0.0 ,-----, = .25 .50 75 1.0 "'''- NORTH SECTOR STATE R RM - Jl'lediua Den• ity Re • ll,CW:nt.1.al RH - Ri9h O.ndty Reu.d.eneial ,.._____,____""'__ C • AC - ~ Inatitutional IND - O.naral Induatru.l LT. IND - t.iqht Inctu • crial 0111T - Diatribuu.on Indu•ui.al ~ -- I L ' MC - Major ca..rcial ft -~··-················: ---~ ,.... : •••••••••--••••••- : : .•• . ..... \ IND :- ~-•••\ i y•e..c ... : : •M Open sea~ - Caiatary *- Playfield - - Proposed Transit Station 1 s . . A.poandix for axplui.ation of cateqori•• ,l. ,\.. -~.. c-- \ .. •._ J..' :\~.;. : ! ... o• C \\ \ · .~ : -· .r;. ••••••p •• \ spee1.al c~rc1.al Re • ident.ial/ Loc:al COlllaarcial Genaral c onni.rc1.al PORT- - Port : :: •~ - Compa.r1. • on Commarcial MUR - Mixed Uaa R&a1.dent1.al : I• \\.. •••••••••••••~~ "M •• : SC RLC GC CC -- ! ·- cac~ : •• : ~~~9t· ~~ : :*::\ AL Special R• • id-,.U.al-C~rcial IN.,.. - \ \ __ ··· cac u•• RL - t.ov O.n • ity Ra • idanti&l ..~. \\. c.> • CCMMaNaaa ~UTUR • caaN • RAL LANO RLM - t.ow-f(ediua oen • ity Re • id•neial JaA.llltaRCIUNIDa - - •- - FAIR ALM - ~ 111 .,, 1 ,ncPI ••,:.i 1 2000N. \........J l:.............l~S~?-i -.... ~ .,,. ~~ me 0.0 .25 50 7$ .. 1.0 c_:::::r==c::::::f==' ...,...., NORTH SECTOR State Fair Subsector •••••••••...•.• 305-6 III-75A '"' . �• THE DETROIT MASTER PLAN OF POLI~IES NORTH SECTOR STATE FAIR SOBSECTOR BOUNDARIES AND F-EATURES A largely residential area bounded by East Eight Mile, Grand Trunk Western Railroad, Highland Park city boundary, and Woodward Avenue. A major land use of this unit is the Michigan Exposition and Fairgrounds. SUMMARY OF PLANNING ISSUES, STATE FAIR SOBSECTOR In general, the overall condition of State Fair's housing areas is fair to good. As in many other areas of the City, however, there is a need for a full range of measures to halt deterioration, including the clearance of obsolete structures, encouragement of reinvestment, disposal of vacant lots, and rehabilitation of the housing stock. The potential of a future Woodward Avenue transit corridor is particularly important to this subsector and could stimulate a great deal of new development, especially in conjunction with possible new uses of the State Fairgrounds, such as for a year-round regional conference center. There is much healthy commercial development in this area but, as in many other areas, there appears to be an over-abundance of commercially zoned land, and there is a lack of organization : convenience and general commercial as well as light industrial uses are mixed together in no apparent order. Industrial areas are basically viable, but there are problems relating to land-use conflicts between industrial and residential areas. In some cases, expansion of industry into obsolete residential areas is appropriate; in others, better buffering between the two uses is necessary. There is a need for more and better recreation facilities in the area. Finally, the concentration of Arab-Chaldeans in the Seven Mile-John R area affords an opportunity for a special ethnic village type of development, similar to that in Greektown. The Seven Mile commercial frontage already has a very strong ethnic character and could be developed further with the interest and involvement of the local business community. Of special note is the area east of John R which, based on the level of complaints, suffers from several environmental problems often linked to quality of health. 3/90 III-76 �IP THE DETROIT MASTER PLAN OF POLICIES NORTH SECTOR STATE FAIR SUBSECTOR GOALS This area has great potential. The State Fairgrounds should become an increasingly important regional center on a yearround basis, bringing a major influx of cultural and economic activity into the area. The neighborhood housing, with proper care and attention, should become more desirable as improvements are made and new economic activity materializes. The commercial areas, once they become better organized and upgraded, can provide convenience shopping as well as general commercial services of a more regional nature. Finally, as the success of Greektown and other ethnic enclaves has demonstrated, there is vast potential for a thriving ethnic community here which can bring new vitality to the entire subsector. POLICY 305-6: State Fair Subsector Policies. Implement a variety of housing strategies throughout the area including spot demolition and the offering of vacant lots to adjacent homeowners as well as the full range of rehabilitation measures. Work with community groups to clean up and maintain vacant lots until an appropriate permanent use is determined. Encourage private reinvestment programs similar to Neighborhood Housing Services and decreased mortgage interest programs in the area bounded by Woodward, Seven Mile, John R, and McNichols. In the area east of John R, concentrate spot demolition of vacant structures along with a vacant lot cleanup campaign; encourage new housing construction in this area while also considering potential land acquisition for a neighborhood-oriented park. Encourage the implementation of both the light rail and the Michigan State Exposition and Fairground Master Plan. In conjunction with these plans, encourage intense mixed use development near proposed transit stations. Implement programs to provide better organization and esthetic improvements on commercial strips so that convenience shopping is clustered into mutually reinforcing nodes and general commercial and light industrial uses are not in conflict with neighborhood-oriented activities. Encourage the continuation and, where feasible, the expansion of the industrial uses within the State Fair subsector. Insure that new industry is environmentally compatible with surrounding development, and provide better physical 3/90 III-77 �• THE DETROIT MA~ PLAN OF POLICIES NORTH SECTOR definition between industrial and residential areas. Where • residential uses are adjacent to industrial uses, encourage the development of landscape-screens and/or other appropriate buffering. Encourage industrial expansion _in blocks which are clearly dominated by vacant and unkempt lots, vacant and dilapidated structures, and where industrial encroachment is already apparent. To ease this transition, first encourage and assist the few remaining families to move into better housing within this same subsector, employing an area vacant housing "rehabilitation and occupancy" program. Prior to such action, obtain a firm commitment from the private sector for industrial expansion. Increase nearby neighborhood playground space for children. Consider expansion of existing school playground sites and encouragement of access to part of the State Fairgrounds for neighborhood use. Encourage the development of a bicycle route via Outer Drive East and West, State Fair, Palmer Park, and West Seven Mile. - Work with the Chaldean community to explore the potential of development of a strengthened and more "tourist" oriented ethnic district along the Seven Mile commercial frontage. 3/90 III-78 �• NOLAN l!Xl • • ; .. .r····· QC ·\.~::~:--!:::' ac? • •• •••••• • ALM \ ,..._ RH - HJ.qh Oena1.t.y R•a1.dent..J.&l • RC - Special Rea1.dane1.al-Coaaerc:1.al INIIT - In • ti.tution&l INO - General Induai:.rial LT. INCi - Light. Induatri.al CIC .: ::TI· .. :j .: '•!·· \•-1: . . ,.. ~ IN : \ V - ;. •LM ;i \,: ·,. ·= : : >: : ... ~ •T : -: : ~! ! CIIIT - OutriDUtion Induau1.al . •• MC - Major caaa.rc:ial ... AL : .: \ IIC - Spacial ec:a-rcial RLC - Reaideneial/Local c:cas.rcial .. \ CIC - Gen•ral Comnerci.al CC - C0111p&ruon c~rcial ··. . MUR - Mixed U•• Re • idantial ep.n Space PORT - Port C M - cemeury Play tield ···········--········-················ ~~•••••••••••••••-'ISi. •• -~ •••.,;.......: ~••••4g••••; • • Q N RAL. LANO U • & RM - MediWll Oena1,.ty R•aMS.enei.al '-\\ ·····: . .·.. •.\ . ·-- ...··············t ...............I ········----·····-··· rr: t ............aw..- ..=::: ·\. • TINQ RL - Low oenai.cy •••i.dential RLM - Low-Nedium Cenaity Reeidentu.l a• - ! • *- AL . ·\ 1 •. ., ·.• \_-..... 'le~- \\. Ml,,.£ \".·. -~\.. .I-·· : ·-~----:~ -.::..:: ~---- .-••~:::..t;DallM✓ --•••• ~ \'.;;_» - - • - • • • • • • ••••••·• See ~ t tor explanation of c:ateqori•• I Inch 12000ft. - ING ✓•- DC 0 1.T IND o.o .so .2, .n 1.0 c::::::::r==1:::::::...i'="""' NORTH SECTOR ·4. 04-2 - NOLAN R • ..c ---7 -.t· AL RL - Low oanu.ey Re • idential Low-filed.iu:m Oen • ity Reeidentia.l RLM - RM - !Olediu:m Oen • ity R•• id.ential RM - Riqh Den • icy Re • idanti.al ~... • RC - special Re • idential-co..rcial INST - Inatitutional IN0 - General. Induatrial :---··-·-··-:--····· ,. .·-.s.--=-:.--, .. :t;_l .....,.., . . ."" ....:-.---=-.- : : _ ••• R'si-....... _ •••• Jlt' - LT. IN0 - Liqht Indu • trial ClaT - Distribution Ind:u • trial AL . =~ =: 1N9T . . . . .. .·~ : •-•••••Q•C••••••••:_.. _::::::::--•::=.- ::==~ LT IN D.,.jl,,o~.. 00 • C0MM • N0• 0 "UTUR• Q • N • RAL L.AN0 U •• QC ............n. ......... - .............. } ,, MC - Major Cc:mnarc:1.al IIC - Special C~rcial RLC - Re • idential/LocaJ. Coa.rcial CIC - General Com1111:rc1.al CC - Compariaon Commerci.al MUR - Mixed U•• Re • idential 0 • - Open Sp&c• PORT - Port C M - Cemetery • AL Sae *- Playt'ield ~ t tor explanation of cataqorie • I Inch 12000ft. 0 - 1,,, 1 - c==~~ 0.0 .25 .JO .7S 1.0 c::::::J=:::,C-:::Jr:::::::::::, 4.04-3 Nolan Subsector .••••••••••••••.•..• 305-7 NORTH SECTOR III-78A �• THE DETROIT MASTER PLAN OF POL~_IES NORTH SECTOR NOLAN SOBSECTOR BOUNDARIES AND FEATURES The Nolan -Subsector is a predominantly residential area bounded by Eight Mile, Conant, McNichols, the Chrysler Freeway to Seven Mile, and the Grand Trunk Western Railroad to Eight Mile. This area and its population appear to be relatively stable: poverty levels are about the same here as for the City as a whole. SUMMARY OF PLANNING ISSUES, NOLAN SUBSECTOR In essence, the residential areas of this subsector appear healthy but are not without signs of need for repair: deterioration is evident in the oldest, frame structure areas, but the overwhelming majority of the stock is either sound or clearly rehabilitable. The communities' efforts to upkeep their homes and grounds is evident, yet many of the structures are aged and thus their need for major structural repairs is beginning to outpace the resident's ability to make such repairs along with routine maintenance. The environmental conditions of this subsector are also very good. With rare exception, neighborhoods are clean, wellmaintained, and quiet. Since few obnoxious uses are present in the subsector, very few conflicts between uses exist. With the exception of the area around Jerome and McNichols, infringement of industrial uses into residential areas is nonexistent. There are problems of poor organization and some deterioration of commercial uses. NOLAN SOBSECTOR GOALS This subsector is relatively in good condition now, and with the implementation of the following policies, the area should become an increasingly stable and desirable residential community. POLICY 305-7: Nolan Subsector Policies Implement a full range of housing rehabilitation measures where needed, including rehabilitation of low- and moderateincome housing through community group activities, vacant housing rehabilitation and occupancy, and the encouragement of cooperative private reinvestment. Concentrate these efforts in the older areas such as near the railroad and the 3/90 III-79 �• THE DETROIT MASTER PLAN OF POLiClES NORTH SECTOR freeway, but also utilize all measures to prevent blight in the stronger areas. Reorganize commercial strips: demolish obsolete structures, provide off-street parking, where needed encourage facade improvements and sign control, ~nd establish Seven Mile and Conant as the two primary concentration of local commercial activity, encouraging residential use in~ the other strips (except McNichols). Retain Eight Mile as a general commercial strip. Continue the development of McNichols as a light industrial and business services area. R€solve the recreational inadequacies of this subsector as opportunities arise; expand selected existing recreational facilities when feasible. Acquire land for development of a community-sized playfield and a number of component playfields as opportunity permits. Encourage industrial uses within Nolan to remain, but continue expansion of existing industrial acreage only to the area between Jerome and McNichols. Encourage amenable and ~ntensive industries to locate in this triangle . • 3/90 III-80 �PERSHING • • AAL. •• llXlaTINCI Cl N L.ANCI U RL • Low Den•it:y Re • ic:t.nU&l RLM - Low-Mediua oimi • it.y wte•identi &.1 ia\_ :.J...., .....-::.::~--r:::-:::-:::-::-::-::""'31!"':-:::..,t-=...!-------.,..;:-...-.::--:::,::::::::;r,--~ , :'····; : t~r !_.:t~ *oa i ·r----: ... ~ i : i*oa: i ..-r-. : : .' • ,..,~ ..i.,;,,._,;,•----..:...~ - -...M"!~e!~~-ll!!i~·.·.:t.;;.-= ~ :'-T.l"'"": f :...-...i ' \ ) h r . ,.... 08 RL •• 911L : :~ : t IND ... : •• : : INaT....... : : ~. :: I • •••: INST : F, : . : ,... ~· ! RM - Mediw:a D&nait.y JteaM!entl.&l RH - High Denai.ty Reaident.i&l RC - Special R• aidenti&l-C~rei.al INST - Ina t i tut. i onal IN0 - General tndU11t.rial LT. IN0 - t.ighe Induauial Dl T • Dhtrikn,11:.ion In.dun.rial MC - Maj or ccaaarcial IIC - Spacial C~rc1&l R&..C - Re • W.ntial/t.oca1 CC-reial • • CIC - eaen.ral coamarcial CC - Cc:apariaon c011aarcial MUA - Mixed u.. Rea i da.nt.ial • - 0 Open S~ee POAT - Port: C M - c . . . t•ry • - ···-.:L·'::::.=;· =':.--..-···· •••••../2:!~.---····· ............:"!t:':~•.:. · ~ .....:! -7~::;.: ...:.~~;.~...-. .~.:;~::-:;.;;.~~:;:,~.~-=-=-~ *- Playti•ld "I . . . . IIINaT' • i • '--¼: !- : '"'- INST~ i--:::..c :.:.J =:: . !. !. • • ,- '"'- .rE a ,t_,. 1 tftCf'I I 2000ft . ..... 0 0 .0 25 .50 .75 ,------., 1.0 ,----, NORTH SECTOR • PERSHING • • RIICCIMM NCl CI flUTUA Cl N RAL. 1.ANCI U • • ·······---··;,1_•···: •• ··: -e:. '\ : I==·····* =====:=.········· ------= ~ :-"' IN I I INC LT. INC - a*• ••• - -. AL ,· CJC - General Cc:.aerc.i.al CC - Ccaparuon Caaaercial MUA - Mixed UH Re • idential Ca - Open Space I AL _ -~ -, 8C - Spec.i.al c~rcial RLC - Rea1.dent1.aU t.ocal cc-rci&l ·IND"-i., -4~ : •t r:2 PORT - Port C t-·······---··.:.-,--·-·······-···-·------·· ·-· :,.-w:;-;~ • RLC _. I _.,;. \---•••-l==:i••-'•••••••••• .. ••••••"g••••••••••••• .. •••• IJt.ia'T • 1 i ')(ac '• . .,_ \, AL \ • I : :I: J: .=-~+-; : : : • • t T : .... RM : I •M - Cemetery *- Playtield • •41 : I : i.!'.':~.-.:~ Riqh. oen• iey Reaident.ial Special Raaidential-C~rci&l tnatitutional General tndu.aerial Light tnduaerial ClaT - O.ht.ril::rution Indu• trial MC - Major ccamerc.i.al •! : - I--~-· - -;:::;t•••••...,... - I..ov-Medium oen.aity Aaaidential - Medium Oen • ity Re • W.nt.ial • ___ .,__..., --·r:.~.D •• :=. :-"'! : RL.M RM RH SIIC IN.,. me INST ~ \ • RL. - Low Denait;y Raaidential : : INST •• s- ~ tor explanation ct cat.egori•• Ai 1 IND 1 0 0.0 .25 .50 .75 1.0 ··- c:::::::Jr-------,~ NORTH SECTOR Pershing Subsector •••••••••••.••.•. 305-8 III-BOA ...... �• THE DETROIT MASTER PLAN OF POLICIES NORTH SECTOR PERSHING SUBSECTOR BOUNDARIES AND FEATURES The Pershing Subsector is a predominantly single-family residential area bounded by Eight Mile, Mt. Elliott, Nevada, and Conant. It is quite stable and family-oriented, with income levels well above City averages. SUMMARY OF PLANNING ISSUES, PERSHING SUBSECTOR Although this is a family-oriented community, there is a need to address the general increase in one- and two-person households by providing smaller dwelling units in multi-family structures. The problems of lack of organization and overabundance of commercial strip frontage exist to some extent here, as does the need for a better interface between industry and adjacent residential or local commercial uses. PERSHING SUBSECTOR GOALS The Pershing Subsector is one of the more affluent and desirable neighborhoods in Detroit. The fundamental goal is to preserve and enhance the area as a family-oriented residential community with sound, well-maintained housing, attractive, convenient shopping, and protection from blight, crime, and the effects of land-use conflicts, through the implementation of the following policies. POLICY 305-8: Pershing Subsector Policies Diversify the present housing stock to address the housing needs of the smaller one- and two-person households through the development of apartments and townhouses and other forms of multi-family structures. Encourage a variety of ownership . types, including condominiums and cooperatives. To prevent altering the basic single-family home ownership character of this subsector, to avoid disruption of existing neighborhoods, and to meet the transportation needs of such higher density housing, limit this new multi-unit development to areas along under-utilized major and secondary thoroughfares, especially Nevada, Seven Mi le, and Conant. Provide physical esthetic improvements along these frontages to create desirable environments for multi-family housing. Maintain a consistently high level of quality in housing through code enforcement, structural rehabilitation programs, community organization, and cooperative programs among 3/90 III-81 �• THE DETROIT MASTER PLAN OF POLICIES NORTH SECTOR community and business groups and local financial ' ins ti tut ions. Continue to provide maintenance and needed improvements to the Sojourner Truth project. Concentrate programs specifically designed to encourage rehabilitation and occupancy o~ vacant housing, such as the Nuisance Abatement Program, in the area south of Outer Drive. Remove obsolete commercial structures. Off-street parking means should be investigated and implemented where feasible and encourage facade improvements. Encourage new residential and local commercial on both Conant and Seven Mile. Retain Eight Mile in general commercial uses. Encourage industrial uses within Pershing Subsector to remain. Recognizing present land use activities, structures, lot depth, and accessibility, retain the industrial uses in the Mt. Elliott corridor. Consider reuse of vacant parcels and buildings for high technology, robotics, or similar industries. • Give special consideration to the treatment of industrial land which faces or is adjacent to residential or commercial uses. Encourage such areas to be used as visitor entrance areas, for the executive offices or other administrative functions rather than for the industrial functions. Develop a full-service recreation center including a gym and pool at either Farwell Park or Krainz Park. In addition, promote improvements to Farwell, including permanent bleachers and support buildings. Expand Krainz Park as opportunity permits. Encourage a park-type setting at Farwell Playfield. 3/90 III-82 �• QC-3,;:\••---~•----=~=========--=-=_:__-_-_-_------... ... i i \ • • RL : , """""""••--••-•• . . •• •••-' ·····-:--··· ·= IND : : : . . \f tJ::i..:.::~;r"-''-::'.:f ".J~;J I-.... .. . ,.......... --~---•••••·--··· . ·-·· .•. ..•••..... - ••.,,.Y______ --.·•-•. •... • •••....•· .....~• ···••;-· ~···=·~7.:i .-.........,,-:........ • ·.•. a=-·• i• ..~·.......' ,................ .. ...,.,___..-... . .... ,...::--J ·-·...• ,···-'. . ' -··~ ...... . " .' .' .•\ ·••·' " ·.'·..o,..... ,,.;;;·•.t>:-r . ·.--· ,_ - : ··- .... : _,,}·. .· ..-·. ·. . . . •••• .,.. ~··· •• •• •• , •• ·•.?V, ,/· ·..,.-. :• • ALM ' \ , '- .. 'f.i",N Tl-••:••• \ I •.,···· ......... _ . _ ···~~~. ✓--\ ......• (. '(••••• ;..,~;;}. 00 '. ••......•ND............ :: --.•_:...,ac ' : . I •I • IND • ....-, • ·····-: :- :U: :: 'r.iii:! ;-,. _ *-·~' • ,···--·4 \\:-•.J:;.: . ALM . . ., oc~.··-....-j'fa/j\\ 0 < ·.•;•·· :,~>··· ' \... . _ • {.- , ...... · •: \~ ::°e'Ht!: •: • ' ~····· .d~~--········ \·: ' ,.- ' .,,,-:.,·• - ' ../ :1..>.1 RM ·- ... • ..,.._ ::j .r I. , : I I :···-·-' ' - \\ , ' i .. :>~l 1-----===CP.=V::,=sc=N=======:,r=:LT=>~~<N~O~~-~, .~=:n.~r;olT~;~;.: : : : -·\~;._lf • INC - Liih Induat.=l.&l 01ST _ t Ind.u•t:ia.l Dhtributi MC - ,ta3or C SC _ 1 on Induat:rial lftC" t 2000ft. c:amarcial RLC _ :peeu.l c:aaarcial GC _ e • l.dantl.al/Local General Cc:.mrc:ia.l CC _ c ec-rcial r=d 0 MUR .. M~~ar i aon c::mu:cial OB - Ope UH Reaidenc.u,l 0c::::::J~o .0 25 .1s ~ ,.o ,... .. c__J===:J PORT - Per: Sp•c• 11.,~1., CEM - comoeo:v *- P l ay!.:.e~d NORTH SECTOR • ac , ·-·;-. \.- . ·-··-...... ~:···r··--·-·--·-'. f..............:;;';'.:::::::.~.~.=--·i--·-·; - A:..\ , ·~ ' ' " .. ' ~ ,:::~:'.':""''"J;;c1r"" ..... 1 \"" \.~~.'.~.::~ c• ;; - ,· •• • ..• .._~,•\ IN•----~j;..... • ,....... \ '.. .... l. ., ...:., _....,..-f' ••• 1I .. ', . \ \ .\ _..;.-- •..__....,.,:.w. .. .....................................~-:.,-(:, : 11 ! . '. .,. -... •:· .... •... ·. .. ·. .. . . ..,..-,,,..; ,.. ' ' ' . ,.. . .. ,... . . . ·. '. ····¼ ,... =........ J \ •... _-.•. ,; X ·• •• \\ ·•.i··.~······· . •:,t:.·: ..........::::;---:.-.·. -• • 'I •• •• .'• w. •• •• "j •••-: 'NO--.:.. , ·'-" .,. ... . . , . .. . , . ....... . ., •..,~• \~•• \ \ ' •.<, .~;.----• ••• ,, -••••"•..• '•• ;;.. « ONO • : OM .......... , 0, • ac . , 0, • , •• .• o, • 0, , •• •• •• M • • ' • •--•• -..•• ••• ••••••~•\ ._•• : RM • RL * , ..\ . '~·· ...--:.•·:,;;·<-. " - •• :l... :f • ..··.•··~·:),<;.,/ '•1. Y•..\ -~,\-a;:l d ' ·it# ~,; '=•,:;;........,p ' • ... ·,,.;. p·• <7 ••- •'.:·•\ ••\•\ ·· •\\\ · ~ =· ,_>- ·1.·· .. . . .. . CAVISON OB !' ••• ii,: ;• :.,I 'I ii~' <l .. :r::::::!.i . . . . .. .~J:=:::: .............:,\<••.. -- -~· \.. .. ·••\ ,--- ::::::::::::::::::::::::::::::-=-•-••_••••••' \ •o ··- .......: i' ••.-·• :i' . '.~:':'-k:,--·· ·'.'" \\\\ ..• ··r.. •. •.: -:,:;!!P \~\i~_.••'\\ ......, I • . ''"" l •c~!ili ~>•/ "M \'• \ \ , _ _ _ _ LT ;NO - Ganer!.! • NO _ :..:.:;he. ~ 01ST ~:u::.usc.:-:..i.l 0:. st.:- 1.":::u::..1.on ~ MC - !'i&Jor ,.. ~:-:dust.r:.al SC _ ... cm:::aerc:1a l ~.: 1 t rlCf"t , 2000'1 ALC - Spec:1.al Cc::m:ier GC - aeud•neul, Lo::: ' Ge nera l C C-n,na:rc:1al M CC - Comporuo:'.':"roul UA - !<11.xed Us • Re~•rc1al OS - Open 5 -C.er.t1al ~ORT - ?ort *: CEM pac:e 0 "' oor===l 2~ 50 c:=_f==7 75 ~ 10 ~ ll110fftete, Ce!N!t11r; Play!ield NORTH SECTOR C ,, hc:or+-,-......- �.• THE DETROIT MASTER PLAN QF_ POLI.c.IES NORTH SECTOR DAVISON SUBSECTOR BOUNDARIES AND FEATURES The Davison Subsector is bounded by Hamtramck and Highland Park on the south and west, Mt. Elliott on the east, and on the north by McNichols f rem Conant west, and Nevada from Conant east. Land uses are primarily residential with a significant amount of industrial. This subsector is relatively less affluent than other subsectors in the area with older housing and greater need generally for remedial action. SUMMARY OF PLANNING ISSUES-, DAVISON SUBSECTOR Sixty percent of Davison i s -, - general residential structures (structures of eight or less housing units) are over 55 years old. With close to 90 percent of its stock built over a 20year period, Davison's stock lacks sufficient age diversification to allow phasing of major repairs and replacement for normal attrition. In many of the housing areas, deterioration has already set in to the point of requiring substantial rehabilitation. Because Davison is centrally located in the region and is bounded and traversed by two freeways, two rail lines, and six major thoroughfares, it is well-suited for uses requiring centrality and high accessibility such as distributing and manufacturing. Thus, economic development potential for this subsector largely in industrial intensification and expansion. is The construction of a State prison complex on the site adjacent to the Detroit Terminal rail yard should bolster economic development in the area. Expansion and intensification potential exists for the McNichols-Dequindre area. Its present uses are low intensity (both in labor and capital), and vacant and under-utilized land is present both within the industrial area itself as well as between the Chrysler Freeway and the Highland Park water reservoir. Davison's residential areas, as previously indicated, are in a variety of conditions. Most need rejuvenation either through rehabilitation or reconstruction. Only one area, the area south of Jayne Playfield, does not appear to need public assistance to remain healthy. This area, though, should be watched for signs of deterioration as a large proportion of 3/90 III-83 �• THE DETROIT MASTER PLAN OF POLICIES NORTH SECTOR the structures are 60 years old or older. In addition, many problems may exist without any readily visible indications from the outside. Commercial support service for Davison is considered inadequate. While having substantial commercial acreage zoned, the subsector lacks a local convenience shopping district. While Conant and Seven Mile commercial frontage serve the other subsectors in this capacity, no equivalent strip is located in Davison. Consideration should be given either to downgrading a few contiguous block faces to local commercial, or to the development of a small local convenience shopping district or node. Land use conflicts exist in a number of places. Examples of such places include the area between residential areas and the freeways; between industrial areas; and, possibly, between the reservoir and residential areas. Improvements in recreational facilities are needed, both in terms of additional land and facilities improvements. DAVISON SUBSECTOR GOALS Although the Davison Subsector has some severe problems in terms of deterioration, lack of maintenance and poor land use organization, the future potential for revitalization is good. By reinforcing the strength of the industrial areas and allowing some expansion where needed into certain obsolete residential areas, a solid economic base can be established, providing well-paying jobs for area residents. Increased income, combined with the implementation of the following policies, should insure the future of this community as a desirable neighborhood with sound housing close to places of employment. POLICY 305-9: Davison Subsector Policies Give special consideration to the treatment of industrial land which faces or is adjacent to residential or local commercial uses. Encourage such areas to be used as visitor entrance areas, executive business offices or other administrative functions, rather than for industrial functions. Provide landscape buffer screening where needed. Consider expansion of industrial uses into residential areas where additional industrial land is needed, especially in areas where industrial encroachment is already occurring, where there is already a mix of residential and industrial uses, or where isolated small pockets of housing are surrounded by non3/90 III-84 �• i THE DETROIT MASTER PLAN OF POLLO.ES NORTH SECTOR Insure that there is no truck traffic, residential uses. , odors, noise, dust, unsightly views, or other environmental impacts from such industrial expansion within remaining residential areas. Focus neighborhood cooperatLve reinvestment programs, involving the community and local financial institutions, in the area south of Jayne Playfield. Throughout the Davison Subsector, employ code enforcement programs in conjunction with grant and loan programs. Use spot demolition to remove obsolete structures. Encourage the formation of 40- and 45foot wide lots by selling half-lots to adjacent property owners. In conjunction with this, encourage property owners to build garages and pave side drives to alleviate on-street parking congestion. Provide the Davison Subsector with well-planned convenience shopping through the creation of a smaH convenience shopping district or node. Consolidate general commercial uses toward major intersections, and rezone excess commercial land. Encourage such commercial frontage improvements as provision of off-street parking, better maintenance and landscaping, sign controls, and facade improvements. Provide improved recreation facilities through acquisition of adjacent land, where needed, and through implementation of planned improvements to the Lasky Recreation Center, including barrier-free access and improved maintenance. Insure that the construction of the new prison facility will have no adverse effects on the surrounding community. 3/90 III-85 �• l - - .. -THE D.E':CROIT MASTER PLAN OF POLICIES NORTHEAST SECTOR ARTICLE 306 NORTHEAST SECTOR NORTHEAST SECTOR LOCATION AND EXTENT The Northeast Sector lies north of an area bounded on the south by East McNichols, Conner, Edsel Ford Freeway and Alter Road, with Mt. Elliott forming its western boundary. The north boundary, East Eight Mile Road, also forms the southern boundaries for the suburban communities of Warren and East Detroit. On the east, the Northeast Sector boundaries meet those of Harper Woods and all of the Grosse Pointe communities except Grosse Pointe Shores. Other than the Ford Freeway, which separates the southernmost section from the rest of the Sector, the Sector's notable landmarks are those just outside of it. These are Eastland to its northeast, the City Airport to its southeast, and Chandler Park to its south. There are six subsectors in the Northeast Sector. They are described in the order as follows: Grant, Mt. Olivet, Burbank, Conner, Denby, and Finney. NORTHEAST SECTOR PLANNING ISSUES AND FUTURE POTENTIALS The Northeast Sector is primarily a residential district comprised predominantly of single-family homes built relatively late in Detroit's development. Sixty percent of the homes were built between 1935 ad 1954. There are a few small multiple family uni ts in the area, as well as some industrial uses providing about 6,000 jobs. The large number of church-supported schools is a unique feature of this Sector, in comparison to the rest of the City. The proportion of school-age children attending private or parochial schools amounts to more than twice that of the City as a whole. There is a need to keep in close touch with changes in this public/non-public school relationship and respond to shifting demand for public school facilities, when required. 3/90 III-86 �• Subaectara 1 inch • 3200 ft = 0 ½ ~ NORTHEAST SECTOR Burbank Subsector.... • .••..•. 306-11 Conner Subsector... • • • . ••.••..• 306-12 Denby Subsector...... • ••••.••• 306-13 Finney Subsector •.•...•••..•.•••..• 306-14 Grant Subsector..... . . . . .••.• 306-9 Mt. Olivet Subsector ............•.• 306-10 �•. . . I I ii l;,g ;; .., I :i( I - 81 82 83 8" 86 RT R2 R3 R4 R5 R6 RESTRICTED BUSINESS LOCAL BUSINESSIRESIDDfTIAL SHOPPING DISTRICT GENERAL BUSINESS GENERAL SER/ICES S!NGLE-F AJIILY RESIDENTIAL TWO-F .MIILY RESIDENTIAL LON-DENSITY RESIDENTIAL THOROUGHF.ARE RESIDENT /AL MEDIUM-DENSITY RES/DENTIN. HIGH-DENSITY RESIDENTIAL SDI GENE/tWZED I resident/al. wiffl !fmltl!d Ct)f1VT'edal) REZONING CONCEPT SD2 UM/TED INOOSTRIAL RESTRICTED INDUSTRIAL GENERAL INDUSTRIAL INTENSNE INDUSTRIAL SPECIAL INWSTRIAL TM WI TRMSITIONN. INOOSTRIAL WATERFRONT INOOSTR!AL PR ?.ARKS and RECREATION 4 PUBUC WHARF SPECIAL DEVELDPMENT ICO'llflY!fdal. wit fl 1/mltl!d residential) S04 Ml M2 M3 M4 M5 SPECIAL DEVELDPMENT PD PROPOSED SPECIAL DEVELDPMEJfT RNERFRONT MIX USE PLMNED DEYELDPMENT PC PUBUC CENTER PCA RESTRICTED CENTRAL BUSINESS NORTHEAST SECTOR �• THE DETROIT MASTER .!!LAN OF POLICIES NORTHEAST SECTOR The area is generally in sound condition and requires ongoing ' maintenance, rather than extensive redevelopment. Thus, the major general planning objectives for this Sector are to conserve and reinforce sound development and prevent light from gaining a foothold in any part of the Sector. POLICY 306-1: Northeast Sector General Development Recognize and vigorously promote close cooperation between City agencies and business and community groups as an essential resource in the preservation of housing and neighborhoods. Work closely with local citizen groups to deal with community problems in a speedy and efficient manner. POLICY 306-2: Northeast Sector - Land Use Promote the best utilization of, and adequate control methods for, the thoroughfare frontages. Establish interim open space uses in cleared areas that are not immediately redevelopable. Provide for adequate environmental protection from negative impacts resulting from the operations at Detroit City Airport. POLICY 306-3: Northeast Sector - Residential Development Strengthen sound residential neighborhoods. Encourage the closing of residential alleys. Encourage self-help and provide housing conservation assistance where needed. POLICY 306-4: Northeast Sector - Commercial Development Reinforce healthy strip commercial development by promoting the availability of business improvement and small business loans at standard interest rates and terms, and insurance at reasonable prices. Work closely with local merchants, retailers, business owners, and other respected groups to improve commercial conditions. Phase out obsolete strip commercial frontage development. POLICY 306-5: Northeast Sector - Industrial Development Support existing heal thy industries; allow for industrial expansion as indicated; discourage expansion of abrasive industries; and, provide buffering of adjacent residential areas. 3/90 III-87 �• THE DETROIT MASTER PLAN OF POLICIES POLICY 306-6: NORTHEAST SECTOR Northeast Sector - Transportation System - Improve vehicular circulation. Improve public transportation opportunities. Provide for adequate buffering and protection from negative environmental impacts resulting from the operation and possible expansion of Detroit City Airport. POLICY 306-7: Northeast Sector - Recreation System Provide increased recreational opportunities. POLICY 306-8: Northeast Sector - Institutional System Improve existing facilities for projected increased public school enrollment. 3/90 III-88 �p GRANT • EXIIIT1NCI 1311N RAI. I.AND us • j :~~•••••! .f: IND RL • : : • 1N..r". IND -~~==:~•#.' \ ===;;;;;;~~=::::::==~==~ci·~ :-••0: 1I I . :1'. '1 i, RL. IND -:j- • r 0 ~ii : -i i : 1~~--~·-···,, 11L .:-······ QC 1 l R~... \ : •y..: :IN 1 T I ..... : • • .: ~ _)' : ~ i:=i: i RLM - ~edicm ::we•i="/ R••i;enei.al "':' RM - ~ed.ia Ccr.si:-/ !t•ai.a:::!..al RH - :!!.;~ i:ler..si:-1 baiter.":.:.al RL : :··v·-:···' ....... ' ae • ii!a:le!&l RL - :.CV Ctt.•it-f '' ! !:•••••••-: . . . ._,_.'.'' e li•,I : IND IN • T CC SRC - S~ial R•sii!e::.eial-C=-==a:-i:i&l ... ~~ INST - ::a:!:.""J.eicr.al IND - Ge:i•ral Inc!l:Seia! LT. INC .. ~T-\'!. t:-Au•~i~l :I •• .:::--. \\...:.-·} 01ST - Di11tri=Ucn I:d.:l.s~i.1.l ~•:er MC cc=.r::i&l BC - S;,ecUl ca:ar..r:i&l \7~~= f \ •,-:;, ••••',:-.": RLC - .autant.ul./t.ocal c.=a:-:ial QC - Greara.1 ecm::.r:ia!. CC - ~ ! . a o n c:cce::ial MUR - :11!!.xe t?ae Resica~~al '•,••--•.:•c•-•••-: 1Na -T ~---!!~:::::,.: ./·!! ~ , •• os--sp,oce u, 0 ....I PORT- l'C~ CEM - C:naui=7 "' 1 UICf'I : 2000ft . ocre• 0 =,.o t/2 ~ ,----, = 0.0 .25 .50 . 75 1 "'''• NORTHEAST SECTOR GRANT R • coMMIINC&D CIRN • RAI. FUTUR I.AND us • • ✓ a:I L ... Lew i:ec.ait-/ bsid • !'l.::i&.1. RLM - Lcv-!'l11elica :rJi:y i\es!.:!eneiU rND ·~ :,-/ / a:IM .. !'!eCica D~i-=-! :\es:S.c!e~-:.i.al RH • !!!.~ Ce~ir/ ~•aigei:_~.al SRC - s;:ecta.1 a.• ~e::.c.i&l-Ce:::a::eial INST• :bs:.!.bU.or.&l INC - ~ a l lrlCUSc!.a.: LT. INC - t.i.;!:.: t:A-.s.sc'i..1.l 01ST MC SC RLC ... ... - Dis::i=.cic:~ I:.Cus-::::.~: !'!ajc:- o=:r:a:::..a.l S;:ecial Ccc:ta:::ial i!.H~n~al/:.C,:al ~=-a:::~.1.l GC - Gu..e:a.l <===.ar::..1.: CC - C::::::;,,ar:.son C=e:::.al MUR - 0 u, ~!.,tr- t:H !tHita:-;:i.al OS - c;,.11 S?&ee !='ORT - ,~::-:. ....0I CEM - C~e•:-! f--' 0 REC - Rac:r..ation 1t:. . 1 lfleft : 2000 ,,. NORTHEAST SECTOR Grant Subsector . . . . . . . . . . . . . . . . . . . . 306-9 III-88A �• ' THE DETROIT MASTER PLAN OF POLICIES NORTHEAST SECTOR GRANT SUBSECTOR BOUNDARIES AND FEATURES The Grant Subsector is bounded by Eight Mile Road on the north, the Grand Trunk Western Railroad and Van Dyke on the east, McNichols on the south, and Mt. Elliott on the west. SUMMARY OF PLANNING ISSUES, GRANT SUBSECTOR Some spot clearance of blighted residential and commercial structures will be needed. Relocation of residents from areas surrounded by industrial uses is desirable, e.g., on Filer. As long as the housing is viable and in good use, buffer zones between industry and residential should be constructed and maintained wherever possible. GRANT SUBSECTOR GOALS The area is generally comprised of sound and stable singlefamily neighborhoods, a strong industrial corridor on the west, several fairly strong commercial strips such as Van Dyke, Seven Mile Road, Eight Mile Road, and the new Bel-Air shopping center. All these elements should be supported and continue to be strong . in the future. Possible conflicts between the residential and industrial uses should be handled through buffering and traffic circulation techniques, and any negative impacts resulting from the possible lengthening of runways and consequent expansion of operations at City Airport should be addressed. POLICY 306-9: Grant Subsector Policies Continue residential uses in most of the residential areas. With the cooperation of community groups, explore the possibility of establishing a neighborhood self-help maintenance improvement program. For the purpose of maintaining housing at its current high level, code inspection and enforcement in critical situations should be encouraged along with rehabilitation loans and grants and possible selected spot clearance of those structures that are not economically rehabilitable. This can be accomplished provided that funds from either private or public sources are available. In the interim, encourage residents to continue to maintain and improve their property. Provide buffering from adjacent residential by industrial uses. Encourage the closing of 3/90 III-89 �THE DETROIT MASTER PLAN OF POLICES NORTHEAST SECTOR residential alleys along with the establishment of curb-side , garbage pick-up where possible. In the two small residential areas abuttting the railroad south of 7 Mile Road and north of McNichols, maintain full City services. Encourage owners_to maintain and improve their property. When opportunities present themselves, encourage the relocation of residents, thereby making the area available for industrial expansion, which is a more appropriate longterm use. Relocation should take place in a thoughtful, fair, equitable manner so that residents are not unduly penalized. Continue existing uses on public school and major recreation facility sites. Encourage year-round use of school playgrounds to help serve the recreational needs of the community. Continue existing uses on major institutional sites. Explore the possibility of the Evangelical Lutheran Institute for the Deaf's athletic field being shared with the Detroit Department of Recreation to help serve the recreational needs of the community. Continue shopping center at East Outer Drive and Sherwood. Continue strip commercial uses long Van Dyke and Eight Mile. Encourage owners to continue to maintain and improve their property. Provide buffering from adjacent residential and off-street parking where required by commercial uses. Encourage compatible development, including residential, on vacant parcels. Maintain sound commercial uses on Seven Mile Road commercial strip. Upgrade area as opportunity arises to a thoroughfare residential-commercial strip; that is, apartment development with supporting neighborhood commercial uses. Encourage thoroughfare residential-commercial strip development on vacant parcels. In the interim, enforce the City's litter ordinance to keep weeds and debris from accumulating on vacant parcels. Provide buffering from adjacent residential and commercial by industrial uses. Alleviate congestion along Seven Mile through strategies that might include parking restrictions and/or widening of selected intersections. Continue use of industrial areas as industrial districts. Maintain full City services. Insure adequate buffering between industry and adjoining residential areas. 3/90 III-90 �THE DETROIT MASTER PLAN OF POLICIES NORTHEAST SECTOR Support Bel-Air Shopping Center through the provision of City • services, traffic system accommodations, etc. For the parcel at Nevada and Sherwood, encourage the development of light industrial uses properly screened and buffered from adjacent residential uses. For the site adjacent to Holy Cross development of new residential units Development should be in character density as, the existing residential this site. 3/90 Hospital, encourage the on this parcel of land. with, and at a similar development adjacent to III-91 �• IND - Ge:te=al Indast:!.al MT. OLIVET • XlaTING G• N LANCI U •• • RAL RL - :.c:-~ =•!!2ie"'/ R.a•idenci&l. RLM - ~Kia11 :er.ai~y tlea!.~•nt.!.A: RM - !'!r-!.::,. :er.• i:y IIAsiC.:o.ciai RH - a!.;:. ~•~iey Rauc!enc:.al SRC - S:;:•:!.al aeaidential-Cc=a:c!.•l INST - --r • ..... lO""al LT. IND - :.!;~'! ::::Un-~l Cl T • Di•:..:!.'.=uti0a I::c:.at:!..a! • MC - :-!&!:: -:==arc!al SC - s;,e:!al Cc:c:ae::!.al RLC - i\esi~e:-.ti&l/Loc:al C:::::.:.:!.al QC - C..:•=•!. c.:::=iar-...ia!. CC - c=;a::.son c::=:a_-:ial ~ fb~th ac,.• 0.0 POAT - 10~ Cl!M - ::.:.:•:--/ REC .. Rac:.a~!.on Ci ClJ 1 inch a 2000 ft. ,------, = .lS ,SO .71 LT, INC - t..!.;!".s: ::-.i:!-.lat:ia.l LI • RaCCMM NCl• CI l"UTUR• G • N • RAL LAND UII• RL - Lev : • csity Rea.1d.ne1al RLM - Lcv~ed.it:11 Cenaity Reai~•nci&.l RM - ~•c!!.:.:::t :>er-..ai~ Reaidencial RH - P.:!.;!:. te:tSity Ra • id• n.cial SRC - 3?• ::.al R• aidantial-coaca:c:.al SC ALC GC CC - s9 • ::.al ca:•uc:i&l ae.siC.•n~al./Loca1 Com:=erc:ia.l G•r.a.::&!. c.=-.r:ial cco;,a:;.scn ca=a::i.-.!. C• !Mt.a:--! ClJ ~rth ilcres ~= 11 0 0 .0 CEM - 1 ,----, = .25 .,o .,, t.0 mile REC • 1tac-:• a~:.on NORTHEAST SECTOR INST - •...s ......... c ••al Olive: Subsec::o:- .. , 1nct1 a2ooot1. CIST - Ois'!::-:.:Uti:a. tl:t!u• u:.al MC - ~ajc: C:::mard.a.l mue NORTHEAST SECTOR INC - Gena:al In=:9t:!al MT. OLIVET 1.0 ...... 306-10 �• THE DETROIT MASTER PLAN OF POLICIES NORTHEAST SECTOR MT. OLIVET SUBSECTOR BOUNDARIES AND FEATURES The Mt. Olivet Subsector is bounded by Eight Mile Road on the north, Gratiot on the east, McNichols on the south, and Van Dyke and the Grand Trunk and Western Railroad on the west. SUMMARY OF PLANNING ISSUES, MT. OLIVET SUBSECTOR Some spot clearance of blighted residential and commercial structures will be needed. Additional outdoor recreation facilities should be provided when the opportunities arise. MT. OLIVET SUBSECTOR GOALS This subsector should continue to feature sound residential areas with strengthened commercial strips and a revitalized Gratiot-Seven Mile Road shopping district. The emphasis should be on conservation of the current housing stock with programs being used to assist older persons, who make up a relatively high percentage of head of households, in maintaining their homes. POLICY 306-10: Mt. Olivet Subsector Policies Continue residential uses in all existing residential areas. With the cooperation of community groups, explore the possibility of establishing a neighborhood self-help maintenance improvement program. For the purpose of maintaining housing at its current high level, code inspection and enforcement in critical situations should be encouraged along with rehabilitation loans and grants, and possible selected spot clearance of those structures that are not economically rehabilitable. This can be accomplished provided that funds from either private or public sources are available. In the interim, encourage residents to continue to maintain and improve their property. Encourage the closing of residential alleys along with the establishment of curb-side pick-up, where possible. Explore the possibility of instituting parking restrictions on residential streets adjacent to the Seven Mile-Gratiot shopping district in order to minimize negative effects on residents. Adequate amounts of parking within the Seven Mile-Gratiot district will need to be available. Continue facility 3/90 existing sites. uses on public school and Encourage year-round use recreation of school III-92 �• I I THE DETROIT MASTER PLAN OF POLICIES NORTHEAST SECTOR playgrounds to help serve the recreational needs of the ' community. Continue existing uses on major institution sites. Continue strip commercial uses on Eight Mile Road and on Gratiot. Encourage owners to continue to maintain and improve their property. Provide buffering from adjacent residential and off-street parking where r-equired by commercial uses. Encourage compatible development, including residential, on vacant parcels. Maintain sound commercial uses on McNichols and Seven Mile Road. Upgrade areas as opportunities arise to thoroughfare residential-commercial strips; that is, apartment development with supporting neighborhood commercial uses. Encourage thoroughfare residential-commercial strip development on vacant parcels. In the interim, enforce City's litter ordinance to keep weeds and debris from accumulating on vacant lots. Explore the possibility of providing more off-street parking in order to alleviate congestion. Support efforts to develop an enhanced shopping district in the Gratiot-Seven Mile Road area. Encourage owners to continue to maintain and improve their property. Continue publicly funded improvements, including landscaping, building rehabilitation, and parking lot improvements. Discourage the establishment of additional fast-food operations and autorelated uses. Continue use of industrial areas as industrial districts. Maintain full City services. Insure adequate buffering between industry and adjoining residential areas. 3/90 III-93 �• BURBANK .:·:· · · ':~. . . . . .: • Xl8TINQ I /f ... .- . , .••• . .-7 .. AL - !.cv ::'.e!"...11::-: Re • idant!.al RLM - ~ediaa :er:ai:.·t ~••i=enUal RM - ,i~!.::::a Der.J1i:Y '-••~e:,.c:.al RH - P.:!.;:t Cc.• iC-/ R.ee.J.Car.c:.al SAC • 3;:•:ial .A•uc!e:icial-Ce::1ea:-cisl INST - :::.a:.!.t-:1:!..:::-.al INCi - G.-..aral I::.Cuau:.d LT. IN0 .. I.!;!:::. !!".C-..:a~u.l DIST • t,!.1~!!:ucic~ :tr.Ci.:st::i.al ! ✓,.• .: ,i AL ij , ••••••• RL 1i! l l L ?/ r-· ! :i ..... / : Z. ,a.: : I : : MC - lla1o:: C=r::Nr:ial 9C - s;:.:i.al c.:::mer::.al RLC - l••~en~al/t.cc:al c:=.rc:ia.l GC - G«:.e=al c:=ar::.al CC: - cc=;u:.1=n C:C:.:.::ial MUR - !"!:!Jew! Ole :'.e1:..~•~:ial 09 - ~:-:. Sr,a:• PCRT- ?o~ ~---~i·~1,,,.:--..:.-~ --=--~~-. .. ••••••••••••••• --,.~-'.·.··.·.·::··~·~~-·~~--··-·······..········~..,;1:.:f•-··..•..•--i~.. ,..! ... ~'i. ............ : :g: / \ ~<JO-;s . ....: • • _I;: 1" .-,;.;;.;:: ..... • AL / - •• / <::: ~ / / / / ALM . \NST,',' AL OSI I/ •• / :a i. :o: 30---------= ' •C~•~ S?•c••t:i.1:.:.:.·.!::.0nal t / .... : : .. : / ;•--· c• :a:.•~! REC • a.c::.ac:.on ., ..L i : ' ./ ... Cl!M - -~ -~,1• IIIL ~ - ---==--- - - -- / ..... / I RL • • RAL Cl N LAND US• ,1 - 1NIClll2000II. - . -· ~"':" ~ ~~ _J~~ r-~.:-::~ .ar~~_;;;~. ., i 11 ~ 0 0.0 !/ ~ ~ .so .25 = .... 1 .75 ,.o c=..=:F==t:::::::F=-' I ' • \ .__// "'' L--,----------------------.---'---------' lu- NORTHEAST SECTOR BURBANK . # ..~············~······= ••• ! / : : I --cac i .. L ::-.i'.NaT AL :: : : : RL 1 •OBI: C: I : ~i l l i : : C • . . . . .• ;CC • •••• ' ....... !I 'J: I ',11 LS • -""':~···················7 :·····~~\ . ·! i .., :-r"u: .... ALM:.: . .. ./ . Q~/ RLM' RM RH SRC INST IND LT. INC OIIIT ... • - • MC • SC RLC - ~ i e 1 :er:.si:y ltas.i:!•nt.ial :,.,..ai::t ;1.esi.c.e:.-:!.al ,ied!,:;=. !!!.;~ Ce:tai:y lt••i~a:-,.c!al S;i,ecia.l l• • ide:u:,!.al-Ce=::a:'Cial ::Uc!t"J.ti:::.al Ge:e:al I~uat.::.&!.. U:;::.:. I:-.rhsi:.:!.3! Di.s:..:~:.icn I::.~u•:=:.a l ~•!c:: C=:a:c!.sl S;,.c::.al C=-me::!..d l.ea~r.:!.a!./"'...cea! :=irc:ial GC .. C..r.e:-&l ~=-:-::.:..!..: CC - cc-;:c · s-• GC 1: : ••••••-•••• 1•:.:· ~ ; RaCCMM • NCl• CI PUTUR • GIIN&RAL L.ANC US& RL • Lev ;:e~it:-f ResiCa:i:!.al i I I : .;:- QC L. ,- RL c--•-R• sl. MUR - ~:.XV- t:se l•s:.:.•:-.:...:.s! OS - ~::. S;:a-::e PORT - ?0:--:. CEM - ce:e:. • :"'f REC • a.c:eac:.on OSI ·o;,.:s Sp•c:••!:-:.st.:.:..-.:::.0n•l i-••--,•····-· , ...~• T ' =f:.'=1= = ac ✓,/ !.:' :: I :' RL RL INaT,,•• • ./ •· Q :•: !••{ _/ tno,tt, Q 1 ;nch •100011. uJ --···~ I. ___..,. --. ·:s"' :'" -. ~.• '-1,...,:_..,. _____ ,...,,,....,...,c..,.~~-,»1;r..,s=:af~..,. .. : _.' RLC . • ~ . • • : ,••• / KNII 0 .0 .l5 .!O . 75 1.0 c::::::::::::ic::=ii = ;c==::i kUometer NORTHEAST SECTOR Burbank Subsector . . . . . . . . . . . . . . . . . . 306-11 IE-93A �• ! THE DETROIT MASTER PLAN OF POLICIES NORTHEAST SECTOR BURBANK SUBSECTOR BOUNDARIES AND FEATURES The boundaries of the Burbank Sector are Eight Mile Road on the north, Kelly on the east, Houston-Whittier on the south, and Gratiot on the west. To its northeast is the Eastland Shopping Center. SUMMARY OF PLANNING ISSUES, BURBANK SUBSECTOR Some spot clearance of blighted residential and commercial structures will be needed. Obsolete strip commercial structures along Gratiot should be cleared. BURBANK SUBSECTOR GOALS The Burbank Subsector should continue to contain sound, stable residential areas through the use of housing conservation techniques. The strong-commercial strips on Gratiot, Eight Mile Road, and Seven Mile Road should remain so. The GratiotSeven Mile Road shopping district should be revitalized and the issues relating to the Houston-Whittier/Kelley/Hayes commercial area should be addressed resulting in a resurgence of that area. POLICY 306-11: Burbank Subsector policies. Continue the existing residential development. With the cooperation of the community groups, explore the possibility of establishing a neighborhood self-help maintenance improvement program. For the purpose of maintaining this housing at its current high level code inspection and enforcement in critical situations should be encouraged along with rehabilitation loans and grants and possible selected spot clearance of those structures that are not economically rehabilitable. This can be accomplished provided that funds from either private or public sources are available. In the interim, encourage residents to continue to maintain and improve their property. Encourage the closing of residential alleys along with the establishment of curb-side garbage pick-up, where possible. Explore the possibility of instituting parking restrictions on residential streets immediately west of Kelly in order to minimize negative effects from commercial activities on the east side of Kelly Road. 3/90 III-94 �. THE DETROIT MASTER PLAN OF POLICIES NORTHEAST SECTOR Continue existing uses on public school and recreation ' facility sites. Encourage year-round use of school playgrounds to help serve the recreational needs of the community. Continue existing uses on major -institutional sites. Continue strip commercial uses on portions of Seven Mile Road, Eight Mile Road, Moross, and Gratiot. Encourage owners to continue to maintain and improve their property. Provide buffering from adjacent residential where required. Encourage compatible development on vacant parcels. Support efforts to develop an enhanced shopping district in the Gratiot-Seven Mile Road area. Encourage owners to continue to maintain and improve their property. Continue publicly funded improvements. including landscaping, building rehabilitation, and parking lot improvements. Discourage the establishment of additional fast-food operations and autorelated uses. Continue shopping district use in the Kelly Road/HoustonWhi ttler /Hayes area. Encourage owners to continue to maintain and improve their structures. Alleviate congestion at Kelly Road/Houston-Whittier/Hayes intersections through strategies that might include turning lanes, parking restrictions, and/or widening of the intersections. 3/90 III-95 �• ~=============:...__ _ _ __:_~~-=--=--=--=--=--=--=--=--=----- ~ t~... f-• •• : A ··•••• oc:1 ••• ====-=.::.::c__c___ N-::N-::E-=R-=-=-=-=-=-=~ rl • XlaTING ,,_./ LANCI Gl• N • RAI. ua• ••• •••=:-::-.~~ .•.~ . o ~ c~~ •,1c"-'1c:•..,c 1_!: :/ ;: / c···········•{i,;··~.':........, \•••:L:aC/ \ ,. _ ,,;/' -r ___ j____ • • • • • • • • \ ~ RL // ::j/ \: RL \ / .. ::"\ 11' .,.;,· \ ~ I , .,-o{•• •• # •• ,:<:~:........::.~ ""••,'. ,i ....···(..::.. •'O~ •••· ··········: : . ••••• AL ••,·•••:~~ ~:=~--.: : : \ RLM ! : : \ :~ 1 .i : : , Q~ \O: ! ! \ : AM : ., : ..... / ;. : : =7~ --:: --=--=- b---====-/" >-- : "M : 1111ST • '>,.,. ' ! i =~•'f.~ AL .••-----IN • T . \J' ~ •••• ·••• ,,t.( •••••• ,••• 7N8T ~••• : •••• :lcac ~// I ' AL I I =-•••! '"'•~ ...: : i":=.I \ r··•· ! • tl'lif I T ; J Cl ; ...---~••,• \ ~..~,........ ~•~..!.:~:••••••••\ o j : \ ~)ta. ..............................! I :""··:'.I •••• • •t ••l f I / · ·\ . ~~. •••y~ : : = :: = /;- I • . -- -J ! Q 1 : ,• : · _; : : ;' ac : :. / -~~7&_:,_.;,:;:~../••••••~ ! CIC/ I EDS;:L ·~.:-'-:,("'>~-~··~········.; / ~ 0 ~ ·:;~. ~~:f-l .. C I I °'L : -- :-••,: RL I ·; llll • T :.; , \_.:,• • • ~::t·~-·-~;.-~,,atr~~j' ~=;:::-:~ ~ &~.. 1 indl 12000ft. u..J 0 0.0 I J .2,!.--:!,0 c::..::_i .7S 1.0 mil • c::::::::r==-, NORTHEAST SECTOR CONNER REC - Rac:reaucn OSI - c ;:e:i s;:ac:e-::is:.:.:.~:. :.:n., i I 1ndl a2ooo tt. n u..J acre • 0 NORTHEAST SECTOR Conner Subsector ... · · · · · · · · · · · · · · .. 306-12 III-95A �. i THE DETROIT MASTER PLAN OF POLICIES NORTHEAST SECTOR CONNER SUBSECTOR BOUNDARIES AND FEATURES The Conner Subsector is bounded by McNichols and HoustonWhittier to the north, Hayes to the east, the Ford Freeway to the south, and Conner to the west. To its west is the Detroit City Airport, and on its south. across the Ford Freeway is Chandler Park. SUMMARY OF PLANNING ISSUES, CONNER SUBSECTOR The Conner Subsector is different eneugh so that programs and policies recommended in the other subsectors may not be appropriate here. While there are economic difficulties in the subsector at the present time, there are also many strengths. This subsector is very stable with respect to population change and has many young families with children. It is upon these strengths that the future of the subsector will be planned. Spot clearance of blighted and non-rehabilitable residential and commercial structures, including obsolete strip commercial buildings along McNichols, will be required. The Harper frontage must be studied for the best long-range future use. When opportunities occur, additional outdoor recreation facilities should be provided. CONNER SUBSECTOR GOALS This subsector, though containing many sound residential areas, shows signs of some deterioration of its housing stock in some areas. Declines in housing conditions should be arrested and reversed with rehabilitation and nuisance abatement programs being stressed. Gratiot should remain the most important commercial strip, while the McNichols nd Conner commercial strips, which are less strong, should take on more of the character of Chalmers, a mixture of low-rise apartment buildings and neighborhood commercial. The Harper commercial strip should be more actively redirected toward thoroughfare residential commercial or, on the south side, light industrial. POLICY 306-12: Conner Subsector policies In most residential areas, continue the residential land use. With the cooperation of community groups, explore the possibility of establishing a neighborhood self-help maintenance improvement program. In order to upgrade residential development in this subsector, code inspection 3/90 III-96 �• THE DE:fROIT MASTER PLAN OF POLICIES NORTHEAST SECTOR and enforcement in critical situations should be encouraged, • along with rehabilitation loans and grants and possible selected spot clearance of those structures that are not uneconomically rehabilitable. This can be accomplished provided that funds from either private or public sources are available. In the interim, encourage residents to continue to maintain and improve their property. A close working relationship with law enforcement agencies must be established in order to end possible arson in the area near McNichols and Gratiot. Encourage the closing of residential alleys along with the establishment of curb-side garbage pick-up, where possible. Explore the possibility of instituting parking restrictions on residential streets adjacent to the Gratiot Avenue business frontage in order to minimize negative effects on residents. In the residential area just east of Conner between E. Outer Drive and Harper, within funding limits, explore the possibility of establishing a conservation project along with rehabilitation loans and grants and a code enforcement program. It should be recognized that substantial spot clearance of those structures that are not economically rehabili table will be necessary in this area. Enforce the City's litter ordinance and encourage residents to maintain and improve their property. Encourage the closing of residential alleys along with the establishment of curbside garbage pick-up, where possible. Continue existing uses on public school sites. year-round use of school playgrounds to help recreational needs of the community. Encourage serve the Continue existing uses on major institution sites. Explore the possibility of St. Juliana's playground being shared with the Detroit Department of Recreation to help serve the recreational needs of the community. Continue general strip commercial uses on Gratiot and on Conner. Encourage owners to maintain and improve their property. Provide buffering from adjacent residential and off-street parking where required by commercial uses. Encourage new uses to reoccupy vacant structures. Encourage compatible development, including residential, on vacant parcels. In the interim, enforce the City's litter ordinance to keep weeds and debris from accumulating on vacant lots. 3/90 III-97 �• THE DETROIT MASTER PLAN OF POLICJES NORTHEAST SECTOR Chalmers is a good example of the proper development of a • thoroughfare residential/commercial district. Continued development and maintenance of these uses should be encouraged. Additional general commercial uses should be discouraged; however, existing uses should be allowed to remain, and maintenance and improvements to these uses should be encouraged. Encourage compatible uses in vacant structures that are acceptable to both the business community and residents. Maintain sound commercial uses along McNichols. Upgrade area as opportunity arises to a thoroughfare residential-commercial strip, that is, apartment development with supporting neighborhood commercial uses. Encourage thoroughfare residential-commercial strip development on vacant parcels. Explore the possibility of providing more off-street parking in order to alleviate congestion. A detailed study should be initiated to determine the best long-term use of Harper. Possible uses that should be studied include continued use of Harper as a general commercial strip, and/or upgrading the area to a thoroughfare residentialcommercial strip, that is, apartment development with supporting neighborhood commercial uses. Light industrial uses should not be overlooked, especially between Harper and the freeway since it is more isolated. The study should address the possibility of locating small neighborhood shopping centers on the vacant parcels located between Harper and the freeway. Facade and architectural treatment recommendations pertaining to existing sound commercial uses should be included in this study. While the study is in progress, maintain sound uses. Encourage owners to maintain and improve their property. Upgrade area as opportunity arises to uses compatible with the results of the proposed study. In the interim, enforce the City's litter ordinance to keep weeds and debris from accumulating on vacant lots. 3/90 III-98 �. • CENBV • XlaTING GaN • RAL. L.AND U - RL - ~ ;;;::ecait:y Residan-c:.al RLM - Lcv-!4edil::a Cenait".I a.eai:!aa.::.&1. RM - .!'!edic:a Deiuity Itea~-ci~ RH - B!.;~ D•!"..tit-/ R•• iCm-c!.al SRC - Sjleeial R• • ida:"1.ti&l.Ce==-:c:.al. INST INC LT. INC DIST MC • tn.c.!t-;:tional Ge:i.• ral Induac.:ial U;h.t I.::c.u• c:ial Di.9:.r~t.icn I:-..Cu • ~:..1.l )l&jcr C==-rcial ac - s;:ecial c.acm:a::ial ALC - Re • ic!ent.ial./Lccal C:=.e::ial QC - Gece:ral c:.::=.r--i.a.l CC - co=;iar!. • oc c:=e::ial MUR - ~ix!V- 'CH :t• ai:!.e:,,,:.!.al CS - 0pe.-,, S~•=• PCRT - i'o~ Cl!M - c:e:a:•:-/ REC • Jtacread.on OSI ·o;::• :t si:•ce-I:uu:~:.ion&l 0 o.o 2S SO ,---. .7S 1.0 ..... ~ NORTHEAST SECTOR CENBV R • CDMM • ND• D Q&N • RAL. FUTUR • L.AND US& RL - Lev Cetuiity Jtesit!• :i.:!al RLM - ~•c:H,1.:111 Ce:iai:.7 ile • !.:!• n':ial RM - .!'!ed.!.:.::: :er.. ie>/ h • .ic9::::::..a.&. RM .. e!;~ ?:•~ii:"/ Jta • il!u::!al SRC - Special Ru1idr.1ei.al-c===e::ial INIIT - !:u:!t.~:icnal INC - Ge:,eral I:,,c!u• cial LT. INC - t.!.;~: ::-~• c.:bl 01ST - Dh'!.:-!~t.ian I.r.(!ua~.:.al MC • ~ajc::- C:=:r:.rci&l SC - S~c:ial C:oaaaarcial ALC .. l'.u ic!er.-:.!.al/I.ocal ===-::i&l GC .. G•r.e:al C..:ZC.r::.al CC - ca:;,ar:.son c=:=.~::.3.l MUR .. "-:!...x~ t·se ~••:.c!er.t:..t.l OS - Oil•~ S;:a:e PORT .. i'o::. Cl!M .. Ce:ta'!e:-1 REC• Racreaticn OSI - ere!\ S~•ce-t:ist:.:.c.:.ion•l I inc" : 2000 rt ,cre1 0 0 .0 25 so r---"' = .75 1.0 NORTHEAST SECTOR Denby Subsector . . . . . . . . . . . . . . . . . . . . 306-13 III-98.A �. I THE DETROIT MASTER PLAN OF POLICIES NORTHEAST SECTOR DENBY SUBSECTOR BOUNDARIES AND FEATURES The Denby Subsector is bounded to the north and the east by Kelly Road and the City limits, to the west by Hayes, and on the south by the Ford Freeway. SUMMARY OF PLANNING ISSUES, DENBY SUBSECTOR The Denby Subsector had a 1980 population of 21,158, compared to its 1970 population of 25,045, a population loss of 13 percent during this period. This is very close to the Northeast Sector decline of 12 percent. There are relatively fewer children in the Denby Subsector than in any other subsector in the Northeast Sector. Moreover, the Denby Subsector has the highest proportion of senior citizen heads of household than any other subsector in the City. Thirty-three percent of the households in Denby have a head at least 65 years of age, compared to 28 and 21 percent for the Northeast Sector and the City a whole, respectively. Data on social characteristics and economic conditions in the Denby Subsector indicate that it is about the best of the subsectors in the Northeast Sector, and thus is substantially better off than in the City as a whole. DENBY SUBSECTOR GOALS The residential areas within the Denby Subsector should continue to be generally sound and stable. These areas should be the focus of housing conservation programs to aid senior owners to maintain their property at their current level. The Morang/Cadieux and Whittier thoroughfare residential commercial strips should continue to be strong while maintaining their neighborhood character. POLICY 306-13: Denby Subsector Policies In all residential areas, as needed and within funding limits, explore the possibility of establishing a neighborhood selfhelp maintenance improvement program. For the purpose of maintaining this housing at its current high level, code inspection and enforcement in critical situations should be encouraged along with rehabilitation loans and grants and possible selected spot clearance of those structures that are not economically rehabili table. This can be accomplished 3/90 III-99 �. i THE DETROIT MASTER PLAN OF POLICIES NORTHEAST SECTOR provided that funds from either private or public sources are , available. In the interim, encourage residents to continue to maintain and improve their property. Encourage the closing of residential alleys along with the establishment of curb-side garbage pick-up, where possible. Continue existing uses of public school and major recreation facility sites. Encourage year-round use of school playgrounds to help serve recreational needs of the community. Continue existing uses on major institution sites. Along Kelly, continue commercial use. Encourage owners to continue to maintain and improve their structures. Alleviate congestion at Kelly Road/Houston-Whittier intersection through strategies that might include turning lanes, parking restrictions, and/or a widening of the intersection. Along Harper, maintain sound general commercial uses. Upgrade area as opportunity arises. Encourage compatible development on vacant lots. In the interim, enforce the City's litter ordinance to keep weeds and debris from accumulating on vacant lots. Morang/Cadieux and Whittier are excellent examples of the proper development of thoroughfare residential-commercial districts. Continued development and maintenance of these uses should be encouraged. Additional general commercial uses should be discouraged; however, existing uses should be allowed to remain and maintenance and improvements to these uses encouraged. Explore the possibility of providing more off-street parking in order to alleviate congestion. 3/90 III-100 �• I ;/ ,,'I ... !/ I INC • Ge:,e:al I:xhlscr!.al FINNEY aXlaTING LANCI RL RLM RM RM SRC • ... • - a • N • RAL • UB • icanc!al ~ . : l i c a Cea • i1:7 ite • i~•nti•l !.cv C•:-:.•if:"f b ~et!!.aii .Du.aiey J.•a1'ie:-:.-:.!.al ~i;~ Cena.icy b • ic!a::.c!al S;:eebl Jteaidenc:lal-c=a:eial 01ST MC SC RLC QC ... • - Ciat:!.=\:ticn Ir.O: • e!.a!. .!'!&jc: c:::=z.:ccial L1 u.J 1 inch ,2ooott. g~. S;: • ei•l C::caar::!.al ite1it!ent.!.&1/toc:al C==e:-Cal ~r.•:al c=::.r:i&!. CC - Cc::r;;a:!.s::m C:::m:te:::!.al ICl'ff 0 = =,.o i=::::r==t::::::::F==:i 12 r=====7 o.o PORT - .»or: CEM - ca-_ata:-1 .so .25 .7' 1 mile lcJ-r REC• OSI INST - ::ut!.':.~t.ional %\ LT. INC - t.!;~:. I:'".du11t.:ial bc:: • ati.on • C;:e:, S~•c••!:'l. • Uc-.i::..oMl NORTHEAST SECTOR r···: : ••7:'':f•c.,..,,va.,. ... FINNEY R • CCMM • NC• CI PUTURII GaN• RAL LANCI UB• RL RLM RM RH SRC INST - t.ov - c• c.11ity ae • id • ncial 1.cv-!i!:• c!i~ : • n • ity a•• ic!• ntial INC - Ga:i•:-&.l Icc!uscial LT. INC - t.i;:::.s: ::-Au.st.=ial CIST - Ois:.:i=-.:t.icn Inc!un.rial MC - ~•jc:- C-=-ercial SC • S;,.cial C=-er:ial RLC - ilui:!•r.'!ial/Lacal. C===-:C:.al G:C ... G.lr:.•:-s.:. C===ar:!al CC - C~a:!s:,n c.:::=e:cial CEM - Cn.a:.e::,, ~.C!.-:.::2 ,e:uiit7 Res.i.4-nt.J.al ?.!;:I c • :-.si.ey R• aic!.• nci.al S?•cial it• sid• :i.cial-Cci:=e::ia.l REC - Racr•at.:.on OSI - C;::e:1 S;=4ce- !::s:. :.:.u:.:.onal ::-.s:::.:·.::-::..c:-.al Finnev Subsec+:or . .. .. ... . 30 f1-l <1 %\ g:,.. 1 inch 1 2000 nu.J tt. acr'9• 0.0 ,---, = .25 ,JO .7S t.0 NORTHEAST SECTOR TTT-7 r. nu �• THE DETROIT MASTER PLAN OF POLIC.IES NORTHEAST SECTOR FINNEY SOBSECTOR BOUNDARIES AND FEATURES The Finney Subsector is bounded by the City limits to the east and south, by the Ford Freeway to the north, and by Alter to the west. SUMMARY OF PLANNING ISSUES, FINNEY SUBSECTOR The Finney Subsector, like the Northeast Sector as a whole, is more stable and economically better off than other portions of the City. Also, both areas have a high proportion of senior citizens and, correspondingly, a lower proportion of families with children than the remainder of the City. There will be a need for spot clearance of blighted residential and commercial structures in this subsector. FINNEY SOBSECTOR GOALS Varying types of housing strategies should be used in order to continue the strong residential areas covering a large part of the subsector; improve the housing stock in areas which are showing some signs of deterioration, and revitalize more seriously declined areas through a combination of activities, including spot clearance. Mack between Alter and Outer Drive along with Warren should continue to service the area as neighborhood commercial strips, while Mack east of Outer Drive along with Harper should remain general commercial strips with adequate buffering between them and nearby residential areas. POLICY 306-14: Finney Subsector Policies Continue existing residential development. With the cooperation of community groups, explore the possibility of establishing a neighborhood self-help maintenance improvement program. For the purpose of maintaining housing at its current high level, code inspection and enforcement in er i ti cal situations should be encouraged along with rehabilitation loans and grants and possible selected spot clearance of those structures that are not economically rehabilitable. This can be accomplished provided that funds from either private or public sources are available. In the interim, encourage residents to continue to maintain and improve their property. Explore the possibility of preserving examples of II immigrant II housing in order that future generations will be able to see examples of that period of City development. Provide buffering between residential 3/90 III-101 �THE DETROIT MASTER PLAN OF POLIQ:ES NORTHEAST SECTOR and adjoining commercial uses where required. Establish and , enforce parking restrictions where needed to prevent the utilization of residential streets for employees and/or customer parking. Encourage the closing of residential alleys along with the establishment of curb-side garbage pick-up, where possible. In residential area bounded by Mack, Alter, Warren, and Barham, within funding limits, explore the possibility of establishing a conservation project along with rehabilitation loans and grants and a code enforcement program. It should be recognized that substantial spot clearance of those structures that are not economically rehabili table will be necessary in this area. Enforce the City's litter ordinance and encourage residents to maintain and improve their property. Encourage the closing of residential alleys along with the establishment of curb-side garbage pick-up, where possible. Continue existing uses on public school and major recreation facility sites. Encourage year-round use of school playgrounds to help serve the recreational needs of the community. Continue existing uses on major institution sites. Continue strip commercial uses on Harper and on Mack east of Outer Drive. Encourage owners to continue to maintain and improve their structures. Encourage compatible development on vacant lots. In the interim, enforce the City's litter ordinance to keep weeds and debris from accumulating on vacant lots. Encourage compatible uses in vacant structures that are acceptable to both the business community and residents. Provide buffering from adjacent residential and off-street parking where required by the commercial uses. Continue neighborhood commercial uses on Warren and Mack east of Alter. Encourage owners to continue to maintain and improve their structures. Encourage compatible development on vacant lots. If opportunities arise, provide off-street parking for commercial uses. However, in no cases shall viable commercial structures and/or houses be cleared to provide parking. Enforce parking ordinances and review metered time limits to provide more curb parking. Support activities of the business associations. 3/90 III-102 �. THE DETROIT MASTER PLAN OF POLICIES NORTHWEST SECTOR ARTICLE 307 NORTHWEST SECTOR The Northwest Sector of Detroit is bounded by Woodward Avenue on the east, West Eight Mile Road on the north, and Southfield Freeway on the west. The southern boundary follows the Highland Park city limits to the Pennsylvania Railroad, west to Ardmore, south to Fullerton, and west to Southfield Freeway. The Northwest Sector is a very large area of the City of Detroit which includes 20.1 square miles of the City's total of 139. 61 square miles. The population of this Sector was approximately 200,000 in 1980, or roughly 17 percent of the City's total population. The residents of this Sector have significantly higher levels of education and income than the Detroit median. The Northwest Sector has been divided into six subsectors. The subsectors are presented in the following order: Greenfield, Pembroke and Bagley; Palmer Park; Cerveny and Grandmont; Harmony Village; and, McNichols. NORTHWEST SECTOR PLANNING ISSUES AND FUTURE POTENTIALS The Northwest Sector today has a great many advantages and strong positive features. It has, also, as does the rest of the City, certain problems - aging structures, vacant land and structures, obsolete commercial land commitments, an industrial area weakened by recent economic conditions - the solutions to which are major planning concerns. Central to the future of the Northwest Sector are its neighborhoods. Most of the Sector's housing stock is in excellent condition and will continue to offer good quality, wide variety and choice, and exceptional value for the housing investment dollar. Some of the structures of older vintage, particularly the frame structures, will require special attention to prevent the deterioration of older neighborhoods. Selective demolition of unrepairable structures, rehabilitation of sound structures, and management 3/90 III-103 �• SUBSECTORS PEMBROKE W OUTER OR ' "' BAGLEY CURTIS W OUTfA c• DA CERVENY •~o "'"e" I I HARMONY VILLAGE LYNDON GRANDMONT SCl-fOOLCAA,T AA 1 Inch • sooo ft. l.Lnorth l'ULLfRTON •• ICfN 0 1i2 1 r::=::::::::::: c:::::::::::., 0.0 11/2 2 i:::=:::::, ,_ mil" 0.5 t. 0 1.5 2.0 c::=,.--,_r::::::i kllometero NORTHWEST SECTOR Cerveny-Grandmont Subsector •......• 307-9 Greenfield Subsector ............... 307-6 Harmony Village Subsector •...•••... 307-10 McNichols Subsector .•......•.•..••• 307-11 Palmer Park Subsector .••.....••.••. 307-8 Pembroke-Bagley Subsector •••••..... 307-7 �. ~ -z I •; '; VI i:r 0 zwl rI > i.J --<----;SION~3All ~ ,- :::- y ·-I - ... - , I - .. Pe•' ::: - iii r-:z, I I I I ::: - --- I I I I I I I - - ., VI .:: - - _ J- a: :::l u L:.J :, Ii ~ L ~· - ., /" iii i.J ,-----, -- - ~ - -• ,,,, ., ., ,,, ,,, I I I ::: >- Ii ::: a:: w ..... al al r- -g- 'i ... I Is~ ·*- . . - I I"' li1 • -1:- - - ,:t; •• liil~ 1• 15 - I I \!I I ,: ~ I I .... I VI i.J ....er I':: ....i.J..., •J..M;j 073l;jH1nOS 81 82 83 IU 86 11 112 lt3 M 15 lt6 S/NGl£-FAIJILJ' RESIDENTIAL 7WCrF AIJILJ' RESIDENTIAL LON·DENSTTY RESIDENTIAL THOROUGHFARE RESIDENTIAL IIEDIUII-DENSITY RESIDENTIAL HIGH-DENSTTY RESIDENTIAL sm GENBAUZED RESTRICTED BlJSINESS IJ)CAL BUS/NESS/RESIDENTIAL SHOPPING DISTRICT" GENERAL BlJSINESS GENERAL SE/¼'ICES REZONING CONCEPT SPECIAL DEVELOPMENT (resldentfal, wit/I lltnlf«I commercla/J SD2 SPECIAL DEVELOPIIENT <conmerclal.wlfll Jltnlt«I res/dentla/J 504 PROPOSED SPECIAL DEVELOP/JENT Ml M2 M3 MC M5 UMffED INDUSTRIAL RESTRICTED INDUSTRIAL GENERAL INDUSTRIAL INTENSNE INDUSTRIAL SPECIAL INDUSTRIAL TM WI TRANSff/ONAL INDUSTRIAL WATERFRONT INDUSTRJ.AL I'll PMKS and RECREATION 4l PUBUC WHMF RNERFRONT IIIX US£ PLANNED DEVELOPUENT PC PUBUC CENTER l'CA RESTRICTED CENTRAL BUSINESS ,o NORTHWEST SECTOR �THE DETROIT MASTER PLAN OF POLICIES NORTHWEST SECTOR of vacant lots can help to insure the long-term viability of • these residential areas. Multiple-family structures in a number of the neighborhoods currently produce a higher number of vacancies than the single-family dwellings, and special attention to this problem is warranted with emphasis on protection from intrusion, reoccupancy, and removal of those units which are not repairable. The industrial corridor appears to be sound with good accessibility to both rail and high access roadways. Parcels appear regular and individual industrial sites are readily accessible by minor roads leading into the industrial districts. Little, if any, industrial vacant land is apparent, and although the corridor does not appear cramped, expansion ability of some firms may be difficult. Major educational facilities in the Northwest Sector include Marygrove College, the University of Detroit, and Lewis College of Business. These institutions are important regional facilities and should be given full cooperation and support. - POLICY 307-1: Northwest Sector - general policies Maximize the competitive position of Northwest Sector industrial areas, institutional areas, major hospitals, and universities, thereby reinforcing their potential as long-term economic and employment centers. Maximize the competitive position of the Northwest Sector residential neighborhoods, strengthening and protecting these areas as a housing resource that is virtually unique in value. POLICY 307-2: Northwest Sector - land use Plan for reuse of vacant land. Remove blighting physical conditions, including vacant structures. POLICY 307-3: Northwest Sector - residential development While keeping single-family neighborhoods and encouraging conservation and rehabilitation of older structures, develop moderate- to high-density multiples on major and secondary thoroughfares. Improve the public infrastructure - streets, sidewalks, curbs, lighting, etc. - and provide for adequate maintenance. Improve landscaping; provide more street trees. 3/90 III-104 �. THE DETROIT MASTER PLAN OF POLI,C.IES POLICY 307-4: NORTHWEST SECTOR Northwest Sector - commercial development Provide goods and services oriented to the heavy automobile traffic along Woodward, Eight Mile, Grand River, Livernois, and near freeway entries. Give special support to the comparison shopping areas of Livernois/Seven Mile and Grand River/Greenfield and improve other areas, as appropriate, to better maintain or phase-out commercial use. POLICY 307-5: · Northwest Sector - transportation system Develop Woodward light rail transit. Upgrade railroad grade crossings. Fine-tune traffic patterns and movement; encourage development of off-street parking in both commercial and residential areas where the need exists. Especially, provide additional parking for the shopping center at Livernois and Seven Mile and for the Palmer Park apartment complex. 3/90 III-105 �• LD CIREENFl ----- a><IIITINCI I.AND ..._ RL-,....ramoie,_,-...,. RLM- ,_.., a.-e, ~ RM- -,..., oon..e, ~ RH- Bi-,, ramoie, _,-...,. SRC-si-c.i_...,~ INST - tnot.i-.i-i INO-<lll--.linUttial LJ: IND- Li.,,._ -.ai&1 RL TAC- Thoroughfare ..,udant.ial•C~rcial MC-lalcro-dAl SC-"-1&1RLC-~- GC- <lineal cc--- MUR-,..-,-~ MP... '' ., R RL ii I ··---:: RC ~ 1 g ,l I . .. . ..-•... . . • - · - • · - · - · : l: r. : RL :..INST : RM 5J - RL . . .. .:RU. .. ..... : : INST it-~1-•200011 INST RL Ma j or Park RC- Racnat i cn POS- ........,., - n Space OSI - Open Space-Ins t 1tut i one l V- Vacant CEM-c..tary RL ."ii GC ~· RLC 1'1 =----;;;. .. .7S ,---,1.0 .25 .so ,......----, 0.0 NORTHWEST SECTOR 8/83 GREENFIELD <:; ---·· ··----- MILE RL-u.,a.-e,~ ALM-,_.., ramoi,:y ~ RM--..-.. ~ RH- .. SAC--..i~-....i INST--.....IND--...i-.m&1 LJ: IND-~ -.m&1 TRC- ThOroUl)hfan Jlaeidential•C~cial MC- ..,cra:.-rdal GC -.-tr~ RL SC- __, - ALC-~- GC- - . i a-c&1 cc--- Ge\... MUR-,..-,u.,~ MP- JilaJor Park RC- Racreation POS- ........,., 0pon • OSI - Open Space-Inst i tutional V• Vacant. CEM--.,, ····------······ lGC RL RC INST Ot.'ffP RL i .,___t n• ... DR RL : C g, l : AL i ! i ~ for ax,,laaat.10II of ca~~rlea ' I AA INST INST GC s.. ----i---. i ,'. : : l.Lnortft RL [1J ..... ~· ~i RLC !I . 0.0 8/83 Greenfield Subsector ••.•••••••••••• 307-6 Cl 1 inch • 2000 ft .25 112 -=-==;:i.. .50 ,---, .75 1.0 c=:::, NORTHWEST SECTOR III-lOSA �r THE DETROIT MASTER PLAN OF POLI~IES NORTHWEST SECTOR GREENFIELD SUBSECTOR BOUNDARIES AND FEATURES Greenfield Subsector, bounded by Eight Mile Road, John C. Lodge Freeway, McNichols Road, and Southfield Freeway, is primarily a low-density residential area. Commercial activities are located along major thoroughfares in ribbon formation. Several major institutions are located within this Subsector, the most notable being Sinai and Mt. Carmel Mercy Hospitals on Outer Drive. SUMMARY OF PLANNING ISSUES, GREENFIELD SUBSECTOR Greenfield Subsector is an attractive, well-functioning residential area. Its attributes include excellent housing, strong community groups, well-maintained neighborhoods designed for our auto-oriented society, and major institutions which reflect a positive image and respect for their surrounding neighborhoods. Only two weaknesses deserve special attention. The first is the over-abundance of commercial frontage and the resulting instability of the Greenfield commercial districts. The second is the lack of recreational program facilities. GREENFIELD SOBSECTOR GOALS This is a basically sound, family-oriented community. The goal is simply to insure that the area remains sound, that any indications of deterioration are reversed and that the commercial areas become better organized, more attractive, and more closely matched to the needs of the area's residents. POLICY 307-6: Greenfield Subsector policies Policy recommendations for the Greenfield Subsector are primarily reinforcement or strengthening of existing land use activities and patterns. A few address minor weaknesses, strive to encourage the ideal pattern for this area, and suggest some diversification. Encourage continued high maintenance levels of residential neighborhoods through community activities, insuring support by local financial institutions and through joint reinvestment programs. Target housing conservation programs to areas showing signs of decline and areas with a higher proportion of frame structures. Where vacant lots are present, work with block residents to determine desired use and the best method for their maintenance. 3/90 III-106 �. THE DETROIT MASTER PLAN OF POLI.CIES NORTHWEST SECTOR Encourage owners or property managers to maintain vacant • structures at the same level as the remaining properties and to participate in block activities such as snow removal and yard maintenance projects. Work with owners and real estate agents toward reoccupancy of the structures through joint programs such as expanded vacant-homes rehabilitation projects or a joint urban homesteading program. Adjust allocation of commercial frontage space to current and projected needs. Encourage clustered convenience shopping nodes in close relationship with the development of multi-family residential districts. Encourage commercial frontage improvements, providing architectural and landscape treatment, adequate parking, and blight removal. Develop an indoor recreational program facility in proximity to or within the Greenfield Subsector. In addition, if the opportunity avails itself, without requiring a loss of sound housing, develop a neighborhood playground within the area bounded by James Couzens, Seven Mile, and Greenfield. In the meantime, encourage owners of under-utilized, privately owned land which does not abut major thoroughfares to permit use of their land as temporary play space; in such cases, consider allowing the owners some level of tax credit. Work closely with community groups to form Block Watch crime prevention programs and to keep them active, and adopt other programs as feasible to control crime. 3/90 III-107 �. -=···---·-~·- -;'!"'••·.~·1..-.-..-:.-~~;-~LE-..-...-."'!':.'--+.-..,."'!'..... .- -. .-. .-. .-..-.-~-..'!!!9.'!!!9.-.. """",F,5i;fl!G~C-:.····· ..-. .-..-••-••-..-..-..-... -.-••-••-.·.--.••-. .""!.~-RM-""l!~-.... _J GC :•--.... • ••_••.••••.•.... •.••~• ••••••••____ · GC LC -•••••• : .._: :...-.:-.LT IND ilNST! .. : RC i i RL ~, "~ RL I.... INST+_j !INST/RC W Outer !~ RL 0 1 GC GC Or RL GC ~i i .............. ~.~------~·"' ~,--...--: i ! 0 i 1~-- :, • • ·--···· :··:.........; ......... .............. RM • .......... 0 41 :1 RL LC RL :••••• INST :.: 1..... RL :G =---•--·c ~ I or SEE APPENDIX FOR EXPLANATION MC- i.:,cr ~ SC-~~ RLC-~~ GC--.i~ PEMBROKE ---- RL---,ey~ RLM_,____'Y~ RM--.. - ' Y ~ RH---'Y--...,. SRC-~ - - . . . , . ~ INST-1-1IND-a.-a.1u: IND- U,,tE - POS• ..m.anent OS I • Open V• 0 0.0 Opan Spaee .H -~ .75 Space- Ins t i t 1,1,t.ion• l ··- NORTH\1\/EST *- Playfield .......... RM GC 8 MILE ~ < r SECTOR GC :...... LT. IND :INST: a: ..,~ RL RL ., INS Outer RL GC ~ RL j1NsT/RM W GC :; r·~- !;l , ......: ~--·-. ........ - ----iJRC i n111----RL 1.0 -. . c::::::::f=="L:'==' Vacant GC 8/83 JOOOfl . CEM-c....ry f .......................... ~~---i ··············• lflCflj I cc-~- MUR-111-s-~ MP- Major P• rk AC- ..creation -~LAND .... GC 1 LAND USE CATEGORIES Dr .. -··· RL • :·'Ill~~---··.: C SE£ APPENDIX FOR £XPLANAnON or LAND USE CATtGORtES 8/83 PEMBROKE MC- ..,aro:-.c..i sc-~- GC--- RLC- r• w..- ••-n &.AN0I RL-,_..,...,,~ 1 •IICPI: 2000ft -.-u.1/tDCal - - CC--o.arc,.,J. u.. RLM- ,__,. ..,...,, ~ RM--..-.,,~ RH-111,n_.,,~ SRC-~-.-...i~ INST-1-1IND-_,_ U:IND-..__ MUR-.,.-,-~ MP- NA)or Park RC- Aecreauon POS- - • -n Space OSI-Open Space•Inadtutional 0 0.0 .25 .50 V- Vacar:t CEM-o..,my *- 1laytie14 Pembroke-Bagley Subsector ...•...•.. 307-7 . 75 1.0 ··- c::::::J==7L::..Jr=:::, NORTH\1\/EST III-107A SECTOR �. ' '. 8/83 MC- ,.,.. ~ SC-~~ RLC- -.-uaill...al 0:a:a=.&1 BAGLEY I •..Cf'I : 1000ft GC-......i~ •x1 ••.,.••....am:o • TING LAND ..... CC- ana..-.:w MUR---~ MP- Ka)ar Park RC- Racruuon POS- ,.......,.. Opo, Space OSI - Open Sp&c•-Ica-:.J.t.1,1,t10:ial V- Vacant CEM· c-..r-1 ua• RL-,.... o...,.., -"""""-'" ALM-,.__,.. o.-.a.ry ~ RM----"'~ RH- a,_, o.-.a.ry ~ SAC- 9poa.o1 _,_u.o.1-a.-..-=--1 INST- ~ = = - . 1 INO- ~ ,,.,,__,...&1 L1: IND- usr,. ~ . . . , *- 0 cO .n SO 75 tO c::____f=7c=::.ic==::J , ...... . ........ NORTHWEST SECTOR Playfuld .,_·-~ , GC , ; LC , • GC '-... . , ---. -,.~~--...--..,.,_,~;,,il~-.. ;. .: ....,.•__•••,,._....____. . ,...........,-..c..ir--• "'-~•v··• : ~ •·•••••···•••••• •••••• • ................. ,. 1 -::,-;..n=.·;::-==::::=i .. ;~. i ~• >•,:••. j ,.__ ! Ge/'~-~ INST-+ r·Rc - ~ ••• : - 1:\•,.: . AL ~r?·· . GC / : ) \ ~ . - i1 ;'i-Gc RLC ' : •••••••• ~ ~~ : : i ';-RLC ~-•••• ~i+•:7,c !;;;;, ~~ . .• RL f"i~~~--··r :-RLC : : :..................:L. . . ' :--···: RL l-t RLC i_, '._: ~~-1.-..----------,w _....,_ , •-j RM.•... • ······•····--·---···-····•·········, . ·:; ,de R~C 8/83 BAGLEY P A ~ O LAND UBE AL-= 0oncc-1 ~ ALM- ~ t . n : c.r.s..:.ty Resl.dem:J..&.l RM- .-:ii.DI o.i.a.i.~ Ra&l.mnu.A.1 RH- H.1(#'1 CW..a...ry ~ SRC- _,,,., ,_,,_,u.,.1-0,,,,,,.-c.a.1 INST- insuc.-u=&i IND- Ganoru L ~ LT. IND- w.= :.-c.a---..a1 ?e mbr oke - 3 a.c le ·· MC- .... ,cr c:n:a..-.....:.a..l SC- s,-o..al er.c.=..u RLC- i:-sicr::.,:..a..;. .'Lx:a.! ~-c..a.1 GC-c.e.ra.1~...i CC- c,,,,._-...,., =-.-=-u MUR-,----~ MP- iu 1or Pull RC- ~crut :.c:, PQS- P-erm&nent. Open Space OS I - C?'l!:-1 S;:• =•- lr. s-;::. -;: ·.,:~:.:,:-.• l V- V•ca:it CEM- EJ I ,...:'°' : 2000N 0 00 ==--- ,. = ' 0 1 .... ,. ~ k1~1e, =-, NORTHWEST SECTOR III-107B �. THE DETROIT MASTER PLAN OF POLICIES NORTHWEST SECTOR PEMBROKE-BAGLEY SUBSECTOR BOUNDARIES AND FEATURES Pembroke-Bagley Subsector, bounded by West Eight Mile Road, Livernois, McNichols, and the John C. Lodge Freeway, is primarily a low-density residential area. This portion of West Outer Drive is considered a.prominent residential feature of this subsector. Support commercial uses are located along the major thoroughfares while small office buildings are prevalent along the James Couzens Highway. Located here are the Northwest Activity Center, Lewis Business College, and Grace Hospital, all along Meyers. The population of this Subsector enjoys a significantly higher level of education and income. SUMMARY OF PLANNING ISSUES, PEMBROKE-BAGLEY SUBSECTOR The Pembroke-Bagley Subsector is an attractive, viable residential community. The reinforcement of this subsector should focus on strengthening its few weak areas and encouraging the continuation of present community activities. Targeting housing improvement programs and commercial frontage improvements to those areas of greatest need can help this subsector to be of a consistently high quality throughout. For the most part, Pembroke-Bagley neighborhoods need little public assistance for rehabilitation or beautification. Vacancy rates for ,multi-family units are low, market for new development of this type. indicating a North of Pembroke and east of Wyoming, housing conditions vary, with many homes needing rehabilitation and blocks evidencing spot demolition. Although rear parking was provided for Eight Mile commercial establishments, the interface of the Eight Mile commercial uses with the residential parcels is not always pleasant because of poor maintenance. Another concern is the lower maintenance levels and high vacancy rate of duplexes throughout the subsector. In summary, the socio-economic trends for the Pembroke-Bagley Subsector have followed many of the City-wide trends, only to a lesser extent. Several trends point out the well-documented changing lifestyles of today which are resulting in an increasing dependence of the household on outside support services such as child care, recreation, and employment retraining. Overall, though, the subsector appears to be a socio-economically stable community with a strong family orientation. 3/90 III-108 �. THE DETROIT MASTER PLAN OF POLI,CIES NORTHWEST SECTOR PEMBROKE-BAGLEY SUBSECTOR GOALS This is a basically sound, family-oriented community. The problems can be solved with intelligent application of improvement programs and favorable economic conditions. This area should be supported so that the area will become an increasingly desirable location to live and raise a family. POLICY 307-7: Pembroke-Bagley Subsector policies Most of the following policy recommendations are preventive and intended to encourage the continuation of the PembrokeBagley Subsector as the healthy residential community it is presently. Implement a special neighborhood improvement program in the area east of Wyoming and north of Pembroke. Such a program should incorporate spot demolition, housing rehabilitation, and low-density infill housing construction. Also, encourage housing rehabilitation, private reinvestment, and occupancy of vacant units along major and secondary thoroughfares. Adjust commercial frontage space to current and future needs. Improve remaining commercial frontage through available means. On surplus commercial frontage sites, develop other uses including green space, institutional and residential uses, including multi-family. Special attention should be given to the development patterns of James Couzens and Eight Mile. Encourage the James Couzens frontage to continue developing as a small business services and office district while also allowing low- and moderatedensity residential development in under-utilized sections as is presently the case. Improve the James Couzens frontage through facade improvements and provision of landscaped parking facilities. Discourage consumer retail establishments dependent upon pedestrian and impulse-oriented vehicular traffic from locating within the James Couzens frontage, because this type of traffic is not present. Along Eight Mile, control the development of adult entertainment establishments and discourage the intrusion of traffic related to the establishments and prostitution activities into the residential areas through traffic restrictions and police and citizen patrols. Permit light industrial uses along the Eight Mile frontage, so long as strict site planning standards are applied to insure compatibility with adjacent development. 3/90 III-109 �. PALMER F .J RL .:. . r, ! • it : S' i : i .. . . • INST ..:i . PARK AL.,-_.,_ RM---RH---...,--.... RLM--..-SRC--..--...INST--.IND--,.-..,. LJ:IND-"""".,,._ MC--sc.-.,- L...- - ~ ~ RLC-~-.. GC---.. c ..._. c_ -MUR_ . i i "·-= NAJOI' ,.,... RC~ -.Creauon V• I • • • &RC *· L-! t C;iiiii;ia•l:le RL AA LandU.. 1 lncPI • 2000 It . l,L"°'u, : : :,rlNST I pa - Propoaed Tran • i t Station Location • RC flayU.eld ••• c.._.,.. •• II!!' RL j .+. •• ... .... .... .... V«AnC CEM·-,. ~•NST +-RLC I MP.. PQS-N. . . . . CC..-1 . . . . LJ ClJ • CNI tt RL a.a SEE APPENOII FOR EXPLANATION OF LAND USE CATAGORIES . Palmer Park Subsector .••.••.•....•• 307-8 so ,---., .25 NORTHWEST III-109A .1s..-----, 1.0 ...,. SECTOR �. THE DETROIT MASTER PLAN OF POLI.CIES NORTHWEST SECTOR PALMER PARK SUBSECTOR BOUNDARIES AND FEATURES Bounded by Eight Mile Road, Woodward Avenue, McNichols, and Livernois, the Palmer Pa~k Subsector is composed of several neighborhoods, including Sherwood Forest, Green Acres Golf Club, and University subdivisions, Palmer Woods, and the Palmer Park apartment district. Commercial uses are located along each of the major thoroughfares with the exception of Seven Mile Road. In addition, two large cemeteries are located here, along with the Detroit Golf Club and Palmer Park itself. The single-family neighborhoods in this subsector are among the most affluent in the City. SUMMARY OF PLANNING ISSUES, PALMER PARK SUBSECTOR Palmer Park Subsector's greatest physical resources are its housing stock and neighborhoods and its recreational acreage. Together, these resources create a unique residential area in Detroit. Presently, a heal thy, viable area, Palmer Park neighborhoods need little, if any, direct public assistance for rehabilitation or beautification. North and south of the Avenue of Fashion, the Livernois frontage has a general commercial orientation, with thoroughfare-related establishments. Esthetically, this portion of Livernois suffers from the lack of plant materials, low maintenance levels, and discordant signage and facade designs. In the earlier part of this decade, the Palmer Park subsector had the highest crime rate in the Northwest Sector. Recently, although crime remains a major problem in the apartment and commercial areas, the single-family neighborhoods have shown remarkable strength in crime prevention: in fact, the area encompassing the Greenacres, Sherwood Forest, and Palmer Woods subdivisions had the distinction of being the safest neighborhoods in Detroit according to 1987 Detroit Police Department statistics. A concern of residents has been the potential of the larger homes being used for adult foster care or other institutional uses. The long-range future of the larger homes such as those found in Palmer Park is worthy of their concern, given the trend toward smaller households and energy conservation. While it is believed that a demand for such homes will always exist, the history of East Grand Boulevard and Chicago Boulevard is still fresh. To discourage such development, the City should work closely with State officials to discourage 3/90 III-110 �• THE DETROIT MASTER PLAN OF POLICIES , NORTHWEST SECTOR State approval of a concentration of institutional homes in the area. PALMER PARK SOBSECTOR GOALS This entire subsector is an extremely important resource for the City. Its four neighborhoods of distinctive single-family homes of fer some of the best housing opportunities in the Greater Detroit area for middle- and upper-income families desiring fine vintage housing and a central location in a diverse but close-knit community. All indications are that these neighborhoods are persistently improving in many respects and will, with continued commitment, become increasingly recognized as one of the region's premier residential areas. The Palmer Park apartment complex has the potential of becoming again the opulent multi-family community it once was, with spacious, beautifully designed buildings and apartment units adjacent to one of Detroit's most attractive parks, including a public golf course and located also adjacent to the Woodward transportation corridor. The Livernois "Avenue of Fashion" could once again become a vibrant retail area, taking advantage of the current revival of the urban shopping street as a desirable alternative to the malls, serving the surrounding affluent community as well as the larger region. The following policy recommendations are intended to provide for the continuation of the unique residential character of the neighborhoods and return the commercial and - multi-family areas to their former stature. POLICY 307-8: Palmer Park Sector policies Encourage the stabilization and beautification of the Livernois commercial frontage. While the Avenue of Fashion should continue to be developed as a comparison commercial district, the remaining portions of Livernois also should be developed as attractive, secure general commercial districts. Encourage the development of a general merchandise store as a second anchor in the Avenue of Fashion district. Work closely with businesses to lessen opportunity for crime, to develop secure parking lots, and to develop strategies and programs to achieve future development goals. III-111 3/90 ------------ - - �• THE DETROIT MASTER PLAN OF POLI.CJES NORTHWEST SECTOR Encourage the continuation of the Palmer Park recreational , area through proper maintenance, increased security, and upgrading of facilities. Consider the development of an indoor recreational facility within the park -to address weaknesses for both the areas east and west of Woodward. Consider developing a bicycle path linking West Outer Drive with East Outer Drive via State Fair and an easement between Woodlawn and Evergreen Cemeteries, which are only separated by a fence. If this is not feasible, consider developing a bike lane along Seven Mile as an alternate route, or perhaps a route through the Green Acres subdivision. Encourage continued community crime prevention programs. Mount a major campaign to rid Palmer Park and the apartment district of its criminal element. Provide special patrols of apartment parking areas. Use all available means to prevent crime in the commercial areas, giving particular attention to the Avenue of Fashion area. Should a residential structure become vacant, provide any necessary assistance to assure proper maintenance until it can become reoccupied. 3/90 III-112 �• Lr--, r, .:;:-i • '. .. ,,~GC:::::.., /!'• - ~- - - - - · . .~ i+RM ---- RL : I RL _ GC>, 1 ~~-~·····-L.·-·-···: ........ i:i .. - · - ~ND uaa Rl-,_...,_.,.~ RLM-,....._.,...,...,.~ RM--.. . . , . . . , . ~ _:_ _-_-___ _ _ _ _ _'--R-L_c_+..,:'<~.:-1.Jr~ - - ... -; 4i RL INST, RL RH-1i191Dmoi<Y~ SRC- ai-:w - . - u a i ~ INST-IM<i--.i IND--.rai--=ai ll:IND-u.,..__ TRC- Tborouqhfan aeudent.ial-c~cial MC-,-,cra-cw. SC-9-iala-rd&l RLC- ~ ~ GC--.i.-cw cc--0-........, MUR-...---.-uai MPAC .. Major Park RecrHt.ion POS- Pemanen.t. Opan Space OSl-0pen Spac•- In s -:.uutional V- Vacant. CEM-.,._,, 1 *- Playfi•ld AA lb,...... 0,0 ,,.... aooott. .:IS .IO _ .75 ... 1-0 ..... '-----'r::::::i:___,~ NORTHWEST ~ir_; : G~ ( " (~, I '; GC . .. ..,,._~ CERVENY ·-.;,--·--·-·-------···1·t·r··-··-····--········ ' • • lL1' RMI!i i SECTOR mRANDMDNT ij·· I' . I ~ ,'t: : ;~ . ..I I''" , lt" ! 1 RL ;~_; I . : RMi :; - ' RLM I ~ :_~,-_.-:.-~ •.•. :.!-...=' ·"'···-~-~-~. .....r---···-= ••••••• •~,, INST'r7 ·•... Gel ••• RLM / "~' ~ ~!=l~lc.Ei.L •• RH- .,_., ,.,.... : : ":: :: : : : INST RM,,:::: ': : :, ___ _: ' cc--a:.arcw MUR- RL ··········:~~·········.l .. . ....- i_,==-;;,'="0~0="======== ••••••• Ge:•• ··=K~: RLM -\ •e: j I : : ~----· ••, ••• •-... I .----!~ ... ... .: .:M2!' RL •• JEFFRIES FWY I I : • - •••• · ~,1: or M3 .... -- ~ M2 " ull erton Mi-' u. - . - t i . a l MP- NaJor Park RC .. bcrHucn POS- ,........,.~ <>pen Spaee OSI .. Open Spac•-In • tl.t uticnal V- Vacant CEM-c.-ry *- , r····~· ········'!f··,. :i' 1 : ·-..... ••• •• ••• RL ~ SRC- 9-ia! - • -t.1a1-a:..n:ia1 INST-1-1--.i INO-a....i:l..-aial ll:IND-u.,.._-=-i TRC- Thoro~htar• au.idential .. C~rcU l MC-,-,cr o.-.ci&l. SC-._;.t.1.-cw RLC- -.-uai/1""'1 ~ GC- - . i .-cw : Ir~ RL U- RL-,- Dmoity ~ RLM- ,....._.._ ,.,...,. ~ RM-_,__.,. - . - u a i ~······~·--········· ~, i , °'_~-~ ,.. ._: ,_ ..;:_ •-,· : : :1 {"_;CJtTAN ;: • : RLC ~~ ! ---.....-a •~-,_.,,....,,_ I.AND RL : =~ ii-- s~ il'. "" ~4 SEE APPENDIX FOR EXPLANATION OF LANO USE CATEGORIES Cerveny-Grandmont Subsector •.•••••• 307-9 Playfield AA lbn0r111 a.a LJ ClJ •c,.• 1 Inell • 2000 fl . .:as .so .75 ,.a "---r===i '-----1~ NORTHWEST III-112A ...,. kll . . . . . . SECTOR I �r THE DETROIT MASTER PLAN OF POLICIES NORTHWEST SECTOR CERVENY-GRANDMONT BOUNDARIES AND FEATURES The Cerveny-Grandmont Subsector is an increasingly familyoriented general residential area bounded by McNichols on the north, Ardmore on the east, the Jeffries Freeway on the south, and the Southfield Freeway on the west. It is bisected by the major commercial thoroughfare, Grand River. In addition to housing, three small but significant industrial parcels are located along its southernmost boundary. It is a relatively affluent area with higher levels of education, income, and labor force participation than the City as a whole. SUMMARY OF PLANNING ISSUES, CERVENY-GRANDMONT SUBSECTOR Cerveny-Grandmont's greatest asset is its housing and neighborhoods. A well-rounded community, its housing is sound, neighborhoods attractive, and support services are plentiful. Yet, certain aspects of the subsector do need improvement. In the subsector's housing, structural weaknesses center around aging, poorly protected wooden portions and appendages, including porches and overhangs. The small multiples (flats) found in many areas of this subsector often are in need of more repairs than its single-family counterpart. This subsector, compared to other parts of Detroit, is relatively under-served by recreation land and buildings, and is rated by the Recreation Department as "severely" lacking in public playfields. Vacant lots and structures are often in evidence in the Cerveny-Grandmont Subsector. Given the overall condition of the residential areas of this subsector, the modest overall vacancy rate, compared to the City's rate, the family orientation of the subsector, and the income levels, this subsector should be considered a prime location for a cooperative reinvestment program involving area financial institutions. The area bounded by Fenkell, Ardmore, Fullerton, and Greenfield is the oldest part of this subsector. Lots are smaller, driveways are less common, and there are proportionately more vacancy and maintenance problems. Commercial frontages are showing some deterioration and are in need of remedial improvement measures. The area has a surplus of commercially-zoned land and businesses are 3/90 III-113 �r THE DETROIT MASTER PLAN OF POLICIES NORTHWEST SECTOR scattered and should be clustered into viable concentrations • along healthy commercial strips and at key nodes and intersections. While the vacant industrial sites are readily accessible by both rail and road, they are - also adjacent to and of ten abutting relatively strong residential areas. Each of the sites has a structure which appears adaptable to other industrial uses, and the sites and structures are relatively modern. The· sites straddling Greenfield comprise a significant amount of industrial acreage with a corresponding potential for jobs: on the other hand, the sites are cut off from other like industrial sites by the Jeffries and Southfield Freeways. In addition, Detroit has a substantial amount of under-utilized industrial land adjacent to other industrial acreage with the potential of forming substantial industrial parks offering the same or more employment potential. Low-medium density housing consisting of a variety of structure and ownership types could be considered for some of these vacant industrial sites. In the interim, before final determination of the long-range future of these parcels, rezone the parcels to a more restrictive industrial category in order to prevent industries of greater objection to residential areas from locating here. This subsector is deficient in both recreation land and program buildings. In terms of recreational outdoor space, it should be noted that the Cerveny-Grandmont Subsector is primarily composed of low-density housing with yard space, providing limited recreational space. Although this is a mitigating factor, the deficiency of large playfield space still exists and, when feasible, a playfield should be incorporated into the subsector. CERVENY-GRANDMONT SUBSECTOR GOALS The Cerveny-Grandmont subsector should continue as a sound family-oriented community with attractive middle-income housing and neighborhoods, adequate recreation space, and well-organized shopping ares. Industry should remain and provide a healthy employment base, but should be well-buffered from residential areas. 3/90 III-114 �r"' I THE DETROIT MASTER PLAN OF POLICIES POLICY 307-9: NORTHWEST SECTOR Cerveny-Grandmont Subsector policies Encourage housing rehabilitation programs, especially in the southeast quadrant of this subsector, including code enforcement, loans and grants, cooperative reinvestment activities wi t.h local financial ins ti tut ions, sweat equity allowances, and vacant housing rehabilitation and occupancy incentives. Provide selective spot demolition of abandoned structures. Develop inf ill housing, where feasible. Give special emphasis to vacant housing rehabilitation and occupancy, and to incentives for landlords to maintain and improve their property. Split vacant lots between adjoining properties and encourage off-street parking, where feasible. Discourage random location of comparison retail uses: concentrate major commercial development along McNichols and Grand River. Reinforce the shopping node at Grand River and Greenfield as a comparison commercial center, and discourage non-consumer and non-pedestrian oriented uses. If market conditions become favorable, encourage low-density multiple and townhouse development along Puritan and Schoolcraft. Maintain the Greenfield frontage as mixed residential and commercial; insure adequate screening of adjacent residential uses. Phase-out surplus and vacant industrial sites, and encourage low- and medium-density housing if market conditions become favorable. Develop a recreation program building Southfield and Fenkell. 3/90 in the vicinity of III-115 �i • ! GC t_ ·······~.. i.t. iR'i:=.·r-~. , ,_ r............... • • .......... • ••.~ •. GC :f : : i ~ 1 ··= ~~. RL : ~r.~•.. RLM : • • . ,\._.•• RL : : :.~,·::':'-_••. : : •. \(':>.4 GC LtlR1WsTl: : .-., ...-..! RL =. : RM...:-, : +··· . ............... INST l : GC-. : : i,r-••••••··•••••••: : • :.,...,; · · : l..f>i.T.IND./GC :j RL • : : ........ ~ ... :................ : :. •• :• .,;;..:_;_. ...,...; I :'" ........... ~ .~~•~•~· ............ _.: .....ac:ri r.....Gt..····-r-·R;:f ..-.;:"•-~:·j il..cic·· ....: ................G..c·~=· •, • • ,. .......... / ~ : RLM H: !; l RL : : :i: RL ... :,T~ RLM ·~i":~ l! RLM R ~LGC'GE >'WY :,.. \v: ~¢:-;: ·-·:·#4f-J#P!£-ti-t#i§l QI M: : : : RLC/GC ft 1......... •.•••••••.•••• ••••: Jh~•••···•••••·•!!"•~•~~•••••••·••••••·•• -·· ·----• .......Get t............·-·rrGc..........""""i 1· r-.....tT·itioiac'..······......i §: LT ..... : RLC/GC IND• :• • •• .......o..~ . ••••••••• .,. I : : .., < RL :·--·····_.•~··...... : S=~ : ~- fl.LT : : : ...! RL : : ;: : :2,. ! RL :.. ~1•: ~ ! LT ~GC RC : IND~ : : : IND~: : RLM GC_.:-,; ~ :-:: E: =- LT. IND. 1NO:-L....L1fio•~~ - i N B........: ~ ~ ; · ~ :·· ..··--~ : IND : . . .~= : f: : 3:; j. : r j _._ ·{ ·.· P•~A.:..--•• ..: • t RL = r.<'' ·· · i r.;'::.•.';;.-•· , ,., 1· · SEE APPENDIX roR E:Xl'LANAnON o r LAND USE CATEGORIIS I I HARMONY VILLAGE ..... ··-- t_,. MC-..;cr-.:i&l SC-9-IAla-c..aJ. RLC-~GC--.ia-c..aJ. cc-..--- 1 IMIIII I MUR-..--~ --~&.AND .... YI 0 MP- Najar Park AC- ..enaUon RL---'Y~ RLM--.. - ' Y ~ 1 -- ··- =:::, OSI• Open Space-Inatituuanal V· Vacant CEM--,. *- -.... r=======t====,'==' ,o o.o 50 n 7S POS--•-nspoe,, RM----<Y~ RH-a1t11,....'Y~ SRC- lpac:i.o1 - - . . . . . - - - . , . INST - ,_,___,_ IND--.i--=ai ll: IND- U;M - . i @ JOOOft '--' NORTHWEST SECTOR Playfield I••-•-•••-••••••~ ..-------!. INST : :.. : : : RL • ------:. . C•J A 1T AN --: RLM RL •• ' ~r,c,c '"'J V ,.. ..,,... ~ ..... , _.J',,~"?'-~"!.!~:::r,• , .• ~ ~- 'is-.,i=.iti-"·~mm~.....~ ~- . . - ~ ·. ,~ RLM •f • • r•·:·····GC INDi RL l RLC : GC ( ! : .-1; !-, J,T. . • :, !, RL M . - :• :j,..-RM RL 1 . ·_.,. ~ r+: I.'.. ; : : --Ji~ ?-rlND ~ i RC ! IND f LT. :: LND I : ~ SEE APPENDIX FOR E>Cllt.AMATION HARMONY VILLAGE -- _ _... __., _ LANCI U •• RL-,...,....'Y~ RLM- , _ , . -<Y - . - . . . i RM- - .. - < Y ~ RH- a1111 amoi'Y _........., SRC- _ . ~ - = - i INST- 1 - 1 - - . i IND--ll:IND-""-- or LAND USE CATEGORIES MC- MIJcr Cl:na:ci&l SC-9-IAl~ RLC- -.-...i/l.Oeal o:am:-cw GC-Gacal~ CC-o:,q,uua,CDmmcw ..... MUR-..--~ MP- Ma j or Park RC- AecreaUan POS- ......,.,,, ·epen 051 • Open V• 0 spoe,, Space-In • titutional o.o ,----, = n 50 rs ,.o Vacant CEM--,. *- Pl,ayfield Harmony Village Subsector .....•.•.. 307-10 NORTHWEST SECTOR III-llSA �THE DETROIT ..!!ASTER PLAN OF POLICIES HARMONY VILLAGE SOBSECTOR: NORTHWEST SECTOR BOUNDARIES AND FEATURES This subsector is the general residential area bounded by McNichols, Livernois, the Detroit Terminal Railroad, and Ardmore Road. An industrial corridor runs along the Harmony Village southern boundary between the railroad and Lyndon. This subsector is synonymous with the Harmony Village Thousand Homes project area. SUMMARY OF PLANNING ISSUES, HARMONY VILLAGE SUBSECTOR The Harmony Village Subsector developed primarily between 1925 and 1945. The greatest bulk of structures were built between 1925 and 1934. Harmony Village's vacancy rate for multiples of over five units is exceptionally high, with one-fifth of the units being vacant and available. There is a need for rehabilitation programs of all kinds as well as a need for continued judicious spot demolition of vacant structures, which ( frequently vandalized and used as hangouts) constitute a blighting influence on the surrounding area. Lack of maintenance and misuse of vacant lots for dumping and abandonment of cars also results in environmental problems. The industrial corridor along its southern edge is relatively modern and has the potential to continue as an area providing significant amounts of employment and revenue well into the future. There is an overabundance of commercial land, and commercial activities are unorganized and scattered along various thoroughfare frontages. HARMONY VILLAGE SOBSECTOR GOALS The Harmony Village subsector has seen some deterioration over the past few years, but with a reversal of the trends which caused the deterioration, a steady long-term improvement in the quality of the area is possible. In addition, various programs to address specific problems such as spot demolition, rehabilitation, and reorganization of the commercial areas can be brought to bear to address short-term problems. The future envisioned for the Harmony Village Subsector is as a solid residential community with a full range of convenient goods and services available in an attractive, safe, and wellplanned setting. 3/90 III-116 �THE DETROIT MASTER PLAN OF POLICIES POLICY 307-10: NORTHWEST SECTOR Harmony Village Subsector policies Provide a full range of rehabilitation programs, as appropriate to each given area, including spot demolition, rehabilitation of both vacant and occupied housing, and loans and grants for housing improvements as they become available. Work closely with citizen groups programs for specific areas. to determine the best In areas where intensive spot demolikion has occurred resulting in large areas of vacant land, encourage maintenance of lots and construction of infill low-density, one- and twofamily structures. Where spot demolition has been little or modest and lots are less than-45 feet wide, encourage owners of properties adjacent to vacant lots to assume ownership and maintenance of vacant lots. Provide a full range of revitalization assistance to remaining viable commercial uses. Decrease the overall amount of commercial land available. Local and general retail activities should be encouraged to develop in activity nodes at or near major intersections. Wyoming, Livernois, and James Couzens should be reinforced in this manner. Lyndon frontage, which is presently under-utilized industrial, should be considered for general commercial and business activities, landscaped auto parking for the industries across the street, and for a landscaped buffer between the residential and industrial areas. Develop the Harmony Village Market into a year-round facility. Encourage the development of an industrial corridor improvement organization involving representatives of the existing firms and local financial institutions. Assist firms and the aforementioned organizations with physical improvements to the area and to industrial facilities through planning and site design expertise, tax incentives, and industrial development programs. New entrepreneurs should be informed of and encouraged to utilize administrative assistance programs. Encourage the reinvestment in and modernization of existing facilities through information and training forums on such themes as energy conservation, high technology, and practical applications of computer technology. Encourage the improvement of environmental conflicts between residential and industrial uses. Insure the construction of attractive opaque screening of outdoor storage areas and large parking areas. 3/90 III-117 �THE DETROIT MASTER PLAN OF POLIC.IES NORTHWEST SECTOR • Where residential uses are across from an industrial facility, encourage the firm to locate its office and administrative functions in the area with the greatest visual contact with the residential area. Permit limited support commercial services to develop along the north side of Lyndon. 3/90 III-118 �r • MCNICHOL ax.- L.AND uall _NC. . . . . . .D Rl-i.ow,..,...,,..-.i RLM- , _ , . ,.,.,_.,, ~ RM--.. - . . . , , ~ .. . .. .. ... .. .... :·· ----- RH-.,,_,,..,...,,~ SRC- lpocW ~~ :•-..--! : INSr INST - -..tu=o&l IND- - . . a i - . . . . i LJ: IND~ TAC- Thoro,..qhf•r• Raal.dent.ial-c~rcial MC-,-;er- Li,_,. Rl RLM ····-·i RLM t••··········~-t!-••·····················••-.. 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INST ua• SRC--,-.-.w~ RL INST- 1-1tuUa0&1 I ND- a..za1 ~ LJ:IND-Li¢<~ TRC- Thoroughfare lleaident.ial•Cmaarcia l MC- ,.jar Cl:alardAl RLM :-= -·----.: ':: LA.NCI ti,_,,..,...,,~ HOLS ~ : : -- -• RL-,-,..,..,:y~ RLM- , - , . 0mo1,:y ~ RM--..o.mtv~ RH- FUS I T A N • • • ~ ~ I SC--,o:..rcw GC \ RLC-~- GC- Ollnoral CC--a:..=-it.1 MUR-...--~ MP- NaJor Park RC- RecrHtl.on POS- Penl&nent Open Space OSI - Open Spu;e-Inatnut1.0nal V- Vacant "'\· , ,.._ ' CEM-c:e-ry *- Playfield AA LT. IND l.1:,".,... Stt APPENDIX FOR EXPLANATION or LJ ClJ ..... 1 lftCtl • 2000 ft. LAND USE CATEGORIES o.a ..---, = .21 .so NORTHWEST McNichols Subsector ..•.••••.•••••.• 307-11 III-118A .11 ,.a ...,. SECTOR �THE DETROIT MASTER PLAN OF POLICIES NORTHWEST SECTOR MCNICHOLS SUBSECTOR BOUNDARIES AND FEATURES The McNichols Subsector is a general residential area bounded by Highland Park, the Detroit TErminal Railroad, Livernois, and McNichols Road. A major industrial corridor runs along the southern boundary. Also located here are the University of Detroit and St. Francis Home for Boys. This subsector has seen a dramatic decrease in population since 1970. The poverty rate is high relative to both the Northwest Sector and the City as a whole. SUMMARY OF PLANNING ISSUES, MCNICHOLS SUBSECTOR In the area south of Puri tan, residential structures are primarily frame but brick structures are not uncommon; type of structures is mixed, with flats being common · and moderatesized apartment buildings located on ~orner sites; structures are close as lots are narrow without front access drives; streets are narrow and often over-parked; maintenance varies from structure to structure and yard to yard, with most structures evidencing need of repair; prevalence of vacant structures and vacant lots and numerous vacancies among individual flats. The McNichols Subsector has insufficient recreational facilities to meet the recreational needs of its population. For major recreation activities, residents can go to nearby Palmer Park, but for regular and everyday recreational needs (neighborhood oriented), the subsector is lacking both indoor and outdoor facilities. Residential to industrial conflicts are apparent in the area. Interfaces between residential land uses and industrial uses are not always smooth or attractive. Open storage areas also are common and most often are unsightly. Circulation problems may also exist. Truck traffic may be forced to use residential streets to gain access to industries located between the railroad and Bourke, and to those located on Idaho and Woodrow Wilson. Although 12th Street is residential on both sides, its southern portion serves as a local truck route for industries along Woodrow Wilson and Idaho. There is an over-abundance of commercial land, especially in the category of local commercial. 3/90 III-119 �THE DETROIT MASTER PLAN OF POL:I.l:IES NORTHWEST SECTOR MCNICHOLS SUBSECTOR GOALS Most of the weaknesses in the McNichols' housing stock can be corrected or lessened significantly, given adequate resources within the near future. While a large proportion of the residential stock in the area is aged_and deteriorated, most of the housing is rehabilitable. Spot demolition of vacant, dangerous structures will be a continuing need; and the advantage to this, besides removing blight, will be to lower densities to a ·more desirable s~andard. The underlying goal is for the creation of a sound residential community, largely through rehabilitation of existing structures, and the provision of a reasonable level of amenities in the form of new recreational facilities, enhanced public spaces, and attractive, well-organized and convenient shopping and services. POLICY 307-11: McNichols Subsector policies Initiate rehabilitation programs designed to bring residential stock up to code and to increase energy efficiency, especially in the areas south of Puritan and east of Log Cabin. Utilize vacant lots to increase the lot size of adjacent parcels for developing front access driveways and garages, and for neighborhood-oriented recreation areas. Initiate vacant structure rehabilitation and occupation programs. Consider rehabilitation of small multiples for subsidized low-income housing. Reduce the amount of local commercial space, especially on Puritan and Fenkell, and encourage local commercial districts to locate toward major intersections. Frontages between districts should be developed for residential use or as landscaped buffers between the residential areas and the trafficways. Limit general commercial districts to Livernois and to Fenkell near Linwood as support for the industrial district to the south. Encourage the small commercial district along McNichols to continue having a high maintenance level. Employ all applicable measures to encourage the continuation of the industrial corridor into the future. Work closely with the various firms to develop the corridor into an area which can meet their long-range needs. 3/90 III-120 �THE DETROIT MASTER PLAN OF POLI.CES NORTHWEST SECTOR Provide for the elimination .gf environmental conflicts, including traffic circulation, between residential and industrial uses. Consider expansion of the industrial corridor's northeast corner (north of the Lodge Freeway) west to 12th and north to Pilgrim or Puritan. Permit limited support commercial services to develop along the west side of 12th. In this same area, work with Highland Park officials toward strengthening this industrial area for continued activity into the future. Encourage the development - of neighborhood-oriented recreational facilities. As opportunity and funding permit, assemble residential vacant lots which are central to the neighborhood to form recreational areas for both children and senior citizens. In the interim, some limited recreation programming at the Hally Elementary/Middle School or community access to some of the University of Detroit facilities would help residents of the subsector and probably adjacent subsectors as well. Develop greenbelts and passive recreational areas as buffers and as interim use between conflicting uses such as between residential areas and industrial corridors, between the heavily trafficked thoroughfares (such as highways) and residential areas. 3/90 III-121 �~-.- THE DETROIT MASTER PLAN OF POL~iES RIVERFRONT AREA ARTICLE 308 RIVERFRONT AREA This Article is reserved for future text and/or maps pertaining to . Riverfront Polici~s. 3/90 III-122 �THE DETROIT MASTER PLAN OF POL:U:IES SOUTHWEST SECTOR ARTICLE 309 SOUTHWEST SECTOR SOUTHWEST SECTOR LOCATION AND EXTENT The Southwest Sector is a 21-square mile area of the City of Detroit. This compares with the total land area for the City of 139.6 square miles; therefore, the Southwest Sector represents approximately 15 percent of the City's total land area. The Southwest Sector lies west of the Lodge Freeway and south of the Ford and Jeffries Freeway. The western and southern City limits, including the Detroit River and the former Detroit Terminal Railroad (now Conrail) form the other boundaries. Nine subsectors lie within the Southwest Sector. They include Jeffries, Condon, Tireman, Hubbard-Richard/Corktown, VernorJunction, Springwells, Chadsey, West Riverfront, and Boynton. SOUTHWEST SECTOR PLANNING ISSUES AND FUTURE POTENTIALS Southwest Detroit has two outstanding economic characteristics: an exceptional concentration of very heavy industry, and a unique convergence of freight transportation modes. Weaknesses of the Sector relate to economic obsolescence in both the industrial and commercial plant. Strengths of the area include the Detroit River as a unique attraction, the fixed nature of the transport infrastructure, the availability of many sound industrial buildings, and the shopping habits of many local residents favoring neighborhood stores. Detroit's major concentration of ports, rail facilities, truck terminals, pipelines, international crossings and associated or support facilities and organizations occurs in the Southwest Sector. This remains unchanged despite the serious and continuing erosion of the Sector's manufacturing base. Only to a limited extent can changing technology, changing corporate ownership patterns, or other evolutionary factors disperse southwest Detroit's highly significant concentration of freight facilities. In fact, prevailing economic forces actually favor continued concentration. III-123 3/90 I -------- - - - - - -- = - - - - c . . c �SUBSECTORS r---'t-~=---~-c ~--.. ~, 1 inch, t.1mlle ~ acret ,----, ,----, ~I__.._J 0 .5 1 1.5 2 mlle SOUTHWEST SECTOR Boynton Subsector ••.••..•.•••.•..•• 309-16 Chadsey Subsector .......•.••.•..... 309-14 Condon Subsector ••.•.•••.•••.•..... 309-9 Hubbard-Richard/Corktown Subsector 309-12 Jeffries Subsector •.•••...•••...••. 309-8 Springwells Subsector ..••••••.•.... 309-13 Tireman Subsector ••••••••.••.•..••• 309-10 West Riverfront Subsector .•..•.•.•• 309-15 Vernor-Junction Subsector .......•.• 309-11 �GENERALIZED REZONING CONCEPT RI 112 /13 • R RS 116 Bl B2 BJ 84 B6 SINGl£·F AM/LY RESIDENTIAL TWO-FAMILY RESIDENTIAL LOH·DENSrTY RESIDENTIAL THOROUGHFPRE RESIDENTIAL MEDIUM·DENSrTY RESIDENTIAL HIGH·DENSrTY RESIDENTIAL. RESTRICTED BUSINESS LOCAL BUSINESS/RESIDENTIAL SHOPPING DISTRICT GENERAL BUSINESS GENERAL SERVICES Ml L/MrTED INDUSTRIAL RESTRICTED INDUSTRIAL GENERAL INDUSTRIAL INTENSIVE INDUSTRIAL SPECIAL INDUSTRIAL SDI SPECIAL DEVELOPMENT !resldenl!ol,wlfh limited commerclolJ SD2 SPECIAL DEVELOPMENT !commerclol,wlfh limited resldent/a/J SD PROPOSED SPECIAL DEVELOPMENT RIVERFRONT MIX USE M2 M3 M4 MS • PD PLANNED DEVELOPMENT PUBLIC CENTER PCA RESTRICTED CENTRAL BUSINESS PC TM WI TRNISrTIONAL INDUSTRIN.. WATERFRONT INDUSTRIN.. PR PMKS and RECREATION ,. SOUTHWEST SECTOR �r THE · DETROIT MASTER PLAN ·OF POL~IES . - SOUTHWEST SECTOR The . Southwest Sector, therefo:c.e, will remain an area of primary economic importance, and industrial activities, within the limits ef sound planning and environmental protection. Keys to the renewal of the Southwest area will include an improved education system aimed at specific needs of the residents (including career training and the re-education of adults), a safe, secure, and. healthy environment, good recreational facilities, and improved public transportation. Social problems characteristic of the City as a whole are all represented here. Of particular concern to residents, howeve~, is the location of such facilities as adult foster care homes and pre-release adjustment centers, among others. POLICY 309-1: Southwest Sector - Land Use Portions of Buchanan, Milford, Tireman, South Fort, and Livernois should be gradually redeveloped from general commercial uses to more residentially compatible uses. Promote riverfront land uses which are appropriate to their location. Correct conditions of unsafe or blighted structures. Care for vacant land and plan for its reuse. Secure more City control over the Riverfront. Study and address the distribution of social facilities such as adult foster care home, pre-release adjustment centers, etc. Establish and implement a comprehensive program for the management of toxic waste material, giving highest priority to arresting and preventing toxic waste impact on the land and people in the Southwest Sector. POLICY 309-2: Southwest Sector - Residential Development Encourage and assist housing conservation and rehabilitation. Buffer small pockets of housing in areas that are, or may eventually become, industrial or commercial. Support existing residential uses in mixed use areas. Encourage owner occupancy and home sharing. Support construction of smaller housing units and infill housing. POLICY 309-3: Southwest Sector - Commercial Development Develop neighborhood commercial districts. Improve both the appearance and function of commercial areas. Encourage neighborhood commercial development to reflect the ethnic character of neighborhoods. Implement zoning changes to improve commercial strips and protect neighborhoods. 3/90 III-124 �~ --.- THE DETROIT MASTER PLAN OF POLIJ:IES POLICY 309-4: SOUTHWEST SECTOR Southwest Sector_- Industrial Development Promote the Southwest Sector as a prime location for growth industries generating high lev~ of employment. Provide an adequate inventory of sites of varying sizes for industrial expansion. Demolish isolated, vacant industrial plants with no economic potential, especially along the Grand Trunk rightof-way. Modernize Union Produce TerminaL and other food distribution-related facilities. Remove food and distribution plants in inappropriate locations. Discourage new industrial uses at the River's edge which ·do not need a river location. Improve the environmental quality resulting from industries. Improve industrial nodes and corridors from a design viewpoint. Continue development and take measures to increase the efficiency of the Port of Detroit. Continue development of the Foreign Trade Zone as needed. Increase uses of district heating and use of steam for industrial processing. Recycle surplus industrial and commercial buildings on a selective basis. POLICY 309-5: Southwest Sector - Transportation System Install a grade-separated railroad crossing at either Dearborn Street, West End, Green, Waterman, or West Grand Boulevard. Support modernization of the rail system and expansion of the rail tunnel under the Detroit River. Encourage common carrier trucking. Develop "river roads" from Fort Street to West Riverfront attractions such as the Bob-Lo docks, Riverside Park, and Fort-Wayne. POLICY 309-6: Southwest Sector - Recreation Enhance major points of public access to the water's edge at Fort Wayne and Riverside Park. Acquire and develop small parcels for recreation use at least two acres in size throughout the area as opportunity permits. Stabilize edges of the Detroit and Rouge Rivers. POLICY 309-7: Southwest Sector - Urban Design Recognize, enhance, and promote attractive or interesting features in the area: the Riverfront, the industrial landscape, Fort Wayne, ethnic communities, the Michigan Central Station, the Ambassador Bridge, and tourist information center area. Construct viewing platforms and small parks to enable people to observe ships and industrial activities; relate these to the development of "river-roads" and a pedestrian/bicycle path. 3/90 III-125 �JEFFRIES EXISTINQ ~ (iT • r-·-.;~. "7=-~•9 LJ : :\IS.: • · · ;_, ~ IN~· ··II·~. IN T _... : .. :". : . r.: IIIM ••••••• • ----- IN8T - Inacit.ution&.l IND ... a.n.ral Induac.rial ,l. -. ::.---,~~~-:-···-· •V• LT. IND - Light: Induac.ri&.l 019T - DUc.ri.ba.Uon Indl&atn.al MC - Major ec-rcial INaT ·:··· :.......--, ! l i 8C - Special C:C-rci&l. IIIL.C - ReaideD.t.i.al./t.ocal c:c-irci.al GC - General CC-.rc::ial CC - Ccapariaon cc:aaarcJ.al •H ! -- · °' :... '· .. RM/ •• , ••._ I ! ~=:r.1.-~----jf-~-----~--· : .c.: L~• : ..·~ r--· :: RL_~lvACAN? -. 7 : ~•• :: ••ptc••• ' ,.. ~ l . . l : RM ••• 1 USE AL - tow o.naicy Reaidant:J.al ALM - Low-Medi\m oenaicy Reaidanc.i.al RM - M.ediuza oenaity ReaW.nci&l RH - High Danaicy Re • iden.c.ial IIIC - Spaicial R••idancial-Cc:aaarcial R._ ······:~-s= • .. LAND MUIII - Nixad oa - u.. °""" s.,... baidential POlll'T- Port • C9M- c-ury V or VAC - vacant : VACANT ··•: LT. IND ---- s . . Appendix A tor explanation of cat.agoriaa ~ RM ,.- _ _ ..,... ::•..:.:. l. 1 lflCl'I I 2000ft . 0.0 .25 .50 ,.o .75 ··- c_.::._F=7c::_::J==1 SOUTHWEST· SECTOR JEFFRIES • • • ~ M M NCl CI IIUTU• Gl N RAL LAND ua • • AL - Lav oen• icy • a. • idant.i.a.l ALM - .t.ow-Mediua Denaicy Jtaai.dellU&l 111M - M.U.ua Denai~ R.eaidant;ial ..... - Biqh Denait:y Raaidential alltC - Special Raiaidential-C~Rial INaT - tnatitut.ioaal IND - General IDduatrial LT. INC - Light lnduatrial DlaT - ciacribu.tion tnduauial MC - Major CC-rcJ..&l ac - s~cial ca.arcial RLC - R• • idantial/t.oc:al cc..arc:.1.al QC - General c~rc1..al CC - COllpU'i • on c~rc:ial MUA - Mixad c- Re • 1..dent1..al Oa - Open Space IIIIOSl'T - Port ca:M - c-tary See Appendi,x A for •xpU,l\at1..on of categori•• l. 1 tftCf'I I EiJ- 2000ft . = V, 0 ~ o.o .25 .50 . 75 1 1.0 c:::=-.:r==l::-=:J,.----, lutoffletet SOUTHWEST SECTOR Jeffries Subsector .......••.....•.• 309-8 III-125A �THE DETROIT · MASTER PLAN OF POL~J:ES SOUTHWEST SECTOR JEFFRIES SUBSECTOR BOUNDARIES AHO FEATURES The boundaries of the Jeffries Subsector are the Edsel Ford Freeway on the north, the John .C.. Lodge Freeway on the east, the Fisher Freeway on the south, and the Jeffries Freeway on the west. Well-known landmarks are the Jeffries Homes, Wayne State University's athletic campus, the Teamsters headquarters, the Michigan Osteopathic Hospital,-Fountain Court, and Freedom Place. The Woodbridge neighborhood, now being rehabilitated, is part of the subsector. SUMMARY OF PLANNING ISSUES, JEFFRIES SUBSECTOR One of the major problems is the very large amount of vacant land. Virtually whole blocks of housing have been abandoned and demolished near the Jeffries Homes and in other portions of the subsector. Despite the vacancy, desirable, affordable neighborhoods survive in the Jeffries Subsector. The continued existence of these neighborhoods and their eventual upgrading is seen as an important goal for the City. Frontage along Grand River is currently underutilized and should be seen as a potential location for high intensity residential development with compatible commercial development. Older industrial buildings can be recycled for growth industries employing large numbers of persons. Job retraining should be offered to unemployed adults and career-oriented education should be emphasized in the high schools serving the area. An orderly plan for parking lots is needed in the area immediately north of Tiger Stadium. JEFFRIES SUBSECTOR GOALS Al though this subsector has been particularly hard hit by urban problems generally, there is great potential. . Its location near the Cultural Center and the Central Business District, strong ethnic ties and sense of community, and the sizable parcels of vacant land available for development all support the perception of a revitalization of this area. Grand River would be the major corridor, intensely developed with a well-planned mix of residential and commercial uses, the neighborhoods would be rebuilt with new housing, and nearby industrial areas would supply good employment opportunities for the residents. 3/90 III-126 �-- THE DETROIT MASTER PLAN OF POL~IES POLICY 309-8: SOUTHWEST SECTOR Jeffries Subsect.or Policies Upgrade and esthetically improve the Grand River frontage; encourage high intensity r-e-sidential with compatible commercial uses. Develop a new commercial center, in a clustered rather than strip form, and include a full-service supermarket. Continue rehabilitation and conservation programs in the Woodbridge neighborhood. Improve maintenance of the Jeffries Homes. Provide interim uses for the vacant land near the Jeffries Homes and west of 14th Street, and ultimately assemble large parcels for the development of new housing. Provide infill housing and historic designation, where appropriate~ in the area around Trumbull and Butternut. In general, consider existing residents as the primary users of new and rehabilitated housing in this subsector. Recycle older industrial buildings, encouraging growth industries with jobs for low-skilled workers. Develop an orderly plan for parking north of Tiger Stadium. For that portion of the Jeffries Subsector generally north of the Fisher Freeway and between the Lodge Freeway and Rosa Parks, discourage new commercial parking from extending north of Spruce and west of Rosa Parks Boulevard, and also discourage commercial parking in the general area east of the alley east of Trumbull and north of Pine. In the area generally bounded by Spruce, Pine, Trumbull, and Rosa Parks, use existing housing techniques to preserve as much housing in the short-run as feasible. When City agencies or boards consider approvals or variances in the above areas, encourage buffering to be used to provide a transition and better relationship between adjacent residential and commercial parking areas. Encourage development of offices and retail facilities along Trumbull, but generally discourage further intrusion of office and retail facilities within the residential areas easterly and westerly from the Trumbull frontage. Support Tiger Stadium and its auxiliary uses and also support the objective that, wherever feasible, existing viable residential development should be retained and reinforced. For purposes of Section 82~0306 of the Zoning Ordinance, the area bounded by Trumbull, Michigan, Rosa Parks, Spruce, Cochrane, Perry shall be understood as "nonresidential" use, and open parking lots for private passenger vehicles in this area are "permitted with approval" uses. 3/90 III-127 �CDNCDN EXISTING R'-- LAND UBE ta, eon.ity ~ ALM- ""'"""'1m Dlnaity ~ ~Nadi.l.aDlnm.tySlam.dmti&l R - Hi¢ eon.ity ~ 911C-~~~ INST- ,-J.tuda,al INO-c..n.J.ImatzuJ. • '-'1: I NO- Li¢': ImatzuJ. DIST_,,....._ _ --~__ __ -----~ _M C - l a j c r - ac-~- cc-,_....._ IIC-Gom<al- ,_ POSIIT--. C • M-,_...,. 1 lftC" I 2000ft . - 0 SOUTHWEST SECTOR CONODN • • -CDMM ND D PUTUR ca N RA'- I.AND u • • •• • 911L - Low oen • icy Reai.denc.ial. ALM ... t.Qlf-Mediua o«n • ity Reaidanti.al AM - MKiua can• ity Re • idenci&l. AH - Biqh t>enaity R• • idalld..&l • Ille - special Rea1.deneial-C~rcial INaT - tnaticution.&.l. IND - General tnduau~l LT. INCi - t.igh,:. t.ndu• 1:.rial DlaT - oi • uibu.t.ion Induacrial MC - Major c ~ c i . a l ac - special cc.aaarcial RLC - Re • idenu..al/Local c~rcial C3C - Ge!Mlral C.C-:rc:1.al CC - ccw:par1.aon caa.ercial MUA - Mixed o- R•• 1.dent.ial Qa - Open Spa.ca , POlll'T - Port. C M- c-c.ary- • s- ~ for •~la.nation of c:at• qon. •• 1 111Cf'I r 2000ft . = V, 0 ~ o.o .25 .50 .75 1.0 , ...... c==.r==L~r:::::i ··- SOUTHWEST SECTOR Condon Subsector ....•.....•.•...... 309-9 III-127A �THE DETROIT MASTER PLAN OF POLJ~JES SOUTHWEST SECTOR CONDON SUBSECTOR BOUNDARIES AND_FEATURES The boundaries of the Condon Subsector are the Jeffries Freeway on the east, the Edsel F-e--rd Freeway forms the northern boundary, Livernois Avenue is to the west, and the Conrail tracks lie to the south. Well-known landmarks include the Condon Middle School, the St. Hedwig and St. Francis of Assisi Roman Catholic churches, and the West Warren senior housing tower. The portions of the subsector inside West Grand Boulevard were built in the 1900-1918 period. Outside of the Boulevard, the homes are, on the average, a few years newer, although 98 percent of all residential structures were built before 1925. SUMMARY OF PLANNING ISSUES, CONDON SUBSECTOR The Condon Subsector does not appear to be as a single, cohesive entity. Rail lines, West Grand Boulevard, and Michigan Avenue split the subsector into about four or five separate communities. The easternmost of the communities (inside West Grand Boulevard) is represented by GROW (Grass Roots Organization of Workers). The GROW area, an older part of the subsector, has much in common with the adjacent Jeffries Subsector. The other residential sections of Condon resemble adjacent portions of Ti reman, Vernor-Spr ingwells, or Chadsey. The neighborhoods, while advancing in age and declining in population, remain basically intact. The housing stock is wood-frame housing built for the working class 70 to 80 years ago, and thus requires heavy maintenance or repairs and replacement or upgrading of mechanical systems. Concentrated programs of housing conservation could be applied to most of Condon, while it is recognized that some of the housing is beyond repair and some neighborhoods may eventually need total rebuilding. Many of the factory buildings in Condon which are now closed should not be reoccupied. Possibly, some of the open plants should be relocated to more suitable areas within Detroit. The Michigan-Junction commercial strip has shown recent signs of a modest rebirth. It should be encouraged to emerge as a commercial center, combining shopping, transportation, highdensity housing for seniors and small families, and other 3/90 III-128 �THE. l>ETROIT MASTER PLAN . OF POLI.:IES . functions and regular basis. facilities whicll SOUTHWEST SECTOR attract ·-many people on a Environmental problems such as-eommercial blight, industrial truck traffic, industrial odors, and unkempt vacant lots must be tackled before any improvements can be expected in the housing stock. Tree planting has been identified as a local need, including along West Grand Boulevard. CONDON SUBSECTOR GOALS The Condon Subsector has a tradition of strong community involvement. This community spirit can be harnessed to help achieve maximum benefit from future revitalization programs. Much of the area needs rebuilding, but once needed economic improvements are in place, this rebuilding can start in earnest to restore this to an area of sound neighborhoods for families of moderate means, close to a wide variety of employment, shopping and recreation opportunities. POLICY 309-9: Condon Subsector Policies Implement housing conservation programs where feasible. Provide adequate land-use controls to separate housing from industry. Relocate industries to more suitable areas where feasible and needed to achieve better land-use patterns. Establish a commercial center at Michigan-Junction. Carry out demolition and maintenance of vacant land where needed. Encourage population growth; encourage new and rehabilitated housing targeted to projected market. Redirect Buchanan Avenue frontage from commercial to residential. Carry out needed environmental improvements in conjunction with any housing improvements. Implement a tree-planting program, especially along West Grand Boulevard. 3/90 III-129 �TIREMAN • EXISTING LAND UB ---..,~ RL.-lat_tY_. RI.M- , _ _ . . - t Y ~ RH-Bioba..itY~ AC-.......,_~--...i IN8T- Inotl.........,_ IND--~ L.'l:INO-!J.91&~ 018T--~ • _ ----~cc-------~ _,__ me-~- _'-'_,_ IIORT--.: C • M-Cllmoory ~.. 1 lflCft : 1000ft . - o.o .25 .50 ,.o 75 ··- ..... c=..J===t-=::J==::i SOUTHWEST SECTOR TIREMAN • • •~ • R CCMM NC C ~UTUR QBN L.ANC U •• • AL .. Lav Denaiey Re • identia.l IIILM - I.oliJr-,Mediua oeuiey aeei.denU&l 111M - Nediua oenai.ty b • idenu.&l lllto4 - Biqb o.n.eity Ra • idanei.&l. • IIIC ... Special. b • idential-O:-rd.al INaT' - In.U.itutional IND - General IDd\aUial LT. INC .. .t..iqtlt I.Dduatr1.&J. OlaT - Di • trillu.e.ion Induat.rial MC - Major c~rc:ial ac - special c~re1..al ALC - R•• iden.tial/t.oc:al cc-rc:1.a.l me - General cc-rc.ial CC - ca.parison c ~ e i a l MUIII - Nixed UN Re • 1dene.i&.l 011 - Open Spac:. PO.-T - Pon C • M ... c-t.ery s- ~ l. tor •,q:ilanation of c:ateqori•• 1 ,ncf'I : 2000ft . ,----, = ... o.o 25 SO 75 c=::::J~ 1.0 ll1toMeler SOUTHWEST SECTOR Tireman Subsector ••••••••••••.•••.• 309-10 III-129A �-~- THE DETROIT KASTER PLAN OF POL::IJ;IES SOUTHWEST SECTOR TIREMAN SUBSECTOR BOUNDARIES ANO FEATURES The boundaries of the Tireman Subsector are the Jeffries Freeway on the northeast, the Col'H:'ail (former Detroit Terminal Railroad) tracks (and Dearborn city limit) on the west, and Warren Avenue and the Ford Freeway on the south. The .C hesapeake and Ohio industrial spur runs north-south through the subsector, with the Kelsey-Hayes plant and the Detroit Edison service shops -being the major industrial development in the Chessie Corridor. Other than the industrial belt along each railroad line and a small amount of strip commercial, the subsector is residential. SUMMARY OF PLANNING ISSUES, TIREMAN SUBSECTOR It is clear that Tireman's neighborhoods have certain strengths and stabilizing factors. But it is equally clear that all neighborhoods have already experienced blighting influences, and are experiencing difficulty in attracting or retaining younger families. An increase in retail facilities and programs destabilizing influences are needed, along employment. to address with more The Chessie industrial corridor has the potential for job creation. In order for more employment to be created in southwest Detroit, this car r idor is one of the areas that could be used to accommodate industrial growth. Beautification and facade improvement may help to stabilize the Warren-McGraw commercial area; such a program has begun. In addition, an entirely new convenience retail center is recommended for the intersection of Tireman and Epworth. This center would not only fill a need for retail services, but would help foster a sense of community and more of a positive feeling, or "sense of place" for Tireman Subsector's various neighborhoods. TIREMAN SUBSECTOR GOALS This area has experienced some decline, as have most neighborhoods in this part of the City. The major needs re more employment, better shopping, and housing stabilization. With an increase in industrial facilities, a new retail center and a program of neighborhood improvement, coupled with better organization of land uses, the Tireman Subsector will become an increasingly desirable balanced community where a family 3/90 III-130 �I THE DETROIT MASTER PLAN OF POL:u;IES SOUTHWEST SECTOR can live, work, and play in close proximity to many of the City's major resources. POLICY 309-10: Tireman Subsect-o-r Policies Encourage industrial growth in. the Chessie rail corridor. Upgrade the Warren-McGraw commercial area. Establish a new retail center at the intersection of Tireman and Epworth; include senior citizen housing. Rezone industrial land to accommodate this change. Increase the stock of sound housing - both rehabilitated nd new units - for small households, as market projections indicate, and encourage owner-occupancy. Where pockets of housing are in areas where industrial expansion is desirable, buffer these housing areas through use of TM (Transitional Industrial) zoning. 3/90 III-131 ~ �• ....✓ : 1 k~-M ... ~--.-· IND '-;, , _ 1-.1 - • --~ ~ G C ; "-+,.I -- IND .:-, t -........ : ~~; _ =---=----: • --:... l .: -·:-•=!i =••.:.7 ~----··-····•---.W•-- -· .... : 1 INC •LM - . l · ~•• : :: I ' :- -..;-..Y--J~ _ , ~ ; ~ .__ - mc-----.:·~ II'•-- '-··---= ,-- -~ : 4t-1N•T •--• •LM a.-: :--: a• •••• .+•••• I .. LM i 1N• T ~ RLM ·r: ~ • •I , JI i -I : ••-.__! ---·-- :-- : ; ..... .... i = ; . ••••,.:l "L"". ......•••••-.,_.,.,...,.,•.,..:...:..~•.:....•••= ;.._-.::...--------··-·-··············· - - . -.:..-:. . .-. __. .,_ ---. ·-- ---l---•----- - . ; . ~ ·- -•. ,:i... __ •• ·.- - -·. -" · " . __ ;,,. __ • ·· LT. IND- Li4bC VERNOR-JUNCTION • Xl • TING . _.. .. __ , • - IN __,..., T --..,.i CII.-T•-_-Mjcrec-ctal 2000"- 1 UICfl I __--_ cc--- - ac- 1 1 1 1ec-ctal .C-~- LAND UBE ..._. ---1:Y~ --~--=al -Opm-- IIIL•1-a..ity..-....i _ _ _ _. , . . . - . . . . i _...,_ ,---, = o.o .25 PCIIIIT· _., •i+---,:y~ .50 75 ,.o CIIM-~ IN.-T•n.ti-..-1 INO--,Indlatz:l.al SOUTHWEST SECTOR ,••!~. .~ ••••LT.i. ~••• ••• . f-....... - ....•·.•··· .... .._..: ~-s•···· = • ······: : ....... ,... •L.M ~! .. =:..-··:~.•·· .... ... ✓••• :a-= .-• IND• • • 1 :.,;M : •~!•.:··-a ~L INO \ • - "-t,.._ •--.,:.·.. ,tLT'1N0••••: • · : . - · · - - - : • • •: : · · · · · · : . . . . • :. ~~ =--=-··:. :........ :.';!.~'!'~~ :..... ~ •••••!:.": -~. . .:"":. ;• - ~~. . ••• ···~.···•7: r.~•···················--·••·--············••-: •••r-.. ,._: .........:::-~:-~.::~:::::.::::.-a.·~r .t•• : : • :a• ! : : : ••• :: 911LM .. _. 4-1N ....• -:_ •• LT IN0 : T .~~..........: ••..._ ;,..r• ••••• : ?-.,•. : - ..:t•t• ,t.-~ ••• ALM ALM •. - • • : :- 1:.::•.J,- : -·-·•. .............- ...............---............ ·, ,• - -,c;.' s- · : : •JIILM• • • INll'I: • : i i=-~ ~ ~~ r•• ~ • -:: -------·------.i....ih.• : ~ ~- ~ ~ - J o i C . 1 1 ~ ~ , - ►•~~~ ~~· : • :~ . / .~· <?- ,..,,.,.. -. : : ••• , ••••••••••• - - ~ - ! ~.. . . . ;u.-. ~ - - - . - ~ - - ,. :··;( : J ••• ~... ~ .;J' ..i_..-l••' . . ... ; ~ _ _.... . ••,...;;.;,, \,-"' VERNOR-JUNCTION AL - I.av oenu.t;y R.ea.1-dantu.l RLM - t.aw-fltadiua oenaity Reaidential RM - Madima e>en.aicy R.eaidential RH - High Denai ty IW•idential • AC - Speci&l. Re•ident.ia.1-<~rcia.1 INaT - tnati tutional IND - c.enera.l 1nduat.rial LT. IND - Light l.Dduacz-i&l • NCl• CI ll'UTUIIII• • N • - L LANCI U •• AaCCIMM Q MC - Major c ~ r c i a l •c - spacial c ~ r c i a l RLC - R••idential/1,oca.l ~rc.1-al cac - Genaral ec-rc:ial CC - CCllllpU'iaon ~ r c i a l 0 1 UICfrl I 1000ft 'h ~ = - ...... MUSI - N1Jc.ed u- Re•idantial Cl 0,,.,, Spac,o • • ~ - DIST - DUlt.ribat..i.on I.AduaC::Z"_ia.1 l. Port CIIM - ,,_.._ <1: s.. .6R2!D:Stia.... for explanation of cat:egori•• Vernor-Junction Subsector •.•.••.••• 309-11 SOUTHWEST SECTOR III-131A �THE DETROIT MASTER PLAN OF POL~ES SOUTHWEST SECTOR VERNOR-JUNCTION SUBSECTOR aopNDARIES AND FEATURES The Vernor-Junction Subsector is generally bounded by West Grand Boulevard on the east, the-Fisher Freeway on the south, and the Conrail-Grand Trunk embankment on the northwest. On the north, the Subsector goes up_to and includes the old Clark Street Cadillac plant (now vacant). Well-known landmarks and features include the Cadillac plant, along with Clark Park, Western High School, Holy Redeemer Roman Catholic Church, and the-Vernor-Junction commercial ~rea. SUMMARY OF PLANNING ISSUES, VERNOR-JUNCTION SUBSECTOR Neighborhoods near the industrial corridor (generally near or north of Toledo Avenue) have been showing signs of deterioration. This area accounts for most of the Subsector's housing-related problems and most of the Subsector's recent population losses and demolition. Many of the scattered, small industrial plants (whether in operation or vacant) along the Grand Trunk and Conrail railroads are directly adjacent to housing. Whether or not reoccupancy of the vacant plants should be encouraged is questionable. Other than facilities; possible. Clark Park, the area is short of recreation this need should be addressed to the extent VERNOR-JUNCTION SUBSECTOR GOALS This area has experienced considerable distress relating mainly to the general decline in the manufacturing sector of the City's economy. The challenge now is to conserve and revitalize viable industries and neighborhoods, remove what is obsolete, and rebuild for the future with new growth industries and housing developments which provide sound, safe living areas near places of employment, convenient, attractive shopping and adequate recreation opportunities. POLICY 309-11: Vernor-Junction Subsector Policies Develop long-range plans for reindustr iali zation. Provide adequate buffering between industry and housing. Use zoning to insure compatible land-use relations between existing development and new construction, be it new industry near existing housing or vice-versa. Improve existing mixed-use industrial and housing areas with landscaping. Phase out obsolete industrial facilities, especially where adjacent to viable housing. Provide improved recreation facilities including neighborhood parks and a recreation center. 3/90 III-132 �HUBBARD-RICHARD CDRKTDWN EXISTING LAND UBE RL - tov oenaity Meidenltial s:ILM - Low-fledi1a Den•ity Raaidal'lU,&l l=IIM - Nediua D.nail:y J.uJ.dllnt.i•l RH - Riqb Denaicy R••ident.ial. • •c - special M•idential-c~rc1al INIIT .. tnati tutlan&l. IND - Geaaral Induczial. LT. IND .. Li9bt InduaU1.al DIST - Diat.rillut.ion todut.rial MC - N&jor c:c-rciaJ. ac - special. ec-arcial AI.C - lleaidaaUal/Loc:al ~rc:J.&.1 QC • a...ral. ~ra.i,e,l cc-.,_~~u1 MUIII - Niaad t19e aeeidanUal oa- " - • - SIOlll'T- krt CIIM- c...c:ery V or VAC - vacant s - Appeftdix A far explanat.ion of cau9ori•• l. 1 ,ncf'I 12000n. - 0 0.0 .25 .50 . 75 t.O ~~c:=::7 lulOfNter SOUTHWEST SECTOR HUBBARD-RICHARD CDRKTDWN • • u•• • RaCCIMM NO CI l"UTUR ca N RAL. L.ANCI • • RL - Lev Den• ity Re • idantial ALM - .t.,ow,-f,lediua oen• 1.ty Rea.identi&l AM - Mediua Denaicy Reaidant.ial AH - High Oenaity RaaidantiaJ. • ,.C INIIT IND LT. INC DlaT - Special 1ta• 1.dential-C~rc.ial Inatitutian&l General Induatr1.al t.ight Incluauial Di • t.n.bQtion Induac.r1.al MC - Major c~c1.a.l · 9C - Spacial C~rcial RLC - Raaident1.al/Local ccaaarcial cac - Gen.ral c~rc:ial CC - Ccxiq:,,ar1.aon c~rcial MUIII - Mi.xed u- Re • 1denc1&l. Oa - Open Space POSlt'T - Port C • M - c-t.ary S•• ~ 1-.. for explan• cion of c• ceqori•• 1 lflCfl I ,o()C)ft . = 0 ½ i = = J~ i==---:J o.o 5J- .25 .50 .75 1.0 1 mole c::::::r==1:::.-J,---, ··- SOUTHWEST SECTOR Hubbard-Richard/Corktown Subsector 309-12 III-132A �-- THE DETROIT MASTER PLAN OF POL~ES SOUTHWEST SECTOR HOBBARD-RICHARD/CORKTOWN SOBSKCroR BOUNDARIES AND FEATURES The Hubbard-Richard/Corktown Subsector is generally bounded by the Fisher Freeway on the -north, the Central Business District on the east, the Detroit River on the south, and West Grand Boulevard on the west. The Subsector is named after the two residential neighborhoods that it includes. Well-known landmarks, in addition to the former Amtrak train station, include the Ambassador- Bridge, Riverside Park, St. Anne's Roman Catholic Church, Ti-ger Stadium, and the MexicanAmerican commercial areas on Bagley and Vernor. The Jeffries Freeway, bridge plaza, and truck routes greatly divide the Subsector, and a major rail yard and rail ferry docking facility occupy more than half of the Subsector's share of the riverfront. SUMMARY OF PLANNING ISSUES, HOBBARD-RICHARD/CORKTOWN SOBSECTOR Much of the Hubbard-Richard/Corktown Subsector is part of a development project (West Side Industrial #1 and #2, HubbardRichard, and Cork town), or else is considered a possible development location by virtue of riverfront location or proximity to the Central Business District. Almost every portion of this Subsector presents issues related to land use or development. Zoning issues tend to be more prominent and important in this Subsector compared to elsewhere in the City. Traffic problems are also present, particularly along Michigan Avenue and Rosa Parks. Truck traffic impacts residential areas. Preston Elementary School has recently closed. Children must now cross the freeway or bridge plaza to attend Webster School. The Ambassador Bridge area has presented many issues as the bridge plaza and associated public and private facilities are in the middle of the Hubbard-Richard community and there are numerous traffic and land use conflicts. The fact that the bridge is a major international truck route has contributed to this condition. The Federal Government has completed a Customs inspection station for trucks, and private truck terminals related to Bridge traffic are found at various adjacent or nearby locations. Current plans call for a greatly expanded U.S. Customs service inspection area and an expanded bridge plaza area. 3/90 III-133 �r THE ·DETROIT MASTER PLAN OF POL~JES SOUTHWEST SECTOR Automobile-oriented f.acili ties ._near the Bridge . include, or will include: duty-free shops and a proposed Michigan Department of Transportation tourist information center. The portion of the riverfront-west of Rosa Parks to the Ambassador Bridge is prime area for redevelopment; however, transportation infrastructure would have to be relocated and this would be costly. Immediately north of the Riverside Park is a potentially prime development site with views of-the River. Currently, that land is vacant or in use fo-r light industry and truck terminals. The Michigan Avenue corridor, including the Tiger Stadium area, is seen as a potential development site because of its location near Corktown and the downtown area and along a major thoroughfare .. It is envisioned that the Michigan corridor will be gradually upgraded with new development; deteriorated, under-utilized, or inappropriate development will be replaced. The presence of Tiger Stadium has long had an impact on the surrounding community related to traffic, parking, and fan disturbances. A major step toward relieving this problem was the implementation of the resident parking program in 1987. However, a need for further traffic and parking improvements exists. Infrastructure improvements are needed to alleviate flooded streets, alleys and basements; provide better street lighting; repair streets, alleys and sidewalks; and, replace worn utilities. Improvements are needed to provide more and better open space. Improved convenience shopping is also an expressed need in certain parts of this Subsector. A major issue underlying many of the problems in this area is the loss of population that has occurred over the past two decades. While this has been a problem for Detroit generally, it is - acutely perceived here as the root cause of housing abandonment and loss, declining levels of services, loss of shopping facilities and general deterioration of the community. HUBBARD-RICBARD/CORKTOWN GOALS The Hubbard-Richard/Corktown Subsector is an important and valuable part of the City. Its rich and diverse history, mix of population groups, important landmarks, economic activity, proximity to the downtown area, and strong community organization all combine to make this area truly unique. Further, because of these features and because of growth that 3/90 III-134 �- ,- THE DETROIT MASTER PLAN OF POL:u:lES SOUTHWEST SECTOR can be stimulated by -major ne~ developments including the • Travel Information Center, the possibilities for the revitalization of the Tiger Stadium area and the potential for new industrial activity, this --Subsector is in a very good position to make a major recovery. The goal is to achieve the rehabilitation of the existing ~ommunity and preserving its unique character while adding major new housing, shopping, service, -and recreational facilities and economic development. The following policies are designed to implement this goal. POLICY 309-12: Hubbard-Richard/Corktown Subsector Policies Encourage population growth. Continue to build a good living environment through the gradual removal of abrasive uses and continued protection against nonconforming uses; buffering and proper siting of new light industrial or transportationrelated facilities (such as the Bridge plaza), and continued upgrading of housing. Provide increased support and strengthening of the ethnic commercial strip on Bagley, and support the expansion of this commercial area along Bagley east of the Fisher Freeway. Provide adequate parking for this area. Encourage high-intensity residential/commercial development to replace lower intensity and aging light industrial and commercial properties, especially north of Riverside Park, along parts of the Michigan Avenue corridor through the Subsector, and along part of Fort Street, especially near the Central Business District. Prevent the penetration of high intensity development into Corktown south of the Michigan Avenue frontage. Consider long-range potential development on part or all of the riverfront rail yards, utilizing air rights over the tracks, if feasible. Encourage infill housing where needed, and a new housing development on the cleared parcel near St. Anne's Church. Encourage other new housing at appropriate locations throughout the area. Make every effort to provide new housing in the Hubbard-Richard area prior to Bridge plaza expansion. Consider manufactured as well as site built housing. Upgrade alleys, sidewalks, curbs, utilities and public lighting to contemporary standards. Consider a historic street lighting program in the historic Corktown area. Continue light industrial development until the West Side Industrial #2 project is complete. Resolve traffic conflicts: provide better access from Fort Street to the Ambassador Bridge plaza; downgrade Lafayette 3/90 III-135 �THE DETROIT MASTER PLAN OF POLu:lES SOUTHWEST SECTOR Avenue where it carries heavy - volumes of traffic through , Hubbard-Richard; eliminate truck traffic from residential streets; consider usi~g traffic signals (blinking lights) to reduce noise levels from truck- traffic during low traffic hours. Consider a special transportation link along Michigan -Avenue to c~nnect the Downtown ~eople Mover system with the Michigan Central Depot. Provide a new public elementary school east of the Fisher Freeway when warranted by populcftion increases. Prohibit the blocking of West Grand Boulevard-at the entrance to Riverside Park by trains. Support social, recreational, and cultural programs related to the needs of special groups including immigrants, non-English speaking, the elderly, and the poor. Promote the tourist potential of the Hubbard-Richard/Corktown Subsector, focusing on such attractions as Tiger Stadium, Riverside Park, historic neighborhoods, Mexicantown and ethnic restaurants, St. Anne's Church, the Ambassador Bridge and related facilities. Insure that the proposed new Travel Information Center gives adequate priority to promoting these attractions in the immediate area. Continue to study the feasibility of developing a pedestrianbicycle path connecting downtown to Fort Wayne, along West Jefferson, West Lafayette, or some other route. Encourage increased coordination of the different community groups and agencies working in this area. "Market" the area as a good place to live, work, and play. Encourage the continuation of Tiger Stadium, either as a new or rehabilitated facility, in its present location or close proximity. Provide adequate parking, and contain traffic, parking, and other impacts to a designated area north of Michigan Avenue. Develop and implement a traffic routing plan for ball park traffic. Encourage "theme-town'' shuttle buses to and from the Stadium, and provide a bus containment area. Encourage historic designation for the area generally bounded by 14th Street, Bagley, Rosa Parks, and the Fisher Freeway. Upgrade outdoor open space in the Most Holy Trinity Plaza and playlot areas, Dean Savage Park, Mulliet Park, St. Vincent School open field, and Roosevelt Park. Create a new "pocket" park on existing open space at Leverette and Tenth. 3/90 III-136 �- r SPRINGWELLS EXISTING! LAND U AL- ......~ i ! I !·i- I~ i != I i ! I l1ND - --4-C RL• l! :• • AH-1114'...,_<Y~ IND •M ••-----1 ~- . ••~f'.. a.• •LM r.. ~ ; ....~ •-/ • • INICI ... : ·-•~ i. RLM ••••-••-•--•••••: l : ;:: i: - ~ Ce mc 1e:'f l RM : '._ : INCi : : .... . __ _ _/ i ./. -. : : ~ s r--·...•·. , ALM : ,,.• :.,• mc-a.-ai.a-d&l : cc-~- M'--"Nl-'lloo~ aa-_,__. POAT--.c C • M-,,__,, • :--:r"" ~ ••· .. JIN~...• ~ .J ••-:: . Il 1 1 • c:-9p0Ci&la-d&l INDI : RL M --~ --~IND- a..ra1 IncLatri.al L"I: I NG- 1J4,t IncLatri.al 01 • T - - - ·- ... : : I Woocmere ~ Dlnli<Y ~ • AC-!lpKi&l~--.:ial I N • T- InatituUaM.l IND •-~, .~ . . . JI ! ·----:__..----·--= -~ ,- ~--·· ~ ---~=-= _:;C;.:...;;;~-,;.:r= .=.--. ....... ~ - ··•·. I, Dlnli<v ~ ~ O.W.ty ~ ' /.. • /.;■ -✓ "''' t to, A'-M- - : •• •••••j~_::· !'- . .(- ._J.··.,: . ..•••·· ..,.~ . .+; ..... - . 1-~ t 1f'ICfil @..... ' 2000ft . "1 0 1 r== ..... r==7 I SOUTHWEST SECTOR SPRINGWELLS • • • Aae0MM NC C .. UTUIII Q N RAL LANC U • • •• RL - Low e>enaity Re • i.dantial IIILM - t.aw-tiMdiua o.naity Re • i.4-ltial "M - Medilm Denaity ,.._identi.al AM - Biqh Denaiey M • idenU.al • AC - Speci&.l Re • i.d.ential-C~rc.ial INaT - tnatitutiOl'\&.l INC - Genaral. Indu.atri • l LT. IND - Light. I.ndu• u:i.a.l OlaT - Di • t.rillution loduat.rial MC - Major c ~rei&l ec - special c~rcb.l Rt.C - R••identia l/t.oc:&.l c..c::...arcial CIC CC MUR Oa POlll'T - General. C~rci.al - coapari•on c~rcial - Mixed OM Re•:a.dential - Open Space - Port caM - c...tary .-woocmere Ce met~ · r S•• Appendix A tor -.xpl.anation. of cateqoriea ll. 1 lflC" I 2000ft . ..... 0 0 .0 .25 .so 75 ,.o ··- ..... c.:=:::F='~ SOUTHWEST SECTOR Springwells Subsector •••••••••••••• 309-13 III-136A �THE DETROIT MASTER PLAN .OF POLICIES SOUTHWEST SECTOR SPRINGWELLS SUBSECTOR BOONDARIES...AND FEATURES The Springwells Subsector is generally bounded by the Dearborn City limit and Woodmere Cemetel!'-y on the west, the ConrailGrand Trunk railroad embankment on the southeast, and Conrail's junction yards on the-north. North of Dix Highway, virtually all of the land is in rail yards and other heavy industry. South of Dix is residential, except for the Vernor-Springwerls commercial area and some industry along the Grand Trunk. -Patton Park is the best-known feature other than those mentioned above. SUMMARY OF PLANNING ISSUES, SPRINGWELLS SUBSECTOR One-story bungalows on small lots are one of the more common housing types in Springwells. These homes, now 60 years old or so, are in need of concentrated maintenance. Thus far, the degree of maintenance, overall, is very satisfactory. There is a degree of conflict ( or a lack of separation) between industry and homes in the Springwells Subsector, particularly in regard to truck traffic. - The industrial area between Dix and the Junction yards provides very little employment, considering the land area consumed. It is one of the largest sites in Detroit that could be assembled with very little relocation for jobproducing industrial development. Springwells includes Conrail's intermodal yard and many other transport facilities. This makes the Subsector an ideal location for food industries currently occupying cramped facilities, or inappropriate locations such as residential streets. Being close to major southwest and Downriver pollution sources, Spr ingwells is deeply affected by environmental problems. SPRINGWELLS SUBSECTOR GOALS The Springwells Subsector is a community closely tied to the industrial heart of the City and should remain so. The goal, therefore, is to insure that the area becomes as increasingly sound and attractive residential community, close to places of employment but shielded from undesirable impacts from nearby industries. III-137 3/90 - - - ----~--~ ------- ----- - �- THE DETROIT MASTER PLAN OF POLIQES POLICY 309-13: SOUTHWEST SECTOR Springwells Subs.ector Policies No significant · chan-g es in land use and- only minor zoning changes are recommended for the-Springwells Subsector. Take measures to further stabilize the Springwells community through such programs as the commercial area project. Increase efforts toward housing conservation, infill housing, and more housing for seniors. Closely scrutinize the existing multiple housing stock during the coming years to see what sorts of programs may be needed to insure its survival, if problems develop. Consider food processing and distribution as a labor-intensive industry to develop in this Subsector. Provide better bus service in the Spr ingwells Subsector. Improve enforcement of environmental protection measures. - III-138 3/90 - - -- - - - ---- �CHADSEY .✓xi.......... .....---•~······ _.,.•.. •• ~ I/ // I / ~:::•• .;t..: • 1Na EXISTING! LAND USE ••••• ALM ··-..... I ] : : ---rN~-1= . r~~"><-~. "'~~~:. . _. . . . ...... : : :.• :.. :.. Fi,i :• : - - : ALM :: : I r·· i 1··: j .'" - :.....: . : INC --..; ---•••• • c • -..... ' ·"•;:,:::----------- ALM ••••• • INST- J:nacibJl:.l,:,nol IND-c..nJ.IncblUi,a,J. L."l:IND-Wqt,tizd.attl&l ALM : -: - - • k . ~-~-==- RH- Hi¢ Dma1ty i.idlnu&.L • RC-~~~ ,• : INDii••• ALM ..•• . -~RLM INC · · •. . . --cc--~ ----~ CIIST---.ui&l =- • c.oi-,1.ala-,d.&l RL.C- . aa..._,...,. : PCAT- Port C • M-a..tmy xac -~---of- ' -~! •••• : •••• ••••~••'• •• -, ~:R&.M ~ a-,d.&l me-__,_ a-,d.&l •••••• - ••• ! - - - ·- , ~ ~Mldi.mDlnm.ey~ • :1_.. .•ac :____ 0 '•:. RL.- to, Cmaity R&.M----.-,,~ ••••, IND :• ...,t.'· ••• fNG J - .;. __ IND.L-• . , ' ._; ~ . 1-.. 1 lftCPI 1 2000ft . ..... 0 0.0 JS SO 75 1.0 ,.,., .. c:=:::f==1=::::..J,------, ll.16offletet" SOUTHWEST SECTOR - CHADSEY R • cCIMM• NCl• D fl'UTUR • ca• N • R"AL. L.ANCI u •• RL - Low Den•1.ty Re • ict.ntial. ALM - ~ i a Den • ity 1taai.dent1&1 IIIM - Medi.ta DenaJ..ty Re • identi&.l. IIIIH • Biqh Denaity Reaidantial • AC - Special Reaidential-C~rci.al INaT - tutit.utional INC LT. IND DtaT MC - General lnduat.ria.l - Light tnduatn.al - Oi.n.ribut.ion I.nduauial - Major C~rci&l 9C - Spacial CC-rc1.al RLC - R••l.d•neial/Loca1 ~rc:1.al cac - C..neral Cc:maercial CC - Ccmp&%l. • on C~rcia.l MU• - Mixed U•• R• • :a.CWne1.al Oa - Opan Sp&~ POAT - Port CIIM - c-e•ry S•• Appendix A tor •xplanaeion ot c:aeeqori•• 1-.. 1 1,w;f'I r 1000ft . ..... 0 o.o .25 .so .75 1.0 ··- mt . . SOUTHWEST SECTOR Chadsey Subsector •...•......•...... 309-14 III-138A �,, THE DETROIT MASTER PLAN OF POLigES SOUTHWEST SECTOR CHADSEY SUBSECTOR BOUNDARIES AND. FEATURES The Chadsey Subsector boundaries are Warren Avenue on the north, LiverROis on-the east, t~e Conrail main rail line on the south, and the Dearborn city limit on the west. The Subsector is residential and industrial. It is bisected by the Edsel Ford Freeway and. Michigan Avenue. Notable features include Chadsey High School, the old DeSoto plant (now a Chrysler parts plant), large truck terminals, and other heavy industry at the southern- edge of the Subsector, and numerous ethnic churches. SUMMARY OF PLANNING ISSUES, CHADSEY SUBSECTOR The advancing age, small size, and wood-frame construction of the typical Chadsey Subsector house suggests a need for City attention in the future. - Lack of separation of industrial uses from residences is a problem here. While the pattern of industrial and residential land in Chadsey is not as chaotic as in other parts of southwest Detroit, there are areas of conflict, notably the industrial pocket northwest of the intersection of Martin and McGraw. In some cases, buff er ing is needed between industry and housing. In other cases, relocation of industry to other sites within Detroit may be appropriate. A review of the zoning is needed to eliminate some of the conflicts. Active conservation of homes, support of local businesses, and downzoning of certain commercial streets and fringe industrial areas will help insure that Chadsey will remain a viable and livable community. The basic housing strategy starts with the fact that the single and multiple housing is overwhelmingly owner-occupied and in good condition. The same housing, though, is small, wood frame, and 60 to 70 years old, on small lots. With few exceptions, the current housing should be retained. CHADSEY SUBSECTOR GOALS The Chadsey Subsector is a residential community closely integrated with the City's network of industrial corridors. The goal is to conserve and enhance existing housing, preserving its character and providing adequate separation and buffering from adjacent industrial uses and impacts. III-139 3/90 -1 - --- -- ----- �THE DETROIT MASTER PLAN OF POI:,IQES POLICY 309-14: SOUTHWEST SECTOR Chadsey Subsectar Policies Provide a program of active housing conservation and support of local businesses. Downzone Sti-rplus or obsolete commercial and industrial land. Explore more labor-intensive industries for under-utilized sites such as the scrap yards or portions of the Chrysler property. Explore ways to remove truck tra~fic from affected residential streets. Ultimately, provide a higher degree of separation between industrial and residential land uses. 3/90 III-140 �-.., FAR WEST RIVERFRONT • Xl• TING LAND U •• ----t:y~ l INIST- InKitl&ia,&l. ING--1~ MC--- -~ac-~- i 2000fl. "''----~ ~-- - 0 CIC- - 1 o-d&l ""----ty~ "'-m..,-ty~ -~_...__,,.,., INIST--1-.-,........._. 1 .... L.,:IND-U.,.lldau>&l DIIST---...1. o.o cc-~- .25 .so PORT--.C C • M-c=--,, .75 ,.o '"'.. ··- '----'r::=::1'--~•r==-, M..-111-'-~ SOUTHWEST SECTOR ,- / ' FAR WEST RIVERFRONT RL - t.ow 0ent11.ey a. • idancial ll=IILM - Low-Mediua o.n • ity Reei.denU&l AM - Mediua Den.aity Re • ida.n cial AH - BiCJh Den.ei ty Reaidential ...C - Special ReaidenUal-c~rc.ull INaT - tuUt.uUCID&l. IND - CJeneral Inda.atri&l L.T. IND - I.J.9h< InduaUial ~ - D~tzi.btia~ ~ ~ • l • • • 911 COMM ND CI ~UTU"' Cl N RAL. L.ANCI U • • •• • MC - Major c~reial ac - special. cc-.re1aJ. RLC - Reai.denUal/Loc:&l 0 - r c i a l me - l. 1 UICft I 2000fl. ..... 0 General CC-.rcial CC - ce.paruoa ccaaarcial o.. Ae • Mlenua.l aa-0panspace MUR - Mixad POIIIT-lPOft CIIM- c-cary .25 .50 . 75 1.0 ··- ,,.. .. ~ SOUTHWEST SECTOR West Riverfront Subsector ••••••..•• 309-15 -------- 0.0 - III-140A �. THE DETROIT MASTER PLAN OF POL~IES SOUTHWEST SECTOR WEST RIVERFRONT SUBSECTOR BOUNDARIES AND FEATURES The West Riverfront Subsector is generally bounded by the Detroit River, the Rouge River,-the Fisher Freeway, and West Grand Boulevard. The West Riverfront Subsector is primarily nonresidential and displays great complexities in land issues. Heavy industry, rail and port facilities, and heavy utilities such as two electric-power· generating plants, and the region's main sewerage treatment plant dominate the subsector. Residential uses (several neighborhoods collectively known as Delray) are surrounded by industry. Major features and landmarks are listed in a generally east to west order: the Port of Detroit, the City's Mistersky power plant, Fisher Body Ternstedt Plant, historic Fort Wayne, the Detroit Edison plant, Allied Chemical, Southwestern High School, Union Produce Terminal, the Fisher Body Fleetwood Plant, Peerless Cement, the sewerage treatment plant, a salt mine, and Woodmere Cemetery. SUMMARY OF PLANNING ISSUES, WEST RIVERFRONT SUBSECTOR The West Riverfront includes southwest Detroit's major industrial corridor. As such, it will be the location for many of Detroit's reindustrialization activities. Vacant industrial plants and vacant industrial land are already available for expansion of industries. In certain areas, industrial corridors can be expanded into marginal residential pockets. An expanded district steam system for heating and industrial processes is another potential development tool. One very important planning issue is the future of Delray as a residential community. The City advocates retention of Delray as a community, including housing, schools, churches, the health center, and commercial and retail services. Many changes may be needed. In Delray, the general "goal II of accommodating reindustrialization within existing industrial corridors is not entirely feasible because of the current intermixtures of land uses. Port improvements are related to changing port functions and the Foreign Trade Zone ( FTZ) • Large-scale expansion of berthing space is unneeded unless current trends completely reverse. However, the Foreign Trade Zone and the container barge operations creates a need for warehouse, outdoor storage, and container handling spaces. Much of this activity will occur inland from (north of) Jefferson Avenue. 3/90 - III-141 �r SOUTHWEST SECTOR THE DETROI.fl!.,,MASTER PLAN OF POLU:IES I WEST RIVERFRONT SUBSECTOR GOAL~ Because of the importance of this area to the industrial economic base of the City, the ehallenge here is to allow the operation and expansion of industry while retaining a viable residential community. The future should see this area with sound, comfortable neighborhoods built upon the existing residential base, served with adequate shopping, entertainment, and community facilities but structured so as to coordinate with the healthy-growth of Detroit's reviving and evolving industrial base. POLICY 309-15: West Riverfront Subsector Policies In order for Delray to survive as a residential community, give encouragement to all needed community support systems: shopping,· schools, recreation, etc. Rehabilitate or replace housing as needed. Improve air quality. Protect housing in the Delray community against industry by changing the zoning of the edges of industrial corridors near residences from M4 to M2. Rezone scattered housing pockets in areas more suitable for industrial use to Transitional Industrial (TM). Develop Fort Wayne as a major waterfront recreational resource, making up for the shortage of major recreational attractions in southwest Detroit. Develop a recreational and commuter pedestrian-bicycle path between Fort Wayne and the Central Business District. Provide for selected expansion of port facilities implementation of Foreign Trade Zone activities. and the Encourage older industrial establishments which continue to prosper or which will be needed in the future to remain: included in this category are all freight transportation facilities, the food processing and distribution industry, and all industries related to the port or using water for transportation. Exploit the current or potential tourist attractions of the West Riverfront to the fullest: Fort Wayne, Delray, the salt mines, and the industrial corridors. 3/90 III-142 �I I BO VNTON l!XISTING LAND I I ua• ---- IIIL- tot DIOOity ~ 1 1 1 1 . M - - .....t y ~ IIIH- ty~ Ri_, ,,.,.,_ ty - 1 & 1 • IIIC--=1A!~~ • IN T- Inal:itueial&l INCl--:tn,uu1a.1 L.T.IND-!J4>1:Indu1Ui&l. • Cll T - - ~ --~ cc---MC--a-dal ~-=1Al- ----- cac--.la-dal ~ Cla-oi,m ..... IIIDAT--. C !0<--ot- • M-c..t,ory ti] : 1000ft. - "2 0 , ..... ~ -- .50 . 75 ,.o '-----' luto,Nte, SOLJTHWEST SECTOR I BO VNTON R • CCIMM• N Cl• CI Q • l'IUTUIII L.ANCI • N • -L. u •• ~ AL - t.ow oenai cy Reaid.nt.ial I I I L M - ~ i - Denaity . . ai.den.Ual ~M-Medi\a Dena ity baadent.i&l • AH - !l19h -C INll'T IND L.T. INCi ClaT' MC8C ALC CIC • o.n• ity Re • 1.dant.ial S~i•l Re aidant.ial~~rcia.l tnat.it.u1:.ion&l Genera.l. I nd.uacrial Light tndwl trial D1•trillllt. ion Indu • crial Kajor c ~ CJ.al . Special C~rc1.al R.eal.denu al/LocaJ. c~rci&l. General C~rc:ial CC - C ~ i a on cc:...rcial MUA - Milwd UM Re • id.ent.ial 08 .. Open Space SICAT - Po~ ca:M- c-ury r expi..n.t.ion of eauqori•• ~ 11M:t'I /l~.ft I ti] 100()fl . -..... , "2 0 ~ o.~ ·~ ~ .50 ·soLJTHW EST Boynton Subsector •••••••••••••••••• 309-16 ---- --------------- ------------- .75 1.0 ··- '-----' SECTOR III- 142A ~ �F - THE DETROIT MASTER PLAN OF POL:tgES SOUTHWEST SECTOR BOYNTON SUBSECTOR BOUNDARIES ANO FEATURES The Boynton Subsector consists of that part of Detroit beyond (or southwest of) the Rouge Riv-e-r. It borders the cities of River Rouge, Ecorse, Lincoln Park, and Melvindale by land boundaries; Detroit and Dearborn lie across the Rouge River boundary. Boynton includes heavy industry, and its residential districts find themselves within a mile-or two of large industrial complexes such as National Steel in Ecorse, the Ford Rouge plant in Dearborn, or the Marathon Oil refinery, which is within the subsector. This is a much newer part of the City. Only 19 percent of the residential structures were built before 1925, as compared with 36 percent for the City as a whole. SUMMARY OF PLANNING ISSUES, BOYNTON SUBSECTOR The factor which may be most er i ti cal to Boynton is the economic decline of the Downriver region of southwest Michigan. Many Boynton residents are employees of Downriver chemical, steel, and automobile plants, or else are on layoff or pension. Unless Downriver recovers, Boynton will share the economic difficulties. BOYNTON SUBSECTOR GOALS This area is closely related to the Downriver industrial conglomerate. The future should see this area prosper as new industries evolve from the old. Residential neighborhoods such as Boynton will become increasingly desirable as attractive balanced communities within close proximity to a wide range of employment opportunities. POLICY 309-16: Boynton Subsector Policies Take measures to maintain and protect neighborhoods by cleaning up or buffering the industrial and commercial land uses, and promote an increased intensity of commercial and industrial development. In the more solid residential area (particularly the area south of the Wabash Railroad), provide normal services. Implement housing conservation programs in areas that are seeing signs of housing neglect or aging. Work toward developing reciprocal agreements with the Ecorse and River Rouge city governments to provide services. 3/90 III-143 �I -- THE DETROIT MASTER PLAN OF POL!l:IES SOUTHWEST SECTOR On south Fort S~reet, which was never fully developed as a , general business district, high-density housing and a small convenience goods shopping center. Encourage housing and neighborhood-scale commercial -Eievelopment on portions of Schaefer and Oakwood. 3/90 III-144 �I -·- THE DETROIT MASTER PLAN OF POL!gES WEST SECTOR ARTICLE 310 WEST SECTOR WEST SECTOR LOCATION AND EXTENTThe West Sector is bounded generally by Southfield, the Jeffries Freeway, Ardmore, and the Union Belt Railroad line on the east, and includes everything to the west of this line located within the City limits. The entire area is located in what is often referred to as the "outer city", and was among the last portions of the City to become developed urban area. The 1980 Census counted 189,588 people in the West Sector, making it the largest sector in the City in population. The area is divided into seven geographic subsectors: Redford, Evergreen, Rosedale, Brightmoor, Cody, Rouge, and Brooks. WEST SECTOR PLANNING ISSUES AND FUTURE POTENTIALS The physical condition of much of the housing, commercial, and industrial development in the West Sector is generally good, a reflection of the fact that much of the area developed after World War II and is one of the newer parts of Detroit. The West Sector has the potential to continue to be one of Detroit's most popular areas for family living. It offers a wide variety of substantial single-family and apartment housing, a very generous amount of recreation facilities, and good accessibility to downtown and suburban shopping and employment. POLICY 310-1: West Sector - land use Encourage development proposals that take advantage of unique features such as the Rouge Valley ( observing flood plain development constraints), Telegraph Road and Eight Mile Road. 3/90 III-145 �I WEST SUBSECTORS I~ EVERGREEN Ii ~-I---J------1--..:':..:":!'":,_--t-----1 . '_l ~ E c F o R c ~ ' i~ . ,. ' -1 ;· ~ : ROSEDALE """"' • !;,...---..:1:~......... ....----~,~_:.~~-+_..:j - BRIGHTMDCR ~ ~ ___, ,~ , T ' , ... , (X\lof ~ 0 • - '\C)O(l('l(CA•rr ; -- _.J. j ,I ,; ·~1---.. ~ ~~:~~.~ - ·(, . ~. -- , .~ ~~ j cao nn "'1 , - . . - - - - · .. ' . :.JI!!! ii!I ---~!, - P'\.YUOUTH ( "' :. ·-,~ l-•j RO)UGE --·1- ~.;.";;:.:"':.:;";;;; ••~r - ·· ~ ~..,"-, --• 1 ~ ~ -1~--.1,.----,-,-..:w;;.;•"..:"'.;;."-111llr-----.- ' :,_ L it.~·· WEST Brightmoor Subsector ............•.. 310-9 Brooks Subsector •...•..••......•.•. 310-12 Cody Subsector •.••..•......•.....•. 310-10 Evergreen Subsector •••.•.•...•..•.• 310-7 Redford Subsector .•••••••.••......• 310-6 Rosedale Subsector ......••........• 310-8 Rouge Subsector •.••...•............ 310-11 1 lncfl; • 4000 rt SECTOR �GENERALJZED REZONING CONCEPT city limit s r-- - - -, I I I ., :! I e,''f. ,. I TELEGRAPH I ~: ~ - - ~1' "' w -_:- -=---_:-.,, _____ -- --_. ,-,--"' ~ I 7 ~ ::l 'f. I :?! ~ ,.,1 I ,;; .,, ,. - - - -' city limits ~ - - -c ~_,-r,' -~--::-_ ,, ( - .... ?1 -_ri - - I _'f._l I I I I I I (.f) I I rn ~----..-\;:I?!! I- I / ,1 '-.,. - .~ ,,,"'II I I I . .,, . "' DRIVE 7J ' -< ,:: ,..,, F 0 I"' ~ 0 :< I I I --- I I I I ..."' I I I I~ ~ -0 p, C ,- I~ I 1'.z I I I ~-!...,? I I,., :?! I~ 1!! I!:" . . le.. I I~ ! ,.. I If - F ;:a 0 • I 11:l ..J ;:: 0 I r1 I I r' I n I Bl RESTRICTED BUSINESS LOCAL BUSINESS/RESIDENTIAL SHOPPING DISTRICT GENEFIAL BUSINESS GENEFIAL SERVICES 82 83 84 86 F "' I I I I I I I I .. SOI •~'~r' ----------~ -----, .1 1!! M3 M4 MS L.._I .., Ml M2 1 'f. 11 I ~I ~ '-f UMrTED INDUSTRIAL RESTRICTED INDUSTRIAL GENERAL INDUSTRIAL INTENSNE INDUSTRIAL SPECIN.. INDUSTRIAL SPECIN. DEVELOPMENT (resident/al, wllh limited cammerc/al) SPECIN. DEVELOPMENT lcommerc/al,wllh limited resldM//a/J S04 PROPOSED SPECIAL DEVELOPMENT RNERFRONT MIX USE S02 PLANNED DEVELOPMENT PUBUC CENTER /'CA RESTRICTED CENTRAL BUSINESS TM TRNISrTIONAL INDUSTRIAL WI WATERFRONT INDUSTRIAL PD PC PR PNIKS and RECREATION 1-'.! :?! I I I:: :?! I < rn -1 I 1 .. 1,. SOUTHFIELD FWY. I DJ 0 ;:a ~ .._ 1°'1 1/ I 1,.j ~· I I I '-l I I 1!! ~ O _, r "' !'!I ~ ., z 1!! 'f. ' ;,< r r rn I I 0 '-'---- z I I I I ~ ;:a I I I I rn 'f.' :?! rI 1e 1,., -l ----71-'r- C: r' 1!! lh I I~ I I I ,:: rn LASHER I ,., ;:a 0 C -l I 'f. SINGLE-F Ml/LY RESIDENTIAL TWO-FAM/LY RESIDENTIAL LON-DENSITY RESIDENTIAL THOROUGHFARE RES/DENTIN. MEDIUM-DENSITY RESIDENTIAL /flGH-DENSITY RESIDENTIAL C, z ::s: r I I I I I I I I ~ I rn < rn 1!! ,Y ;:a ,°'r ::: I, ,,> ' II I I I .; r,. RI 112 113 114 115 116 I ~J I I ,. o. I I -,.- I _o.._ J ,f IJ I l'f_ l-' I :?! I I I 'I:! 1-- I I :?! ~I 11:J IY I I :?! 'f.1 I \J I WEST SECTOR �r THE DETROIT MASTER PLAN OF POL~JES POLICY 310-2: WEST SECTOR West Sector - re.sidential development Encourage apartment development for senior citizens. Increase the range of housing choices. Eaeourage self-help maintenance of housing. Upgrade the image of public housing. Identify and immediately correct any indications of blight. POLICY 310-3: West Sector - commercial development Improve major thoroughfare reta~l but phase out obsolete and excess commercial frontage aoo convert to off-street parking, residential, or other appropriate uses. Landbank thoroughfare frontage parcels to help create attractive parcels for development. Support revitalization of business areas, especially Old Redford, Joy-Greenfield, and Brightmoor shopping centers. Consider rezoning portions of the commercial frontage from B4 (General Business) to a more restrictive classification. POLICY 310-4: West Sector - transportation system Continue to refine the existing street system. Consider closing some streets to through traffic. Provide better coordinated traffic signalization. Improve pedestrian and bicycle circulation utilizing resources such as the Rouge Valley Park system, Outer Drive, Hines Drive, and other major parks. POLICY 310-5: West Sector - recreation system Maximize the use of established recreation resources in the West Sector. 3/90 III-146 �... l!ir~;---\.:~..J - ·--···•/.: GC ... Cl• N • IIIAUZ8D E<IIITING LANO•&.ma 00 .r:;;1.,.. °L- RL RL ·: .. . RL : AND RL ~AF . LANOU- RL-,__.,,_ ~NST -lJ s"fFr..:.L::= RLM REDFORD RLM•--RM•---""RH---.cy__... SRC--..,. . . - . - . ; . , INST - 1not1--1 IND-a..a.1......,... LXIND-.....,.......,... MC--sc.-..,..,_.,,..,, GC--- RLC-...--a-,,w ce--POS--•-•v-vacant MUR•---CEM ..........__~ .... CEM·--, *• Puyf1"ld . .. ...... .. : ei MCNI CHOLS r~ : iRL i,. RL GC I) IND--U,..; t _J, \ •• . . ...... ---- . . . ~ , _ ~ ~ . , . . . . . . .i.e. AA lL ..... 1/93 n cu 1 Inch • 2000 ft . • ere, RL r 0.0 \ \,.9::GC~--J .2.5 .50 ,--, III-146A 1.0 ,---, WEST SECTOR .01-12 Redford Subsector •••••.••••.••.•••• 310-6 .75 mUe �r - THE DETROIT MASTER PLAN OF POLU:IES WEST SECTOR REDFORD SUBSECTOR BOUNDARIES -AND FEATURES The Redford subsector is bounded by Eight Mile Road, Lahser, Fenkell, Dale, Puritan, and -Pive Points. The area is developed primarily with single-family homes, supporting services, and major recreation -and institutional uses. The 1980 population of the subsector was 24,494. Housing in the Redford Subsector is in generally good to excellent condition. The crccasional vacant or poorly maintained building is the exception and does not detract from the overall attractiveness of these neighborhoods. The Redford Subsector lost 15 percent of its population between 1970-1980, which is less than the City-wide percent but high for the West Sector. The Rouge River winds through the Redford Subsector, from Eight Mile Road on the north to its southern boundary, Fenkell. Much of the land along the Rouge is subject to flooding, when the River is forced to handle excessive amounts of storm or thaw run-off and sewer flow. The potential flood hazard limits · the development options for the area and makes recreation open space a very practical use for this area. The Redford Subsector includes a wide variety of commercial uses, with conditions ranging from good to excellent in many locations, to poor in a few specific locations. The Redford Subsector includes a limited amount of industry located along Dale, north of Fenkell. The area is bounded on the east by City-owned property that is subject to flooding from the Rouge River. Existing industries seeking to expand here should be encouraged to make greater use of the land along Telegraph. REDFORD SUBSECTOR GOALS This is one of the more attractive and sound residential areas of the City, and the primary goal is to maintain and enhance the already desirable character of the area. POLICY 310-6: Redford Subsector Policies Encourage the development Edgewater Park site. of apartments on the former Continue to improve the Rouge Park system and the Rogell Golf Course for recreation use. 3/90 III-147 �.... --- THE DETROIT MASTER PLAN OF POLIJ:lES WEST SECTOR Review policies for the frontage along major east-west • thoroughfares. Encourage local commercial and apartment development along Fenkell, McNichols, ~nd Seven Mile Road. Protect residentiaL areas from abrasive general commercial uses along Eight Mile, Telegraph, and Grand River. Protect and maintain the Old Redford district as an important community resource. 3/90 III-148 �EVERGREEN --- u- E<IIITING LAND . . . . PRC'""" GC GC ......................-·-•••···· ······· . RLM•---RM•--tyRH-...,-.ty_,.. ••-••--: POS : a: "''" ~a: RL I a: ~ INST-x-.-.- : : : --·---·-: • :• " ,....: ;%; SRC--..---- . * :. :······: : L.AN0 RL·,--- ······················-···········-·· . . ······INST -n IND---.... U:IND-1.14&-.... MC--- Q ..J GC--- ~ u.. RL SC--.....iRLC--- ...:::, ::: '"~ " 0 cc--- fJl MUR·---- POS--&-•V•v.-cant c--- CEM·-,. *• Playf1-W ~~ ~ ~ e, ... .lalMl& .-------, : INST : :'--···-' * : RL RL - ! INST W GC ~•:.:;. . .;, ... :: Outer Or 1 AA RLC GC l1"°''" 1/83 • CNI ,------, = .25 .so c::::::::::. .7S c:_:j 3. 02-13 III-148A 1.0 ··- WEST SECTOR Evergreen ·Subsector •.••••••••.•••.. 310-7 · LJ ClJ 1 1nc11 ,2000 n . 0.0 . r ... H p 1 - u - at e • ~ 1 - . ,. �THE DETROIT MASTER PLAN OF POL:u:IES WEST SECTOR ... . .... --~.EVERGREEN SUBSECTOR BOUNDARIES AND FEATURES The Evergreen ~bsector is bounded by Eight Mile Road, Southfield Freeway, McNichols Read, and Lahser. The area is developed primarily with single-family homes, and supporting shopping and services. The 1980 population of Evergreen was 35,722 persons. SUMMARY OF PLANNING ISSUES, EVERGREEN SUBSECTOR The Evergreen Subsector includ~s several of Detroit's most popular neighborhoods for families raising children. It is quite stable - the area lost no housing uni ts and only 5 percent of its population between 1970 and 1980. The housing stock is relatively new, most built after World War II. Some deterioration of commercial frontage, especially along Seven Mile east of Evergreen, is occurring. Of particular concern to residents are the vacant gas stations which have been adapted to other commercial uses incompatible with surrounding development. EVERGREEN SUBSECTOR GOALS The Evergreen Subsector is one of the more desirable sections of the City as a family 1 iv ing area. The primary goal is maintenance and conservation of the sound neighborhoods and commercial areas. The future of this area is as a residential community, with stabilized, attractive commercial areas balanced with the needs of the surrounding neighborhoods. POLICY 310-7: Evergreen Subsector policies Maintain and preserve the area for family living. Encourage additional apartment development in the Seven MileLahser area. Protect residential areas from abrasive general commercial uses along major traffic arteries. Encourage more local commercial and residential development along portions of the Seven Mile Road frontage. 3/90 III-149 �..- ROSEDALE caaN• ........alla ....... . j* ~ W ~ - PROP! WffD (a •• ! ,1 ----~~ P: 0 U- IIXl8TING LAN0 Lall ··•..... ·•.'••••• INST RL ==: Puritan . Q •• 0 •••••• ...3: _, 0 ••• w ii: :r: I- ::, 0 ~ w CZ: MC- Majer a:amd.&l SC-Spoc:,.&l.~ RLC-~~ GC--..i~ rJl "'w RL CZ: > w cc--- SENKEU RL RL .AN0 RL- 1o, -r:y RLM•--,:y~ RM---cy~ RH- Ki-t> Donoitv SRC- Spoc:,.&l. ~ « - r c w INST- 1tu1c>bl<ial01 IND--....LJ: IND- u~ Irdl.ui&l • RL 1 MUR•--- RL POS· ....._~ - . ~l L ndon v- Vacant •- CEM-~ *- PlayfiA.14 . . . . . . . . . apa •• d Land U.. ~ Change - • • 1/83 Rt AA lb".,.. RAFT • 0.0 .25 .50 .15 1.0 ~r::::::,~ kl- WEST SECTOR 3.03-12 Rosedale Subsector ••••••••••••••.•• 310-8 n cu ..- 1 IM:tl • 2000 " · III-149A ...,. �.... THE DETROIT MASTER PLAN OF POL~ES WEST SECTOR ROSEDALE SUBSECTOR BOUNDARIES AHO FEATURES The Rosedale subsector is bounded by McNichols, the Southfield Freeway, Schoolcraft, Grandvill~Lyndon, Kentfield, Fielding, Puritan, and Lahser. The area is developed primarily with larger single-family homes, general and local commercial uses, and supporting services, including schools, recreation areas, police, fire, and a new branch library. The 1980 population of the Rosedale subsector was 20,141. SUMMARY OF PLANNING ISSUES, ROSEDALE SUBSECTOR This is an area of primarily large, two-story, brick singlefamily homes in good to excellent condition. Lot sizes are significantly larger than in most other parts of the City; densities are less than 12 units per acre. The only issue of significance is the balance of- land uses and the appropriateness of some of the commercial strip development. As in many other areas of the City, this Subsector may benefit by improvements to some thoroughfare frontages, especially along McNichols, to encourage more local commercial and residential development. ROSEDALE SUBSECTOR GOALS The goal is to preserve and enhance the existing character and quality. The vision for the future is that Rosedale become an increasingly desirable community for families of relative affluence not only among Detroit communities but on a regional basis. POLICY 310-8: Rosedale Subsector Policies Maintain and preserve the Rosedale area as a premium community for family living. Encourage local commercial and residential development along Schoolcraft and McNichols. Continue efforts to stabilize and upgrade Shopping Center at Grand River and Fenkell. the Grandland Protect Rosedale neighborhoods from abrasive uses that may locate along Grand River. 3/90 III-150 -I �... I I ~ •. ~ t RL cc i:; RL W Out~r POS Or I RL s :,: RL w ::, 0 :RL 'i: ...... L ndon i M : • cc ····":!.':-!'.:-'!!... z w RLC uc .. . _ ~ BRIBHTM00R SC--.,--, RLC---.. GC---.. MUii----~ *· .............. ... - cc---.. l»• N • •A&..I.Z80 IE<JaTING LAND U8II ~ POS-, ....... ~ ..... v-v-t LANDU- CEM·- RL • . . . , - - - . . Playt-.~ IILM• ~ - - . . . ~ RH·--- ---c.a&y..-ual SRC·--- INST-IND-~~ IJ:INI)..... - I ~ ei " s.. ~ t .. n [j_J 1 lnctl • 2000 ti. actH 112 r===1 -- for explanation of eategori•• - WEST SECTOR 3 Brightmoor Subsector ••••••••••••••• 310-9 III-lSOA 1 r=== �-- THE DETROIT MASTER PLAN OF POL~ES WEST SECTOR BRIGHTMOOR SUBSECTOR BOONDARIES-.AND FEATURES The Br ightmoor subsector is bounded by Puri tan, Fielding, Fenkell, Ken~f~eld, Lyndon, Gl"andville, Schoolcraft, the Southfield Freeway, the Jeffries Freeway, the western City limits, Fenkell, and Lahser. The area is developed primarily with single-family homes, and supporting shopping and services. A substantial industrial district is located in the eastern portion of the subsector, while the western portion includes a major city park, Eliza Howell, developed along the Rouge River Valley. The Smith Romes, a small public housing project, is also located here. The 1980 population of Brightmoor was 19,914 people. Brightmoor is relatively less affluent than the other subsectors of the West Sector but about average relative to the City as a whole. SUMMARY OF PLANNING ISSUES, BRIGHTMOOR SUBSECTOR Housing in the area bounded generally by Fenkell, Evergreen, Schoolcraft, and Lahser is in fair to poor condition; boardedup homes and homes in need of major repair a -re scattered through the area, as are vacant lots left when badly damaged homes had to be demolished. The City-owned public housing at Lyndon and Evergreen, Smith Homes, includes some vacant and boarded uni ts. housing located in close proximity to the industry along Jeffries Freeway west of Southfield shows some signs stress. A limited amount of industrial expansion may feasible here some time in the future, if the demand industrial sites becomes much stronger. the The the of be for Some of the uses in the area may not be an asset for a local retail district but are well-established at their locations, i.e., adult-oriented uses, auto repair operations. The Fenkell commercial frontage has been a popular location for clubhouses established by motorcycle clubs from Detroit's west side for some time. As normal turnover occurs in establishments located along Fenkell, opportunities are created to strengthen the shopping district by adding retail and service uses that relate to the neighborhood, rather than abrasive general business uses that could locate elsewhere. III-151 3/90 --- - - ---- - �..-- THE DETROIT MASTER PLAN OF POLICIES WEST SECTOR BRIGHTMOOR SUBSECTOR GOALS This Subsector has shown some signs of decHne but the area's basic function is as a souftd, desirable single-family comrnuni ty, in close proxirni ty to a substantial number of employment opportunities, and this function will be reinforced by the implementation of the following policies. POLICY 310-9: Brightrnoor Subsector policies Consider low-interest loans and grants for housing maintenance and rehabilitation. Utilize existing programs such as enforcement of environmental codes, building demolition, vacant lot maintenance, and the boarding of vacant structures to stabilize Brightmoor residential areas. Stabilize and upgrade the Brightrnoor shopping district. Encourage desirable development. neighborhood-oriented commercial Promote the reuse of vacant industrial facilities. Consider the light industrial expansion for the area north of the former Massey-Ferguson complex. Encourage the development of apartments and local commercial uses along Fenkell and Schoolcraft. Maintain and stabilize the Smith Hornes public housing project. 3/90 III-152 �- ~ --~- ~1-~lCw ..:.i., X I ~ 1-: ~ 11 : -.: :.£_,.--=.~:;:p.?.~·-@mar~---~. . JE FFRIES ,, FW;, ~ - I N: S T ': ! .,. .... ::i RL l ~ i~ \IJ : -··· : : .......... : POS IU ~ ·' : ! : RL : j :......... '\ RL : ! ! • • C& q R iGc (Golf Course) ~! ,.. 'iii iRLM ••••••••••••• ··••y •• •••••••••·••••••--i. .?\v. :••• ALM RM' ··•. <;, t,1. :i : i! .j l ~JI a: 0 ,.. a: ::, ;.......;~ RL ( 0 3! r-·-····· i9••············•· RL :•--\-: PLY M OU TH : I RL C & O RA • POS i ! ! IND ...., IND [.................... • POS Rouge Park ~ ~ ~ AL w Ch i ca o PAOPCWIID LAND U •• AL - ,.. ....e r ~ \. i!~!!! -~--+-----~-----.a.i.---.. AND i .iE;••••L. RL r····R·······..·-· ............Rtc···················· JOY taa:N • IIIAUZ80 IRXlaTING LAND u&a :RLM •• IPOS RL CDDV ~ ~ • * ...,,~'\f~. . :i i ••••• -~/ •.. : ·-. LT IND' '•:. --~~-----+;_~-1/83 IIC-••~ se RLC_ - - -_ _ . GC--..- AA l.Lnorth LJ 1 Inch • 2000 tt . [1J cc---.. ecre• MUR- ___ _ P09- .......,c..- .... V•YMUt CEIi· - o.o RLM-~o..a.c,o~ -----a...ty-.i..J. AH----.-...-.w. SAC-_ ..... INST-- .25 WEST J ........ .so c:::::=, III-152A ,.a c::-, SECTOR - ......... Cody Subsector ••••••••••••••••••••• 310-10 .11 ...,. �- - THE DETROIT MASTER PLAN OF POLU:IES WEST SECTOR CODY SUBSECTOR BOUNDARIES AND FEATURES The Cody subsector is bounded by the Jeffries Freeway, the Southfield. !1reeway,-·Joy Road, and the western City limits. The area is developed primarily with single-family homes, industry along the C&O Railroad lines and the Jeffries Freeway, and major recreation use in the Rouge Valley area adjoining the Rouge River. Local shopping and general business uses are located along Plymouth and Joy Road. In 1980, Cody had a population -of 24,451 living in 9,055 households. SUMMARY OF PLANNING ISSUES, CODY SUBSECTOR Commercial land use strategies which will strengthen the sound existing uses while stimulating creative reuse of the vacant buildings and land are required for the Cody Subsector. Portions of Plymouth and Joy Road within Rouge Park are not developed with commercial uses and, as a result, the oversupply of strip commercial land is less severe here than in other parts of the City. The park itself may generate sufficient traffic to support restaurants and party stores near the park entrances. • The Cody Subsector presents an interesting planning problem. On the one hand, the area lost less population between 1970 and 1980 than the City as a whole, and median family incomes are well above the City median; this would suggest a strong market for retail development. On the other hand, almost all residents have cars, and suburban shopping centers are only a few minutes away. Planning Department data on shopping habits of Detroit residents confirm that residents of the West Sector are likely to be suburban shoppers for their general merchandise needs, while convenience goods, food, and drugstore items may be purchased near their homes. CODY SUBSECTOR GOALS This Subsector is one of the more desirable areas for family living in the City, and the goal is to maintain and enhance the area as a sound and attractive family-oriented community with convenient, well-planned shopping, services, and recreational opportunities. 3/90 III-153 �-- THE DETROIT MASTER PLAN OF POL::u:IES POLICY 310-10: WEST SECTOR Cody Subsector policies Utilize existing programs such as the enforcement of environmental codes, building demolition, vacant lot maintenanc~, and the boarding of vacant structures to stabilize housing located south-of the Jeffries Freeway. Encourage local commercial and residential use along Joy Road. Continue to improve Rouge Park.Encourage new light industrial uses to locate along the C & 0 Railroad corridor. Seek compatible uses for vacant buildings in the WeaverFitzpatrick industrial corridor. 3/90 III-154 �ROUGE -N - • '9AuaD IE<laTING L.AND Lall PRCIP! - LAN0 U AL .. 1.a1 _ _ _ , ~ 1.:..--+-------~·o,•;, -------"---------•• ....-.... •·····...... ..··... RL ···········-~ :--·•···· INST .....~: ~: RM .. ,...--,,.....aal IIH---I .:mueaw. RL ·--···;_i IILM•--SRC- -.u - te:t INST--.- RL INC)..~~ IIC--- I.IIND,,.._-... . . .. . :;;,;;;,s=======il====='g•~ ••:gm~•fe"======~ ~~~ ac--POS---sc--- IILC-_...,._-... RL cc--- RL IIUR- ................ y ... y _ _ __ CEM·*- ,i.o,u.-w RL '='-- .................... u.. GC I I C -' UJ I '-1..., ~ ;:: RL ::, I I 0 (/) Paul RL 1 lnc::tl • 2000 It . FO R C, [j_J ac,.• 0 V 8 112 1 0.0 . 2.5 .50 .75 1.0 c_____:i,----,'-----'c::::, ··- WEST SECTOR 3.06-10 Rouge Subsector •••••••••••••••••••• 310-11 ...,. c:::=:=::,;,-------,..:::=r:=:::::, III-154A �THE DETROIT MASTER PLAN OF POLICES WEST SECTOR ROUGE SUBSECTOR BOUNDARIES AND ~EATURES The Rouge subsector is bounded by Joy Road, the Southfield Freeway, and the southern and western City limits. The area is developed primarily with single-family homes, supporting services, and major recreation- use. In 1980, Rouge had a population of 26,647, living in 9,873 households. SUMMARY OF PLANNING ISSUES, ROUGE SUBSECTOR As of 1980, Rouge had experienced the least population turnover of any subsector in the West Sector. Consequently, it had a very large proportion of long-term residents and of senior citizens and relatively few children. Even with the high proportion of senior citizens, income levels in the area are about that of the West Sector overall. The Rouge Subsector, like much of the West Sector, was one of the last sections of the City to develop. Building conditions are generally good, and the general land use pattern is reasonable, although the neighborhood west of Rouge Park is isolated from the Rouge area east of the park. Development along Joy Road and West Warren includes general commercial uses and local shopping and services. The Joy Road and West Warren frontage should be reviewed and, where appropriate, local business and residential uses encouraged. A local business category would better recognize the nature of the existing development and provide additional protection for Rouge neighborhoods from abrasive uses permitted by the current categories. ROUGE SUBSECTOR GOALS This Subsector is one of the areas of the City. The goal quality of the housing stock organization of local retail POLICY 310-11: more recently built and stable is to maintain and enhance the and improve the convenience and and service facilities. Rouge Subsector policies Encourage local commercial and residential development along West Warren and Joy Road. Continue to improve Rouge Park. Complete development of the parcel at the Southfield-Ford Road interchange with commercial and residential use while protecting the adjoining neighborhood. 3/90 III-155 �- .!. CO NIIIA IL . ···············~·-·: u-rli Hubb•II C,: . IC Q ! ~ IC : IL_ Ii . a: .J i: :: .J :c, a: jl : ¢1 ii : J: : : --···:·-:1 : .. Q ~ ··••y 2)., 11 ! u C, : ! H...: I: ~ r··········: Q • ·I : jt :I)." ~: a: • II :! ii : q :; r-··········~ . -~~mt,! ll : ,.,;,.y ,, •»»••················ ~ u.f- :···············-·~ :u w"' t~.. . . · · ·. ···1l·········....2: -·u:,,.a,,,,<1:-/.... ! 01ir:·1 ii~ ~--··-····:···•:1 *=: L.~~ ul;.............. ... :· ~ ✓~1g . u: u: :;; ".;: z ~ : a: > ~ • •••I ~ --••: : a:: 1' w: <,.,p' ~ :I ... IC I .,, ,/' f ~ ..I !-3 a: • ~ : :~ FWY: c, .. 1 11 I, IC C 3'1 l SOUTHFIELD 1 IC ., =· r .J ., a: :, : :I Cft ~I! ! :, ~ .J a:'='•--· : .. a, ..... .. ! i-~ .... ·" ~ -:.· IJ:IND---.. MC--SC--...-.. BROOKS - R GC-L _ C _.. -.. aaN • aAUDD MUft..-..-~ POS---. ....... Y•v-c. ua• CEIi-- RL.,- _ _... RLM•---- ............... .....__ ... • · Pi..,ti.eW All• . . . _ a . . . , ~ RH- . . __ SRC_... .,.__,....,._..., --...--.a.l INST-- IND---.. ' .... 1 1000ft - cc--- IIXlaTING LAND 1.18a PIA0POEHI I L.AN0 ~.. ~ see ~ 0 0.0 .n IO '--- for explaaacion of eaU9ori.ee WEST SECTOR 3.07-12 Brooks Subsector ••.•••••••••••••••• 310-12 ·11 1.0 ~,---, III-155A ""'• �THE DETROIT MASTER PLAN OF POL~iEs WEST SECTOR BROOKS SUBSECTOR BOUNDARIES AND_FEATURES .Tbe-. Br..ooks Subsector is bounded by the Jeffries Freeway, the Union Belt Railroad line, Tirem.n, Greenfield, Paul, and the Southfield Freeway. The area includes single-family homes, apartments, a major public ho.using project, shopping and supporting services, and industry along the rail line, which is now worked by a Conrail crew. In 1980, Brooks included 38,219 people living in 13,365 households. SUMMARY OF PLANNING ISSUES, BROOKS SUBSECTOR This Subsector has been the site of an above-average rate population turnover in recent years and has attracted relatively less afflueRt families, including a high proportion of female-headed households with children living at or below the poverty level. The presence of Herman Gardens in the Subsector, with its concentration of such households, influences the statistics but the changes are because of turnover in other portions of the area. Even so, it is important to note that the Brooks Subsector is still at a socio-economic level on par with that of Detroit levels overall. The Brooks Subsector contains over 15,000 housing uni ts, considerably more than any other Subsector in the West Sector. About 70 percent of the housing uni ts are single-family detached structures of one to two stories; the remaining 30 percent of the housing units are in small or large apartment buildings. The City-owned Herman Gardens project accounts for less than half of these apartment units. Housing in the area east of Greenfield was built prior to World War II and is in fair to good condition. Housing in the area between Greenfield and Southfield as far south as Tireman is generally in fair to poor condition. Housing south of Tireman is in generally good condition. The Joy Road-Greenfield area includes general commercial and apartment development and a small community shopping center at the intersection. The area is in fair condition but has potential for change because of the number of vacant buildings and land. The West Warren-Greenfield thoroughfare frontage includes general commercial and apartment development and is in fair to good condition. Appropriate code enforcement should be utilized to stabilize the area. 3/90 III-156 �THE DETROIT MASTER PLAN OF POLICIES WEST SECTOR Housing and industry are immediately adjacent and along the , full length of the Schaefer-Hubbell industrial corridor. Both the housing and the general commercial uses on the major eastwest streets are showing signs ef blight that may reduce the chances for further industrial investment, if these conditions are not corrected. BROOKS SOBSECTOR GOALS This Subsector has many desirabte features but the important goal is to stabilize the area check any further deterioration and begin to reverse the process of aging through implementation of the following policies. The area should soon emerge a one where a variety of attractive housing alternatives can be found within a sound community structure, close to convenient shopping, employment, and recreational opportunities. POLICY 310-12: Brooks Subsector policies Continue to improve the Herman Gardens project. Encourage local commercial and residential development along Joy Road to West Chicago. Revitalize commercial development along Plymouth Road. Encourage new industrial uses to locate industrial corridor east of Hubbell. in the Conrail Encourage housing maintenance and rehabilitation in the area west of Greenfield and north of West Chicago. Develop a clear boundary between industry and development in the Plymouth-Hubbell area. 3/90 residential III-157 �THE DETROIT MASTER PLAN OF POL~ES WOODWARD AREA ARTICLE 311 WOODWARD AREA WOODWARD AREA LOCATION AND EXTENT The Woodward Area is bounded by the Fisher Freeway on the south, Lodge Freeway to the west, Chrysler Freeway on the east, and the City boundary with Highland Park on the north. It is an approximate one-mile wide by four-mile long strip of land beginning just north of the Central Business District and extending northward to the southern boundary of the City of Highland Park. The Woodward Area is divided into two subareas: Lower Woodward and Middle Woodward. Additional information on that portion of the Woodward area north of Highland Park but south of Eight Mile Road may be referenced in Article 305, North Sector, or Article 307, Northwest Sector. WOODWARD AREA FEATURES AND IMPORTANCE The Woodward Area is Detroit's major regional transportation corridor and business spine. From the New Center area (Woodward at Grand Boulevard) to the Central Business District are concentrated a host of regional institutions such as Wayne State University and the Detroit Medical Center as well as major corporate headquarters and other businesses. Woodward Avenue serves as Detroit's "main street". It is a major point of reference for all Detroiters (dividing the City between east and west), and it is one of the "faces" the City shows most often to visitors. The impression Woodward projects to people plays a major role in people's impressions of Detroit and perhaps of southeast Michigan. For this reason and because of the desirability of encouraging new developments along Woodward, urban design policies are emphasized as are economic development policies. WOODWARD AREA PLANNING ISSUES AND FUTURE POTENTIALS The Woodward Area is one of contrasts - old and new, rich and poor. It is very dynamic, with problems also representing opportunities: vacant land and buildings, under-utilized 3/90 III-158 �SUB SECTORS 11,.., ,.... ,, . ftQOOlANO CHICAGO MICCLE LOWER 1 inch , 31531 fl acres ~•rid = n,,te 0 0 = 50 lulom.te, WOODWARD Lower Woodward Subarea .. Middle Woodward Subarea. . . 311-9 .311-10 10 ,---------, AREA �c.e.wuzm REZONING CONCEPT U M U M S!NGL£-FNIIIY RESIDENT/,4L TWO-F Aill/Y R£5/IJEJ{T/,4L LON-DENSITY RES/DENTIN THOROOGHFARE RESIDEKTl/>l IIEDIUAl·DENSrrt RESIDENTl/>l HIGH-DENSITY RESIDENTll>l Bl 82 83 84 86 RESTRICTED BUSINESS LOCN BUSIIIESSIRESIOENT!,4L SHOPPING CX5TRICT GENER/>l 005/NESS GENER,4L SEFMCES Ml M2 M3 M4 M5 UMITED INfJJSTRl/>l RESTRICTED JN()USTRl/>l GENERl>l lNCXJSTRl/>l IKTENSflE INOOSTR/,4L SPECl/>l INWSTR/,4L 11 t2 SDI SPECl/>l OCYEWPUENT (resldentlal,'lfilh lfmiled comrrerc/a/J SD2 SPECl/>l D&fWP/JENT !conrnerc/al,wffh lfmiled resldentla/J PO PC PCA TM PWNED OCYE:WPUENT PUBUC CEIITER RESTRICTED CENTR/>l BUSINESS TRAIISIT/C,Y.AL INOOSTRl/>l PR PARKS and P.ECREATION PUBUC WH#IF WOODWARD AREA ---------- --- --- ----- -- -- ---- - ------ -.... ------- - --- -- --- --- ---- -- --- ---- --- -- ------ -------------- ----- ---- ---- .. --- ------ ----- --·-------- -. �THE DETROIT MASTER PLAN OF POLI~-E S WOODWARD AREA utilities, numerous bus routes.- The area has major freeway , access to all parts of southeastern Michigan. It appears that service sector employment is likely to be an area of potential growth. There- are over 40,000 service sector jobs in the Woodward - Area. Services include: education, media and advertising, health care, communications, retail and wholesale distribution, corporate management, and business services, and high-technology research. Together with the Central Business District, high technology functions and activities should be planned -and operated as a unified and coordinated whole to provide maximum economic and social benefit to the City of Detroit and to the Detroit region as a whole. Residents of the area often have special needs representing special population groups, and are served by institutions which are concentrated in the area. The Woodward Area has many human development oriented institutions. Woodward Avenue is the main parade route for the City and "front door" to many important institutions, districts, and neighborhoods. Its design and esthetic quality are major factors in the image of Detroit. A detailed light rail mass transit proposal has been prepared to expand accessibility and stimulate economic development within and adjacent to the Woodward Area. The proposed regional light rail system is viewed both as a means of improving public transit service in the Woodward transportation corridor and as an economic development tool in a coordinated process to improve socio-economic conditions in the region and within the Woodward Area. Light rail station areas will require more concentrated planning and implementation efforts. One of the potential benefits of a light rail system and a major concern especially in the Lower Woodward Area is the restoration of the former land use pattern which had the highest density and most intense use along Woodward Avenue. To the west of Woodward, housing development is a major need. Housing should be constructed for all income groups and family sizes in mixed developments. To the east of Woodward a comprehensive development and conservation program is needed. The light rail transit system could be most helpful in these redevelopment efforts. 3/90 III-159 �-- THE DETROIT MASTER PLAN OF POL::a:;J:ES POLICY 311-1: WOODWARD AREA Woodward Area - -P epulation and Housing Encourage an increase in population generally throughout the area, especially families with children. Develop housing for different household sizes and types, including new housing, rehabilitation of existing housing and infill housing utilizing both on-site construction and house moving. Coordinate densities: provide . for greater densities near transit stations but avoid congestion and limit grade level parking. Insure that housing opportunities meet the needs of current residents. POLICY 311-2: Woodward Area Commercial Services and -=F, . .a_c_,,i,. ,l:-1..-.t.,-;-i_e_s___________________ _ Further develop New Center as a major retail center which complements retail development in downtown; promote development of a second department store and family-oriented restaurants. Encourage more family-oriented restaurants and other community and commercial facilities in the Cultural Center area. Provide for convenience shopping and services for all residential areas, with special attention to the needs of senior citizens; consider rezoning selected areas from B4 (general business) to a less intensive zoning district classification. Promote increased private sector recreation and entertainment facilities. Develop and enforce facade maintenance, especially along Woodward. POLICY 311-3: Woodward Area - Transportation System Construct the Woodward light rail transit system and provide crosstown feeder buses to each station. Improve local bus service, including an increase in the number, security and comfort of bus shelters, with special attention to the needs of seniors and others with limited mobility. Provide for adequate vehicular circulation, avoiding conflicts with residential areas. Encourage left-turn only lanes as traffic warrants at major intersections. Develop an improved system of pedestrian and bicycle circulation. Improve pedestrian street crossings. Provide adequate parking; encourage structured rather than surface parking in densely developed areas; encourage use of well-landscaped and maintained vacant lots for parking where needed. 3/90 III-160 �-- THE DETROIT MASTER PLAN OF POL]l;IES POLICY 311-4: Woodward Area - .-Land Use, Historic Preservation WOODWARD AREA Urban Design, and Recognize and emphasize Woodward-Avenue as the major symbolic street of the region: give special design attention to appearance and image, especially to improve the area near the Medical and New Centers. Encourage intensive, mixed-use development along Woodward, especially near transit stops. Encourage multi-purpose pedestrian-oriented centers. Encourage intensive street-levei activity, both in existing and new development. Suppor-t -existing and new residential uses in mixed-use districts, but insure adequate buffering between incompatible uses. Develop open space appropriate to the needs of the surrounding community; design for a variety of activities and for security and maintenance: encourage voluntary maintenance assistance by nearby residents. Recognize and protect the images of the residential neighborhoods: keep development compatible in terms of architecture, scale, texture, materials, placement, and usage. Recognize and enhance the special districts ( New Center, Cultural Center, Medical Center, and Technology District); emphasize the distinctive nature of each nonresidential district through unifying elements, such as signage, street furniture, and landscaping; lessen their isolation by providing linkages such as pedestrian and bike paths, mini bus systems: relate to construction of nearby housing. Recognize and protect distinctive urban spaces and vistas: especially between the Main Library and the Art Institute, views of Cass Park, views along Second toward the Fisher Building, and along Woodward toward the CBD. Preserve and strengthen the character of existing historic districts through landscape treatment and street resurfacing, code enforcement, and insuring that new development is compatible. Treat historic districts as integral and functioning parts of the overall community. Give special emphasis to the use and adoptive reuse of architecturally significant or historic structures. Use historic designation to preserve exceptionally significant individual structures, but not to the detriment of needed economic development. Provide more leisure time opportunities, through out reach programs by area institutions, expansion of current and development of new recreation sites as needed, expansion of senior citizen recreation programs, and the incl us ion of 3/90 III-161 �-- THE DETROIT MASTER PLAN OF POL~ES outdoor open space as , development projects. POLICY 311-5: WOODWARD AREA leisure-areas in the design of new Woodward Area - -economic Development Maximize the economic development around transit stations. potential of the areas Utilize all available investment incentives. Promote use of· existing features and attractions. Strengthen commercial and office areas through rehabilitation and reoccupancy of vacant structures; improvements in appearance, security, parking; and strengthening merchants organizations. Increase employment through upgrading job skills and increased opportunities for residents. Develop a Technology District to attract research and development firms, incubating new firms at the Metropolitan Center for High Technology (former Kresge headquarters), and utilizing new and existing buildings in the surrounding area. Utilize and improve the Detroit Edison steam-heat system, utilizing energy from Detroit Resource Recovery plant to reduce costs; make necessary repairs and improvements; promote as a development and rehabilitation incentive. POLICY 311-6 : Woodward Area - Crime Control and Prevention Keep Police Department informed about planned developments. Design for security and maintenance, including environmental security techniques without the II fortress II image. Promote participation in Citizen Watch groups, security patrols, and education in security measures. Support alternative schools, trade schools, and work/study program to lower truancy and dropouts. Continue crime analysis to target priority crime. POLICY 311-7: Woodward Area - Fire Prevention and Control Promote smoke alarms in all housing units giving financial aid where needed. Inform and involve Fire Department persons in all development projects. Board vacant buildings and remove abandoned and dangerous buildings. Continue educational efforts about fire prevention. Encourage installation of automatic fire suppression devices. Expand anti-arson programs. Publicize restrictions on use of 3/90 III-162 �., -- THE DETROIT .. MASTER PLAN OF . POLI:CIES WOODWARD AREA kerosene heaters. Promot.e incr.eased use of fire drills for , seniors and handicapped in group quarters. Construct a new fire station in the vicinity of Woodward and Fisher Freeway. POLICY 311-8: Woodward Area - Senior Special Needs Groups Citizens and Other Provide support to those in greatest need, especially those living alone or in rooming houses. Promote alternates for housing seniors; improve health services as recommended in 1982 Needs Assessment in the Detroit Area Survey Report. Increase public education efforts relative to the needs of the elderly. Make special efforts to reach the isolated. Provide multi-use centers within senior housing developments. Increase emphasis on special health needs and health education of residents. Increase access to primary health care. Maintain and further develop highly responsive and sophisticated emergency system. 3/90 III-163 �. . LOWER WOODWARD PLANNING UNITII university-cultural center Art center C Medical Center Residential C Medical center I! In•titutional Area F Mid-City GI Brewater-Dougla• • Home • H B.niah Park l Technology Cre • cent A a (Central Portion) J Casa Corridor K Mixed-u.ae Area L Jeffrie• Homes I,~ ·e ·'l ':3 H G ;;;::-"'•llun1 ~ gn~th n cu 1 Inell •Hff fl , • ere• 1,2 , r===t===•r==---, ...,. o.a .25 .so .1s 1.0 ~r:::, ··- WOODWARD AREA - - ~ ---- =---~ ---=-- .. - ---.C-= �• LOWER WOODWARD a • N • 91Auz• a EXISTING LANO UBE RL.,--.,.-.RLM-.-.... - . , . ~ RM--..-... --.1&1 RH- R19l Dnliey ~ SRC- si-:w. ~ - - . : I A I . INST-1-1.cut.1a1AJ. IND---.1.1:IND-~- .... J. I "·" fRM '" j I· c • ., . • 1:1 RH•GC " :-~ £ ~• ~ ;:; ... TAC- Ttlorou.ghfue llltaidelttial-C~c.t.al MC--a:n.rc:l.al SC-si-,:w."-'d.&1 RLC- - - "-'d.&1 ~~ l;:r.. ~ GC---.o-c..J. CC- Cmn<ci&l MUR-111-iu.~ MP- KaJor Park RC- Recra•t.1on OS· Open OSI - Open VAC• Spa<,9 Space- 1nst.1t.1.1t1.onal Vacant CEM·c..u,.,, Jeffries Brewster- Douglass Homes ~ LJ 1IOCll•200011 . &.:..11 o.o .:15 .50 [j_J .75 1.0 c:::=.:l'="?c:::::::f==' ""'· Id- WOODWARD AREA LOWER WOODWARD Cl • N • IIAL..IZaD PROPCSED LAND UBE RL-1.o,,~tr~ RLM- ~ ca.:i.e, ~ RM- ~ a.aa.cy -.....w RH • . . . . , _ . . , _ SRC---- INST - ,_,___, IND•-LJ:IND-....-.,-TAC- Tbaro~At•n Mu,Mnual•C-l'OUl MC--- SC-,-w._.._._. RLC·-,-- GC---.. c.._. c_ -MUR_ MPACPOS- M)or ,.,.11 -~r.. :.1.on ,...._t 0S1 • Opel\ V· opn s..- .Sp&c-e-tn • ut.uuorui ! V•eant CEM·-. OS *- Playtie14 OS + INST • - Tra.n.a{t stat.1.on !Gen • ral Locat10n ) ~ &n~•~ LJ ,, .. 11,200011 . [j_J ac,ea 1, 2 1 ~.----------, 0.0 .:15 .so ,----, .75 1.0 .....--. WOODWARD AREA Lower Woodward Subarea .••••••••.••• 311-9 III-163A ""'· �r --- THE DETROIT MASTER PLAN OF POL:u:IES WOODWARD AREA LOWER WOODWARD SUBAREA BOUNDARI-~ AND FEATURES The Lower Woodward Subarea is bounded by Ford, Chrysler, Fisher, and Lodge Freeways. It includes Wayne State University, Cultural Center, Medical Center, and is immediately north of the Central Business District and south of the New Center. SUMMARY OF PLANNING ISSUES, LOWER WOODWARD SUBAREA The area has had major clearance and rebuilding, mostly nonresidential use, and abandonment has caused further demolition of many dangerous buildings. Residential rehabilitation, in many cases, has created larger and fewer units in the same structures. There has been a decrease in permanent resident hotels and there has been a trend toward one-person households. Lower Woodward is home for a concentration of those in poverty, both individuals and families. Low-cost housing and numerous charity and last-recourse type services are available here. Most of the City's emergency shelter beds are located in Lower Woodward as are various food and human services programs. Assisting in meeting the needs of the poor will remain a major social task for the foreseeable future. Lower Woodward clearly is part of the system currently serving this function. Much of the Lower Woodward community (between the Ford and Fisher Freeways) will undergo significant changes over the next 20 years. Continuation of such City development projects as the Medical Center and Art Center will stabilize and strengthen the community. These and other ongoing projects will be joined by two highly significant new ones: light rail rapid transit, and the proposed Technology District, in which housing and commercial uses are mixed with offices and very light research industry. Implementation of planned transit with stops at Mack and Warren will revitalize Woodward Avenue while reinforcing the major institutional developments that have already occurred. Significant development tools in Lower Woodward are briefly summarized: light rail transit; the Detroit Edison steam system; right-of-way and commercial frontage improvements; zoning changes; tax abatements, l ....i11d write-downs, housing subsidies, and other direct aid to revenue-producing development; encouragement of corporate and institutional investment in the proposed Technology District; and historic 3/90 III-164 �r • - - . -·-·- · - .. THE DETROIT MASTER PLAN OF POL~ES designation and , areas. rehabili tation .-loans WOODWARD AREA in historic and other Plans must recognize the specia-:1 housing and other needs of the less affluent, the senior citizens, the young people related to the institutions, and others. The large amount of vacant and under-utilized land should be seen as a resource. The institutions need to be related to the neighborhoods and provide services to them. The commercial services are in a wide range of conditions depending on their market with the worst being in areas of greatest loss of population. LOWER WOODWARD SUBAREA GOALS There is a great deal of potential in the Lower Woodward subarea due to its advantageous location, its wealth of strong institutions and facilities, and because of the large amount of vacant land available. Because of these factors and the eventual establishment of the light rail system along Woodward, the area will become a desirable location for new development. This new development, however, will have to be designed to appropriately blend with sound existing development and, along with the existing area institutions, be used to help address the special needs and support improved services for the current residents of the area. POLICY 311-9: A. Lower Woodward Subarea Policies University-Cultural Center area (Ford Freeway, Woodward, Ferry, John R, Palmer, Brush, Hancock, Cass, Forest, Second, Warren, Lodge Freeway) The area along Woodward Avenue within this planning unit should develop as a high-density mixed use area, with housing and ground-floor commercial, where possible. Discourage lowintensity uses such as fast-food restaurants. Strengthen the Cass Avenue frontage by encouraging ground-floor commercial uses in any new housing and conserve existing housing. Encourage construction of structured parking with at least two new structures one to the west and one to the east of Woodward Avenue. Encourage landscape improvements in the area. Encourage downgrading John R as a through street and development of cultural and art-related commercial services. Encourage expansion of cultural and educational institutions including the Detroit Science Center, the Children's Museum, the Museum of African-American History, the Detroit Institute of Arts, and the Center for Creative Studies. Institutional 3/90 III-165 �.. - THE DETROIT MASTER PLAN OF POL~ES WOODWARD AREA expansion should occur generall~along-Brush • • encourage major new housing development institution development. B. East of Brush, to complement Art Center area (Ford -Freeway, Chrysler Freeway, Frederick, Brush, Palmer, Ferry, and Woodward) Implement the adopted especially encourage construction. c. Art Center development housingrehabilitation plan, and Medical Center. Residential (Chrysler Freeway, School, St. Antoine, Hancock, Brush, Frederick) Implement Medical Center #4 adopted especially promote new housing. D. project and new Spain plan, and Medical Center (St. Antoine, Mack, Woodward, Alexandrine, John R, Canfield, Brush, Hancock) Implement and complete adopted plan including Brush pedestrian mall and Brush Plaza and a ring road. Develop land at Woodward and Mack intensively and appropriately. E. Institutional Playfield) Area (Spain and Crockett Schools and No special actions needed. F. Mid-City (Hancock, Brush, Canfield, John R, Alexandrine) Develop the Veterans Hospital as planned. Develop mixed commercial-residential uses of the highest quality reflecting the importance of Woodward Avenue, and discourage freestanding fast-food establishments. G. Brewster-Douglass Beaubien) Homes (Mack, Chrysler, Fisher, Short-range maintenance and improvement is required. Improved retail service is needed. Seek increased Federal funds and alternative financing. H. Brush Park (Mack, Beaubien, Fisher, Woodward) Pursue rehabilitation and conservation as a part of a comprehensive development plan. Preserve the historically and 3/90 - - III-166 ~ - ~ • �. • -·- .THE DETROLT MASTER PLAN OF POL:u;:IES WOODWARD AREA architecturally significant . chaxacter of Brush Park through , the retention of identifiable historic residential clusters, while providing for the opportunity for a blend of new residential and commercial deve-¼-opment. I. Technology District (Martin Luther Fisher, Lodge, Temple, Fourth) King, Woodward, Promote research facilities for growth technology and related uses. Continue as a mixed-use- area including residential, commercial, and institutional us-es. Landscape appropriately, especially along Woodward. J. Cass Corridor (Warren, Second, Forest, Cass, King, Lodge Freeway) Encourage maintenance and development, especially of housing, for all income and social groups and support systems. Encourage improvements and conserve as much housing as possible and infill with compatible structures. Discourage residentially abrasive uses. Design to meet future traffic needs. K. Mixed-Use Area (Hancock, Woodward, Mack, Cass) Keep as a mixed-use area, including small housing uni ts, commercial, and institutional uses. Improve Woodward appearance and landscape. Discourage new industry here. L. Jeffries Homes (King, Fourth, Temple, Lodge) Maintain and upgrade to the extent possible. 3/90 III-167 �.. MIDDLE wDo-•1 .,..,.JARD PLANNING! A Webb-Woodland . UNITS B North I d Residential C n ustrial Area Boaton-Ed ' Project D Gladsto ison/ Arden Park E Wood ne Residential F B ,....rd Frontage Area rush-HoliJrook . G Oakland A Residential Area M Holbrook-venue Frontage I New Center Cameron Re•idential Area C J Chandlerommons KN ew center Beaubien Co Residential Area L Burro mmercial Area ughs Area M Industrial-M . N Harper-Brushixed use Ar•• Residential Area 1 lf'ICII • 2000 ti . AREA �.. t II VAC RM :• RLM Ca" ,tt RM I :, I :o N :o D MIDDLE G WDDDWAAD • N • •ALIZIID EXISTING LAND USE RL-1o, Dma1ty - RLM- . - . . . Dma1ty ~ RM-_,_ Dma1ty -..imcial RH.,._ty --.1&1 Ki"' SRC- si,oc&1 ~-..i. INST-,-,.tut.la>al IND- - . i . ~ U: IND- Uqt,c ~ TAC- fllorov,g:htare .. • idu.tial-cmaercial MC-,..Jcro:..<d&l SC-5-ial-.:l.ol RLC- ~ - GC- - . i . CC--o.-=-a1 MUR-..,_u.~ MP- tu.Jor Park RC- Racreauon 0S•Open Sp.a"" OSI- Ope n S p&ce- In st1.tuuona l VAC· Y•e•n< CEM·c.-ar,, ~ &n~•~ LJ cu 1 inch •2000 fl . WOODWARD MIDDLE AREA WDDDWAAD -• N • -Au:zaD PROPCSED LAND UB • RL - i-o.am.t:y~ RLM-~•~tr~ RM.~--.cy~ RH- ltL4h 0111m.e, - - . w SRC- _,, _ _ .. ,,_,_ INST--.--, IND---... LJ:INO-,..,.,.---.. TRC- fltorouo,htare -•MNau.a1-c-rcal MC--sc._,..,.,_...., RLC-_...,._.~ QC.--,.__, cc-- - MUA-...--- RC· ...erwauon POS- ,.__,._t. OSI· O,.ri V- o,en •...- S pac-9•lna u t.ut 1on.a ~ V.acan t. CEM·--,, *· P1ayU.a14 • - Tra.n..u .t Stat i on (G.nar&l Locauon ) ~ &n~t~ 1 Inch • 2000 fl . LJ ru..... .-= WOODWARD Middle Woodward Subarea ••••••.••.• 311-10 III-167A AREA �.. -- THE DETROIT MASTER PLAN OF POLIQES WOODWARD AREA MIDDLE WOODWARD SUBAREA BOONDAR.I.ES .AND FEATURES The area is bounded by Highland Park, Chrysler Freeway, Ford Freeway, and Lodge Freeway. Ma-j-or features include the New - ·Center and Boston-Edison neighborhood. Wayne State and the Cultural Center are located immediately to the south. The New Center_ is, after the . Central Business District, Detroit's second most important commercial concentration and employer, including major off ices, a hotel, and retailing. Some industry remains, especially office-related such as printing. The North Industrial area along Oakland is being developed with new industry. SUMMARY OF PLANNING ISSUES, MIDDLE WOODWARD SUBAREA The greatest part of the housing stock in the Middle Woodward Subarea is in good condition, even in neighborhoods where a significant amount of abandonment has occurred. In certain places, compatible infill construction could make use of vacant land. Very little relocation from development pressure should occur in this subarea. Senior citizen housing, other high-density housing, mixed-use structures, and better neighborhood shopping all should be developed along and near Woodward Avenue. There has been a concentration of group homes in the area, which concerns many, also. There will continue to be a wide range of incomes and social groups in the area with different needs. The impact of the three rapid transit stops, Woodward at Clai rmount/Holbrook, Woodward at Grand Boulevard, and Woodward at Webb is projected to be very great as far as stabilizing the nearby residential neighborhoods and stimulating housing development and rehabilitation, but quite minimal as far as actual change in land use patterns. In addition, commercial development is anticipated to be stimulated by the transit development. Any new construction near the transit stations would occur either directly along or close to the current Woodward frontage. Parking at these stations should be limited to a few drop-off spaces. Neighborhood commercial development is seen as a priority to the neighborhoods above the New Center. The viable commercial developments along Woodward should be upgraded, and the 3/90 III-168 �.. -·- THE DETROIT MASTER PLAN OF POLIQ:ES WOODWARD AREA operating stores which are community-oriented along Oakland • and Hamil ton should be retained. Institutional development is e-Kpected to increase. Some under-utilized industrial land near Unisys (formerly Burroughs) could be made available for an eventual expansion of non-teaching facilities for Wayne State University. The New Center area will continue to be .developed, over time, to a more attractive and cohesive district. Outside of the immediate core area at Second and West Grand Boulevard, the area is characterized by many surface parking lots and underutilized industrial buildings. MIDDLE WOODWARD SUBAREA GOALS The New Center area will become a more intense and cohesive commercial and office area and the new development in the New Center Commons area will be completed. These factors and the light rail system along Woodward will make the Middle Woodward subarea, with its basically sound and stable residential areas, an attractive location. Improvements in the Middle Woodward Subarea include the needs of existing residents for home maintenance and commercial and recreational facilities. POLICY 311-10: A. Middle Woodward Subarea Policies Webb-Woodland Area (Highland Park, City limit, Oakland, Boston-Edison northern boundary, Lodge Freeway) Retain, improve, and conserve existing housing units. Develop new housing and related commercial uses. Discourage lowdensity, automobile dependent development in anticipation of the proposed light rail transit system with a station at Woodward and Webb/Woodland. Encourage the development of a convenience shopping center, including a supermarket. Correct deteriorated conditions along and near Hamilton. B. North Industrial (City limit, railroad, Caniff, Oakland) Develop as planned with office, center facilities. C. manufacturing, and service Boston-Edison and Arden Park Historic District (Subdivision boundaries) Continue to maintain and preserve the historic houses and to enforce the Historic Ordinance. 3/90 III-169 �.. ----.- THE DETROIT MASTER PLAN OF POLIJ;IES D. WOODWARD AREA Gladstone Residential Ar.ea (southern Boston-Edison boundary, Woodward, Clairmount, western edge of Woodward frontage, south side of Euclid, Lodge Freeway) Stabilize the neighborhood through housing and apartment conservation and removal of blighted and abandoned buildings. Provide careful monitoring of adult foster care homes in this area and prevent an undesirable concentration. E. Woodward · Frontage ( both ;:>ides of Woodward frontage between Clairmount and excluding northern Grand Boulevard frontage, and also east side of Woodward between Arden Park and Clairmount) Retain the local retail and service function oriented to surrounding neighborhoods. Encourage construction of highdensity housing along Woodward. Discourage automobile service uses. Insure high standards of development compatible with existing uses. F. ·0ia Brush-Holbrook Residential (southern boundary of Arden Park, western boundary of Oakland frontage, Euclid, eastern boundary of Woodward frontage) Remove or update blighted, abrasive commercial uses along Oakland and John R. Remove or upgrade blighted abandoned buildings within the neighborhood. Provide more shopping and open space in this area or nearby. G. Oakland Avenue Frontage (both frontages between Arden Park and Grand Boulevard) of Oakland Retain the service and commercial character but on a reduced basis. Remove blighted and abrasive uses. Consolidate compatible and necessary commercial uses. Provide locations for additional commercial facilities with adequate parking and screening. H. Holbrook-Cameron Residential Area (Caniff, Chrysler Freeway, Grand Boulevard, and eastern edge of Oakland frontage) Prevent further deterioration of the neighborhood. Clear vacant abandoned structures. North of Holbrook, provide a combination of new housing and open space recreation, including a small community area. 3/90 • III-170 • �.. ~ I. DETROIT MASTER PLAN OF POL~ES WOODWARD AREA New Center Commons ( southe-rn property line of Euclid frontage, western property line of Woodward frontage, southern edge of Seward, Second Avenue, northern property line of Grand Boulevard frontage) Complete the development of the area as planned, including development on remaining vacant parcels and encourage eventual expansion. J. Chandler-Beaubien Residencial Area (Euclid, western boundary of Oakland fronta~e, Grand Boulevard, eastern property of Woodward frontage) Maintain as a residential area, with as much conservation of existing homes as is practical. Provide that any new development near Woodward and Grand Boulevard be of a high intensity pedestrian-oriented nature in anticipation of a light-rail transit station. K. New Center (eastern boundary of Woodward frontage, railroad, Lodge Freeway, northern boundary of Grand Boulevard frontage, Second Avenue, southern edge of Seward frontage, western boundary of Woodward) Increase major retail development. Strengthen as an office center and shopping area. Increase structured parking. Provide more functions and activities to make use of evenings and weekends. Downgrade Second Boulevard to a local street north of Grand Boulevard. Encourage apartment development in the northern portion of the area between Woodward and Second. L. Unisys (formerly Bur roughs) Area Ford Freeway, Lodge Freeway) (Railroad, Woodward, Encourage continuation and upgrading of light industrial, commercial, and service uses. Encourage technology and research-oriented facilities or new housing, providing that it is well-related to institutional or other residential uses. M. Industrial Mixed-Use Area ( Grand Boulevard, Chrysler Freeway, Ford Freeway, Beaubien, Piquette, John R, Woodward) Continue as an industrial and commercial district. Encourage high-density residential or other uses along East Grand Boulevard related to the proposed transit station. Encourage increased employment in the area. 3/90 III-171 �• THE DETROIT MASTER PLAN OF POLIQES N. Harper-Brush Residential -(Piquette, Freeway, Woodward) WOODWARD AREA Beaubien, Ford Maintain existing housing. 3/90 III-172 �.. THE DETROIT MASTER PLAN OF POLu:;[ES DEFINITIONS ARTICLE 401 LAND USE DEFINITIONS AND STANDARDS INTRODUCTION The land use categories used -on all the maps herein are generalized. Boundaries are not meant to be precise as to blocks or property lines. Categories are descriptive of general development, recognizing that some intermixtures are permissible or desirable. Residential areas shown include schools, churches, and playgrounds. They include retail establishments which are small, strictly neighborhood-oriented and nonabrasive. Other forms of intermixture may include institutional uses where such uses are compatible within a commercial designation: commercial within industrial uses, etc. The residential land use categories designate a general residential density for neighborhoods, but intermixture of compatible buildings at a lesser or greater density is not considered undesirable. POLICY 401-1: Residential areas. The Existing General Land Use and Future General Land Use maps show six categories of residential areas. A. Low-density single-family residential areas should have an overall density up to 12 dwelling uni ts per net residential acre and provide conservation and reinforcement for existing viable residential development. All new housing should be developed compatibly with existing housing and should consist of predominantly one- and two-family structures, with some one-family attached townhouses and apartments. B. Low-medium density residential areas should have an overall density of 13 to 20 dwelling uni ts per net residential acre and provide conservation and reinforcement for existing viable residential development. All new housing should be developed compatibly with existing housing and should consist of predominantly one-family attached townhouses and some apartments. 3/90 IV-1 �.. --· THE DETROIT MASTER PLAN OF POLIJ;IES DEFINITIONS c. Medium-density residential-areas should have an overall density of 21 to 30 dwelling units per net residential acre and provide conservation and reinforcement for existing viable residential:-development. All new housing should be developed compatibly with existing housing and should consist of predominantly one-family attached townhouses and apartments two stories and above. D. High-density residential areas should have an overall density o·f 30 or more dwelting units per net residential acre and provide conservation and reinforcement for existing viable residential development. All new housing should consist predominantly of apartments and some onefamily attached townhouses. E. Special residential-commercial areas ( predominantly residential) should provide for new high- and medium-rise apartments developed compatibly with general commercial and/or institutional uses, and also should provide conservation and reinforcement for existing viable residential development. These areas should be located along major radial thoroughfares, or at a major gateway into the City or major centers where the intersection of freeways and major thoroughfares have off and on ramps in each direction, provided that these areas are served by, support, and complement an area of major commercial activity such as downtown Detroit ( Central Business District), New Center, or other employment centers. New apartment development should be above and/or alongside the compatible general commercial and/or institutional uses so that both gain accessibility and/or exposure by a thoroughfare frontage location. F. Residential/local commercial (thoroughfare residential/commercial) provides for the day-to-day consumer goods and services required to serve a small residential area. High traffic-generating and traffic-oriented uses should be restricted in these areas because of their undesirable influence upon adjacent residential areas. This land use category is designed to be used primarily on major or secondary thoroughfares wherein the major use of the property would be for low-medium density residential dwellings characterized primarily by apartment dwellings. 3/90 IV-2 �.. -- THE DETROIT MASTER PLAN OF POLIJ;IES DEFINITIONS The category includes multiple-family dwellings, attached and two-family dwellings, and certain other residentially-related uses which can function most advantageously when located on these thoroughfares. OthEr uses which may be app,ropriate include medical and dental clinics, motels or hotels, and certain types of non-profit uses. n __ ~ POLICY 401-2: Residential-Conditional Industrial Areas. In residential areas of the City which are proposed for industry on Master Plan maps, the City ~hould insure that the wellbeing of the residents is protected while still providing for further industrial development necessary for employment, tax base, and industrial services and products. METHODS: Expansion of industrial activity into such residential areas should occur from the edges of the- existing industrial area outward, and should occur in a manner which protects the remaining residential area from nuisances or dangers such as excess heat, light, sound, radiation, odor, smoke, dust, and traffic. Residents should be protected through the regulations of the Zoning Ordinance against the further location of industrial activity in the interior of residential areas. POLICY 401-3: Differing structure tYPes. In situations where the policy is to promote the improvement of a residential neighborhood through the introduction of residential structures which are different from the existing structures, the existing homes should be protected and all new development should be made compatible with them. POLICY 401-4: A. 3/90 Commercial areas. Major commercial areas consist of a high concentration of office activity and related supporting services; retail trade at the comparison shopping level (includes neighborhood shopping and local commercial as well); specialized shops, stores, and services which require a large population to support them; and high-rise and medium-rise apartments and hotels. The level of activity is generally region-wide in service areas with offices and headquarters relating to State, national, and international operations. The primary focus should be an office employment center. IV-3 �.. THE DETROIT MASTER PLAN OF .POL~ES . DEFINITIONS Major commercial areas should be located so as to be highly accessible from the City and the region by freeways, major thoroughfares, and mass transit. ~ -- Major commercial areas sheuld be developed at a high intensity in order that a large number of activities can take advantage of the location and linkages between activities can be strengthened. Multi-use structures combining office, retail, and residential activities are appropriate. Parking structures and mass transit service should be used as a means ~f achieving compact, intense development. Ground level activity should be pedestrian, shopping, and entertainment oriented so as to achieve maximum utilization of the concentration of public and private development. Detroit has two major commercial areas: (CBD) and the New Center. B. downtown Detroit Special commercial-residential areas (predominantly commercial) consist of either a major office headquarters complex, an international gateway, or a major spectator sport or convention facility of regional significance, with supporting office and service activities, apartments, and their necessary service facilities. Special commercial-residential areas should possess excellent accessibility by freeways, major thoroughfares, and mass transit. Special commercial-residential areas should be developed with a compatible mixture of uses that require excellent accessibility and/or the proximity to special features described above. Typical special commercial-residential uses, in addition to the major facility, are medium-rise off ices, motels, restaurants, major ins ti tut ions, and medium- and high-rise apartments. The mixture of uses to be encourage in special commercial-residential areas may vary in relation to the particular location and major activity, but the area should retain a commercial (work place) predominance and focus. It is desirable to have at least 20 percent of the floor area in a special commercial-residential area devoted to medium- and highrise apartments, developed compatibly above or alongside commercial uses so as to obtain maximum access and exposure to the major commercial or institutional development. Wherever feasible, existing viable residential development should be retained and reinforced. IV-4 3/90 - -- - . ------ - - - - --· �.. -·- THE DETROIT MASTER PLAN OF POLJJ:lES DEFINITIONS C. General commercial areas consist of low-intensity retail _ and wholesale uses along major thoroughfares which are suitable for business, warehouse, and some light industrial activit~es. Typical general commercial uses are automobile and furni tur~- sales rooms and repair shops, business services, building and contractor offices, and wholesale distributors. _ Some local commercial and multiple residential uses may also locate with advantage in these areas. General commercial uses that have no marked adverse affect on residential areas can locate in areas which adjoin residential and special residentialcommercial areas. General-commercial uses that, because of the nature of their business and/or operational characteristics, have a marked adverse affect on residential areas, should locate in those areas that are separated from residential development by freeways and major thoroughfares. D. Comparison ·shopping centers are those that offer merchandise for sale in major department stores or stores of a national or chain type, and where there are several stores in the area selling the same type of merchandise which would enable the shopper to make comparisons before buying. POLICY 401-5: Industrial areas. The industrial portion of the Existing General Land Use and Future General Land Use maps shows four categories of industrial use. A. industrial areas should consist of areas for light and heavy industrial uses which include producing, assembling components and parts, packaging, and warehousing. Small-scale industrial uses are light machine shops, clothing, furniture, appliance manufacturing, etc., usually located on small sites. Large-scale industrial uses are auto manufacturing, structural steel fabrication, chemical plants, power plants, etc., which are characterized by large sites and considerable traffic flow. General General industrial areas should have accessibility to a freeway or a major thoroughfare within five minutes surface travel time. Main line rail should be in the vicinity with spurs easily provided, if needed. B. 3/90 Light industrial areas should generally consist of areas for industrial uses whose performance characteristics are such that they have minimum undesirable effects on IV-5 �.. THE DETROIT MASTER PLAN OF POL:o;:IES DEFINITIONS . adjacent residential activity. Thus, light industrial areas should be located as ...buffer areas between areas of general industry and residential areas, or in other areas where high performance qualities are required. C. Port industrial areas Owner-use port terminals. Should consist of general areas along the Detroit and Rouge Rivers for the use of industries requiring wharves, docks and piers exclusively for the handling of their own raw and finished material or products. For-hire port terminals. Should consist of those watershipping terminals whose facilities are available to the general public. (Almost all overseas cargo ships use these facilities, which handle general cargo, bulk cargo, and have an international trade zone of four to five acres.) D. Distribution industrial areas Should generally consist of areas for uses concerned with the handling, storage, and movement of goods and materials. Typical uses are transportation terminals, wholesale and warehouse facilities, maintenance and service uses, goods packing and processing uses, and supporting office and service uses. Goods distribution areas require excellent accessibility by freeways and major thoroughfares to the major goods pick-up and delivery areas of the City and region. They may be served with advantage by other transportation modes for the interchange of freight. The centrally located goods distribution areas should be developed with the more intense goods distribution uses that serve the businesses and industries of the regional core. The outlying goods distribution areas should accommodate less intense uses that relate to a larger service area. POLICY 401-6: A. 3/90 Recreational and institutional areas Major park is a large open area which preserves the natural scenic beauty of woodland, meadow, river valley, or lake front. Major parks often have botanical gardens, zoological exhibits, nature trails, bicycle trails, outdoor amphitheaters, model yacht basins, and facilities IV-6 �.. _THE _DETROIT MASTER PLAN OF POLu:;:[ES DEFINITIONS-· for group picnics and winter sports. Major parks often have a golf course and bri~le trails. There is a need for large parks within the City in addition to and supplementing metropolitan or regional parks, such as Belle Isle and Rouge Park. Metropolitan or regional parks often offer camping, fishing, hiking, trail-side museums, wildlife sanctuaries, swimming, sailing, or canoeing. Space for these activities can occasionally be provided in large parks within the City, such as in Belle Isle and Rouge Park, as well as along the Detroit riverfront. The major park should be large enough to become a real opening or break in the surrounding urban development, giving a sense of uninterrupted natural terrain. Usually, a fairly compact area of at least 250 acres is necessary before a natural scenic character can be established. When parks are located along the Detroit River, these objectives can also be met with even smaller sites because of the wide expanse of the River. The need for large parks is also measured in terms of acreage per thousand persons within the area to be served. Standards of the National Recreation Association suggest that there should be seven acres of open land for every thousand persons. While it is recognized that some of this acreage may be supplied in regional forest reserves or camping areas at some distance from the community to be served, at least four acres per thousand should be at the edge of the community and accessible for frequent use. The overall standard for major parks shall be 2.6 acres per thousand persons within the City of Detroit. B. Recreation areas indicated on the map are over 10 acres in size and serve playfield or passive park functions. Occasionally, plazas and large meeting areas are also indicated because of their importance. C. Institutional areas include schools, colleges, churches, government offices, etc., irrespective of public, semipublic, or private ownership. D. Open space includes large open areas with use not specified but usually available to the general public. 3/90 IV-7 �.. THE DETROIT MASTER PLAN OF POL:i.IES DEFINITIONS E. Cemetery includes burial areas. F. Public wharf areas consist of transient marina facilities and related commercial and entertainment establishments. Offices and apartments ab011'e and nearby these areas are highly appropriate. Nautical theme restaurants, lounges, and retail shops are an integral part of this complex. Public wharf areas are located at the River's edge and beyond the current harborline, wherever feasible, in areas of good thoroughfare access with parking facilities nearby. Public recreation-facilities in adjacent areas would be highly desirable.- 3/90 IV-8 �. THE DETROIT MASTER PLAN OF POL~ES DEFINITIONS SUMMARY OF RECREATION FACILITY DEFINITIONS AND STANDARDS FACILITY TYPE & PRINCIPAL FUNCTION ACRES PER 1,000 PEOPLE ADDITIONAL FUNCTION SIZE RANGE TRAVEL DISTANCE Provide semi-active play for adults. 3-7 ac. 1/4-1/2 mile 1 Provide playground facilities. 10-20 ac. & 20 & over 1-1 1/4 1-1/2 Provide playground & playfield facilities. 60 ac. & up (less on riverfront. Playground Provide active play facilities for 5-24 group. Playfield Field sports facilities for youth and adults. Semi-active & passive use facilities for all age groups. Not applicable. Major Park Semi-active & passive use facilities for adults. Active uses for the younger age groups. 3/90 3 miles 3 on public transit line & IV-9 �• 111,.:-,- THE DETROIT MASTER PLAN OF POLIJ:lES TRAFFICWAYS ARTICLE 402 TRAFFICWAYS DEFINITIONS AND STANDARDS INTRODUCTION The transportation system as shewn in the Future Land Use map includes routes for limited access freeways and a network of major and secondary thoroughfares consisting principally of existing surface streets, some of which need widening or extension to increase their traffic capacity. A light rail rapid transit system is proposed to complement and support other City systems. The trafficways plan includes standards for each type of thoroughfare. The trafficways plan is a comprehensive coordinated system which is a long-term basis for highway and street improvements. The Future General Land Use map does not include local service and feeder streets whose design is determined by the local area to be served. The Future General Land transportation facilities. Use map shows six types of POLICY 402-1: Freeways. Freeways are highways especially designed for carrying an uninterrupted flow of through traffic. They are distinguished from other arteries by the following three design features: -Access limited to a relatively small number specially designed points of entrance and exit; of -Continuous physical separation of opposing directions of traffic; -Separation of grades at all intersections. POLICY 402-2: Major thoroughfare. Major thoroughfares are the principal surface streets. Access is not limited, but special attention is given to the safe and expeditious movement of through traffic. 3/90 IV-10 �.. - . TRAFFICWAYS THE DETROIT MASTER PLAN OF POLu:lES In order to meet the requirement.s of safety and convenience, , major thoroughfares should have a central dividing strip wide enough t~ protect pedestrians and to faci~itate left turns and cross traffic. The network of major thoroughfares consists principally of existing streets: six radial routes and a gridiron system of roads spaced about one mile apart. These are generally existing routes, some of which have been improved under the plan of thoroughfares of 1925 -and also under the Detroit Master Plan since 1947. POLICY 402-3: Secondary thoroughfare. Secondary thoroughfares are shorter or less continuous surface streets on which special attention is given to the safe and expeditious movement of through traffic. They are frequently the route for feeder transit lines. Some pleasure drives ad parkways not intended to carry commercial traffic are included as secondary thoroughfares in the Master Plan. Secondary thoroughfares generally require a single roadway with two moving lanes and two parking lanes. The network of secondary thoroughfares consists principally of existing streets. POLICY 402-4: Collector. POLICY 402-5: Park drive treatment. Park drive treatment refers to features applicable to those trafficways designated as part of a parkway-like system which would be especially designed to provide access to parks and other community facilities, provide a pleasant driving experience, with special views, where possible, and provide a stimulus for private and public development. Required features of park drive treatment are: 1. Adequate strips landscape treatment, facilities, 2. Minimum of four moving lanes for traffic 3. Adequate parking and splash Optional features are: 1. Truck prohibition 2. Service roads 3/90 IV-11 �. --·- THE DETROIT MASTER PLAN OF POLICIES TRAFFICWAYS 3. Nine-foot parking lanes 4. Parking bays or lots 5. Varying types of landscaping and widths for medians and margins 6. Special setback, controls height, bulk, and structural type POLICY 402-6: Pedestrian/bicycle path - a pedestrian/bicycle path should generally have a minimum width of 19 feet to allow for a bicycle path, a pedestrian walk, and adequate landscaping where feasible. POLICY 402-7: Standard widths for component parts of freeway cross sections. Total right-of-way: 3 lanes in each direction ....•....•............ Feet 320 to 380 Lanes and roadway, total each direction: 3 lanes in each direction ...............•.•.... 56 Each moving lane . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 Margin for emergency stops (10 ft. each side) 20 Center mall: Total to divide traffic ....••................. 24 Slopes: To maintain maximum slope at 1 to 2 ••..•.••. 25 to 50 Variable in accordance with elevation. Service drives, sidewalks, and margins: Total width of each side where service drive is necessary . . . . . . . . . . . . . . . . . . . . . . . . . . . 53 Each moving lane . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 Margin on 1 e ft s id e . . . . . . . . . . . . . . . • . . . . . . . . . . 8 Margin on right side including sidewalk ....•. 15 3/90 IV-12 �. ...,.,. ~ THE DETROIT MASTER PLAN OF POLigES TRAFFICWAYS Modified freeways... provide grade _,.separation and limited access , at only selected major intersections. Special provision for off-street parking and reducing the number of local street intersections may be required -at other selected locations also. POLICY 402-8: Standard widths for component parts of major thoroughfares. Total right-of-way: 8 lane 6 lane ....................................... ....................................... Feet 138 116 Lanes and roadway 4 lane . ...................................... . 44 3 1 a ne ••..•.•....•.•...••.••••.•••.•.•..••••• 33 First moving lane . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 Each additional moving lane •................. 11 ................................. 9 Parking lane Center island: Total to divide traffic, protect pedestrians and facilitate left turns At signals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 AT other crossings . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 To protect pedestrians ......•................. 10 To protect crossing movements ................ . 20 Sidewalks and margin: Total sidewalk and margin Sidewalk in residential or light industrial Sidewalk in business or heavy industrial ..... . 3/90 15 6 15 IV-13 �- THE DETROIT MASTER PLAN .OF POLI.CIES TRAFFICWAYS POLICY 402-9: Secondary -thoroughfares. thoroughfares will normally have two traffic parking on each side. Right-of-way width of sufficient for this purpose. Secondary lanes with 66 feet is 3/90 .. IV-14 · - - · - - - - - - - - - - - - - - - - - - ---- - - - - ~ �--- THE DETROIT MASTER PLAN OF POL~ES DEFINITIONS Article 403 ZONING DEFINITIONS INTRODUCTION ' The following zoning district definitions are taken from the Detroit Zoning Ordinance. All references to specific zoning districts within the Master Plan of Policies use these definitions. POLICY 403-1: Residential Districts A. Rl Single-family residential district: This district is designed to preserve quiet, low-density residential areas now primarily developed and those areas which will be developed with single-family detached dwellings and characterized by a high ratio of home ownership. The regulations for this district are designed to stabilize and protect the essential characteristics of the district and to promote and encourage a suitable environment for activities associated with family life. To these ends, development is limited to a relatively low concentration and uses permitted as a matter of right are limited to single-family detached dwellings providing homes for the residents of the area. Additional related residential uses such as religious institutions, neighborhood centers, and utility uses necessary to serve the immediate area may be permitted with approval. B. R2 Two-family residential district. This district is designed to protect and enhance those areas developed or likely to develop with single- or two-family dwellings. The district regulations are designed to promote a suitable environment for homes and for activities connected with family life. The only uses permitted as a matter of right are single- and two-family dwellings. Additional uses are permitted with approval. C. R3 Low-density residential district. This district is designed as a low-density multiple-family district providing densities of approximately 30 units per acre. The regulations are designed to promote and encourage town or terrace house development, courts, and garden apartments. It is intended that this district be used 3/90 . - IV-15 - -------_ �--- THE.DETROIT .MASTER PLAN OF POLu::IES DEFINITIONS primarily on local thorougt.fares, thereby encouraging a suitable environment for family life. Uses permitted as a matter of right include single- and two-family dwellings, townhouses, muttiple-f amily dwellings, and community facilities necessary to serve a residential district. D. R4 Thoroughfare residential district. This district is designed to be used primarily on major or secondary thoroughfares wherein the major use of the property would be for low-medium den5ity residential dwellings characterized, primarily by rental apartment dwellings. Uses permitted as a matter of right include multiplefamily dwellings, single- and two-family dwellings, and certain other residentially-related uses which can function most advantageously when located on these thoroughfares. Medical and dental clinics, motels or hotels, and certain types of non-profit uses may be permitted with approval subject to appropriate findings and compliance with required standards. E. RS Medium-density residential district. This district is designed to provide for a range of residential development from the single-family detached dwelling to medium-density multiple-family dwellings. The primary use in this district will be the rental apartment structu r e. In addition to permitted residential uses, certain specified non-residential uses which can be properly blended into this district may be permitted. F. R6 High-density residential district. This district is designed as a high-density multiple-dwelling district to be used primarily in areas adjacent to the Central Business District, the New Center area, the Cultural Center, the waterfront, certain large City parks, and other areas which have a high concentration of persons and land values. This district will permit a range of living accommodations, from the low-density dwelling up to very high-density dwellings, including institutions and residentially-related uses, and will permit certain specified service and convenience-type commercial uses of a character unlikely to develop excessive traffic but which will serve the residents of the immediate area. Single-family detached and two-family dwellings will not be permitted in this district as a matter of right but may be allowed as permitted with approval uses. 3/90 • IV-16 ------ ----- . �-- THE - DETROIT MASTER PLAN OF POL~ES POLICY 403-2: DEFINITIONS Business District.s A. Bl Restricted business district. The Bl District is d~igned to provide an adequately controlled transition in land use from residential to business and commercial uses, and is mapped accordingly. Permitted uses are limited to those which are desirable and can be fitted into such a transitional pattern of land use. Front, side, and rear yards are required of all permitted uses, both residential and coIIllllercial, subject to possible adjustment by the Buildings and Safety Engineering Department in cases where this is desirable to achieve a better blending in the pattern of physical development. To protect adjacent housing, a lot line wall is required of nonresidential uses where- adjacent to resident property, again with provision for Buildings and Safety Engineering Department adjustment where desirable. B. B2 Local business and residential district. The B2 Local Business and Residential District provides for the dayto-day consumer goods and services required to serve a small residential area. High traffic-generating and traffic-oriented uses are restricted because of their obvious undesirable influence on adjacent residential areas. C. B3 Shopping district. The B3 Shopping District provides for a range of convenience and comparison shopping goods stores, generally grouped into neighborhood and community shopping centers, depending on the size of the area so mapped. Uses permitted are inclusive enough to allow for the provisions of a broad range of goods and services for the consumer, and to allow for as much freedom and healthy competition in the commercial real estate market and commercial activities as is consonant with other community values. D. B4 General business district. The B4 General Business District provides for business and commercial uses of a thoroughfare-oriented nature. In addition to these uses, other businesses which may benefit by drawing part of their clientele from passing traffic are permitted. Additional uses which may be successfully blended with those uses permitted as a matter of right are permitted with approval. 3/90 IV-17 �- THE DETROIT MASTER PLAN OF POL~ES DEFINITIONS E. BS Major business district- This district is designed to provide adequate regulations within the Central Business District, the New Center area, and may be successfully utilized in-other regionally oriented shopping and office areas. F. B6 General services district. This district provides for wholesaling, transport, food services, and similar activities essential to the commerce and health of the City. Office, retail, service, and other uses normally desiring to locate in thi"s type of district are also permitted. POLICY 403-3: Industrial Districts A. Ml limited industrial district. This district is used primarily along major and secondary thoroughfares in blocks which contain older, vacant structures, mixed land uses, or other deficiencies, and in which the Master Plan indicates industrial development to be the desirable ultimate use. The purpose of the district is to permit these vacant structures to be used for necessary economic activities, and to encourage the transition of the area to warehousing, wholesaling, and light industrial uses. B. M2 Restricted industrial district. This district is designed for a wide range of industrial and related uses which can function with a minimum of undesirable effects. Industrial establishments of this type provide a buffer between residential districts ahd intensive industrial districts. New residential construction is excluded from this district, with the exception of loft conversions of existing buildings, within the area bounded ·by the Detroit River, East Grand Boulevard, and West Grand Boulevard, following review and approval of the Department of Buildings and Safety Engineering. These requirements are to both protect residences from undesirable environment and to insure reservation of adequate areas for industrial development. C. M3 General industrial district. This district is composed of property so situated as to be suitable for industrial development, but where the modes of operation of the industry may affect any nearby residential uses. The purposes of this district is to permit the normal operation of a majority of industries, subject only to those regulations needed to control congestion and to protect nearby residential districts. No new residential 3/90 IV-18 �-- TBE DETROIT MASTER PLAN OF POLil;IES DEFINITIONS construction is permitted_in this district with the exception of loft conversions of existing buildings within the area bounded by the Detroit River, East Grand Boulevard, and West Grand Beulevard, following review and approval of the Department of Buildings and Safety Engineering. These requirements are to protect residences from undesirable environment and to insure reservation of adequate areas for industrial development. D. Intensive industrial d:tstr ict. This district will permit uses which are usual~y objectionable, and because of this t he district is rarely, if ever, located adjacent to residential districts. A broad range of uses is permitted in this district. New residences are prohibited, with the exception of loft conversions of existing buildings, within the area bounded by the Detroit River, East Grand Boulevard, and West Grand Boulevard, following review and approval of the Department of Buildings _and Safety Engineering. These requirements are to protect residences from undesirable environment, and to insure reservation of adequate areas for industrial development. M4 Policy 403-4: Special Districts A. PD Planned development district. This district will permit planned developments throughout the City and will be particularly useful in urban renewal areas. Such planned developments shall be substantially in accord with the goals and objectives of the Master Plan, having a major land use which corresponds to the most general category of land use, i.e., residential, business, industrial, etc., proposed in the Master Plan for the area involved, and satisfying criteria for development as stated in the City Planning Commission regulations. Such planned developments shall provide a desirable environment for the uses proposed and shall not be out of harmony with their general surroundings. The regulations of the district are designed to accomplish this by permitting flexibility in overall development while insuring adequate safeguards and standards for public health, safety, convenience, and general welfare. B. Pl Open parking district. This district is designed for off-street parking of private passenger vehicles on property which abuts, or is separated by, an alley or easement from a non-residential district·. The regulations permit the establishment of parking 3/90 IV-19 �-- THE DETROIT MASTER PLAN OF EOLI.CIES DEFINITIONS facilities to serve the non:residential uses and, at the same time, do not permit the non-residential uses per se to extend into residential areas. The district will assist in reducing traff i~ congestion caused by nonresidential uses and, at the same time, will protect abutting residential areas-from the deleterious effects of adjacent vehicular parking areas. C. PC Public center district. This district includes areas used, or to be used, for governmental, recreational, and cultural purposes of pa-rticular or special civic importance. All construction or other improvement within this district requires Community and Economic Development Department and City Planning Commission review and recommendation so as to insure a completely harmonious, pleasing, and functional public center. D. PCA Restricted central business district. This district includes property in close proximity to the Public Center District, and the controls specified herein are designed to prevent any uses or structures within the district from having a deleterious effect upon the public center. E. TM Transitional-industrial district. This district is a special transitional district covering areas currently developed with a mixture of uses, among which is a relatively large amount of residential use and which the Master Plan of Land Use indicates is to be developed eventually in industrial uses. The district regulations provide for a guided change to the terminal land use, while at the same time protecting, as much as possible, the existing residential development. No new residential development will be permitted in this district; however, the existing residential development will not be considered non-conforming. As the area changes from a residential to a non-residential character, a rezoning to the appropriate industrial classification will be effectuated. F. PR Parks and recreation. The intent of the Parks and Recreation District is to retain, insofar as is practicable and desirable, publicly owned lands in excess of four acres in size already improved for or intended to be improved for recreational uses and/or to be preserved as open space. The restrictions of this classification are intended to encourage preservation of these lands and to permit development in keeping with the natural amenities of these areas. In addition · to those 3/90 IV-20 �-- THE DETROIT MASTER PLAN OF POLJJ:IES DEFINITIONS uses allowed as a matter of right, commercial recreational facilities may be permitted upon approval of the City Council. G. Wl Waterfront-industrial district. Because of the limited amount of water J:rontage and the even more limited amount of frontage that is suitable or adaptable to shipping activities or other water-oriented uses, these areas will be subject to controls that will provide for their development witrr uses that must rely on, or that will be benefitted most by such a location. H. SDl Special development district. The SDl District is designed for areas of the City in which there is much investment interest and activity and great development potential. Generally, in these areas, private developers have been active in changing the character of the area by increasing the intensity of development and converting land . to higher intensity uses, both residential and commercial. The SDl District is designed to encourage one portion of this development. It will permit high intensity residential development, with a carefully controlled mix of low-rise office, commercial, and service facilities. I • SD2 Special development district. The SD2 District is designed for areas of the City in which there is much investment interest and activity and great development potential. Generally, in these areas, private developers have been active in changing the character of the area by increasing the intensity of development and converting land to higher intensity uses, both residential and commercial. The SD2 District is designed to encourage one portion of this development. It will permit highrise office and commercial structures, with a controlled mix of transient and permanent residential facilities, together with appropriate service and retailing facilities. J. SD3 Special development district. The SD3 District is designed for areas of the City in which research facility development in a campus-like setting is practicable. 3/90 IV-21 �Detroit Master Plan of Policies Appendix A SUBJECT INDEX Detroit Planning Department April, 1990 �Policy A Airport Subsector •....................•.. 302-07 ARTS Artists' living conditions ..•..••.•.... Ethnic and neighborhood arts .......•... Financial support for arts and culture .•••.•..•..••..•.......... Participation in arts.................. Public art............................. 201-19 201-17 201-20 201-16 . 203-30 B Berry Subdivision Historic District ....• 203-12C Boston-Edison Historic District ...•..•. 311-l0C Boynton Subsector .••....•.•.••...•...... 309-16 Brightmoor Subsector .••....•.••.•.•..... 310- 9 Brooks Subsector •..•.................... 310-12 Burbank Subsector ••..................... 306-11 Butzel Subsector •..•.•.....•••.•...•.... 302- 8 C Central Business District ....... 301-1 TO Cerveny-Grandmont Subsector .........••... Chadsey Subsector .••.....•.....•. ...•..... Chandler Park Subsector ....•..•.......... Cody Subsector ...•....................... Communications Technology ................ Condon Subsector ......................... Conner Subsector ...........•••........... CRIME Anti-crime legislation ......•.•........ Arson .•..•.•.....•..•....•.... 201-45 & Crime & education .........•............ Crime prevention ....................... Crime victims ......................... Drug enforcement ..................•.... Juvenile court system .................. Prison space ........................... 301-12 307- 9 309-14 302- 9 310-10 301- 5 309- 9 306-12 201-43 201-46 201-42 201-36 204-15 201-37 201-41 201-40 D Davison Subsector ...•.................... 305- 9 Denby Subsecto r . . . . . . • . . . . . . . . . . . . . . . . . . 3 0 6-13 Durfee Subsector ........................• 304- 9 E East Sector ........•............. 302-1 to 302-6 East Central Sector •............. 303-1 to 303-7 East Riverside Subsector ........ . 302-10 ECONOMIC DEVELOPMENT �Business attraction & retention ........ Cultural events •.•.•...•....•.......... Entertainment .••..•.•...•.......•...•• High technology ••••......•.•••........ Service industries .....•.........•.... 204-14 202-10 202- 9 202-11 202- 7 Transit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 203-43 See also: Industry Retail EDUCATION Access to post-secondary schools ....... Adult education .•.•..•....•......•.... Basic competency ........•...•......... Continual education ................••. Educational environment ..•....•.••.•.• 203-20 201- 5 201- 4 201- 1 201- 2 Job training . . . . . . . . . . . . . . . . . . . . . . . . . . 202- 4 Multifaceted education •••.•.••.••..•.• Post-secondary education ....•..•...... Public school facilities .•......•....• Public school financing .•••......•.... Quality education ••.....•.•.••.•...... Teaching culture & values .•........... 201- 7 201- 6 203-19 204-14 201- 3 201- 8 ELDERLY PERSONS Income and support .•......•........... 201-61 Independent living ..•....•............ 201-62 Woodward-senior citizens .............. 311- 8 Elmwood Park Redevelopment Area ........ . EMPLOYMENT Full employment ....•.................. 202- l Job opportunities for women ........... 202- 6 Unemployment .......................... 204- 1 ENVIRONMENT Air qua l i t y . . . . . . • • • • . . . . . . . . . . . . . . . . . . Climate & urban design .......•........ Natural environment ...•.....•......... Natural heritage •..................•.• 2 O3- 5 2 203-26 203-25 201-21 Odors . • • • • . . . . • • • • • . . . • • • . • . • . . . . . . . . . 2 0 3-5 3 Waste management ............ 203-54 to 203-56 Water quality ......................... 203-58 Evergreen Subsector •.................... 310- 7 F FAMILY Neighborhood environment .............. Non-traditional households ............ Parenting skills ••.................... Social Services to families ........... Working parents ....................... Finney Subsector ..•..................... Foch Subsector .......................... Forest Park Redevelopment Area .......... 201-55 201-55 201-57 201-54 201-60 306-14 302-11 303-09 �G Grant Subsector .•..........•...........• 306- 9 Greenfield Subsector ............•..•.... 307- 6 H HANDICAPPED PERSONS Design elements (barriers) ....••.•••.. Equal employment opportunities •...•.•• Self-sufficiency •••...••••.•.••....••• Transit access ••••••..•.........••.•.• Harmony Village Subsector .........•..... 203-27 202- 5 201-52 203-41 307-10 HEALTH Drug & alcohol abuse ............•..... 201-28 Health care . . . . . . . . . . . . . . . . . . . . . . . . . . . 201-31 Health system ..••..•......••........•. Medical treatment ...•.....•..•...•..•• Mental health ...•.•.....•...•..•...... Protection of health ....••.••......... 201-30 201-27 201-29 201-26 Well-being . . . . . . . . . . . . . . . . . . . . . . . . . . . . 201-32 HISTORIC PRESERVATION Alternative uses •...••.....••.....•... Design & economic feasibility .•....... Historic districts .•••.....•...•.•.•.. Significant buildings •..........••...• 203-33 203-31 203-32 201-18 HOMELESS PERSONS Services for homeless . . . . . . . . . . . . . . . . . HOUSING Abandonment of property ............... Existing housing stock ................ Heating costs .•....................•.. Home ownership ........................ Housing demand ........................ Housing supply ......................... Private sector reinvestment ...•....... Public housing ...•••...............•.. Rental housing ..•...•................. Residential land use definition ....... Residential zoning districts def ..•.... Hubbard-Richard/Corktown Subsector ...•.. 201-56 203- 7 203- 6 203-10 202-18 202-18 203- 5 202-17 203- 8 203- 9 401- 1 403- l 309-12 I Indian Village Historic District ....... 302-12A Indian Village Subsector ............... 302-12 INDUSTRY Industrial areas . .................... . Industrial areas, definition ........ . Industrial districts, zoning ........ . Industrial employer retention ....... . Manufacturing employment ............ . Relationship of indus. to residence .. 203-17 401- 5 403- 3 202-14 202-13 203-18 INTERNATIONAL TRADE Foreign competition ................... 204- 7 Free Trade Agreement .................. 204-23 �J Jefferson-Chalmers Redevelopment Area .. 302-l0B Jefferson-Mack Subsector ......••....... 302-13 Jeffries Subsector ..................... 309- 8 K Kettering Subsector ........•.•.•.••..•. 302-14 L LIBRARY Access to facilities •...•.........•.•.. Financial support .•.............•..... Technological innovation ............•• Lower East Central Subsector ...•.•...... Lower Woodward Subarea .................. 203-21 201- 9 201-10 303-10 311- 9 M Mackenzie Subsector •..................... McDougall-Hunt Redevelopment Area ••...... McNichols Subsector ...•.....•.•.....•... Middle East Central Subsector ..•..•..... Middle Woodward Subarea ...........•..•.. Milwaukee Junction Redevelopment Area ..• Mt. Olivet Subsector •.•.......•......... 304- 7 307-11 303- 9 311-10 303- 8 306-10 N Near East Riverfront Subsector .......... 303-11 Near Northwest Sector •......•... 304-1 to 304-6 NEIGHBORHOOD Commercial recreation ................. 203-14 Image . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 203-11 Neighborhood retail areas ............. 203-15 Neighborhood self-help ................ 201-50 Parking in neighborhood ............... 203-47 Stabilization ..•....•................. 201-51 Supportive environment ................ 201-53 Nolan Subsector ......................... 305- 7 North Industrial Redevelopment Area .... 311-l0B North Sector ........••........... 305-1 to 305-5 Northeast Sector ................ 306-1 to 306-8 Northwest Sector ................ 307-1 to 307-5 0 p Palmer Park Subsector .................... 307- 8 PARKING Near East Riverfront parking ......... 303-llB On-street loading ..................... 203-49 On-street parking ..................... 203-48 Open parking Pl zoning district ....... 403-48 Parking in neighborhoods .............. 203-47 Parking management ..•....•............ 203-46 Pembroke-Bagley Subsector ............... 307- 7 �Pershing Subsector ..•................... PUBLIC SAFETY Hazardous waste management ............. Police Department •.•....•.... 201-33 to Trafficway safety .........•....•...... PUBLIC TRANSIT Cost efficiency •.......•.•••••.••.•••• Design elements (public mass transit) .• Economic development .............•.... Light rail transit system ..•..•....... Transit access .••..........•.......... 305- 8 203-57 201-35 203-39 203-42 203-27 203-43 203-44 203-41 Q R RECREATION Coordination of resources •..........•. 203-24 Distribution of rec. resources •...••.. 203-23 Leisure time . . . . . . . . . . . . . . . . . . . . . . . . . . 201-11 Natural environment ........••......... 203-25 Public indoor recreation ....••..••.... 201-13 Public outdoor recreation ............. 201-12 Private recreation services .• 201-22,23,24,25 Recreational facilities coord •......... 201-14 Regional public parks ................. 204-19 Redford Subsector ..•.................... 310- 6 RETAIL Business districts, zoning def ......... 403- 2 Central Business District retail ...... 301- 6 Commercial areas, definition .......... 401- 4 Commercial recreation •......... 203-14, 202-9 Commercial streets, design ............ 203-27 Comparison retail centers ............. 203-13 General commercial areas .............. 203-15 Major retail centers .•......•..•.•.... 203-12 Retail development .................... 202- 8 SD2 Special Commercial district ....... 403-41 Thoroughfare frontage ................. 203-16 RIVERFRONT AREA Central Business District ....... 301-121, J, K East Riverside ........................ 302-10 Hubbard-Richard/Corktown .............. 309-12 Indian Village ........................ 302-12 Near East Riverfront .................. 303-11 West Riverfront ....................... 309-15 Rosa Parks Subsector .................... 304-10 Rosedale Subsector ...................... 310- 8 Rouge Subsector ......................... 310-11 Russell Woods Subsector ................. 304- 8 s Southwest Sector ................ 309-1 to 309-7 Springwells Subsector . . . . . . . . . . . . . . . . . . 309-13 State Fair Subsector ..............•.... 305- 6 �-----------STATE OF MICHIGAN State Fairgrounds .........•.•........ St. Jean Subsector ....•.........••..... 305- 6 302-15 T Tireman Subsector ..•..•............•... 309-10 TRAFFICWAYS Definitions & Standards ....... 402-1 to 402-9 Design Elements (streets, commercial streets) .....••..•....•. 203-27 Development tool .•..•................ 203-38 Funding ...... ~ ...................... . 203-34 Infrastructure ...................... . 203-36 Neighborhoods & Trafficways ......... . 203-35 Orientation . . . . . . . . . . . . . . . . . . . . . . . . . . 203-37 Safety . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 203-39 TRANSPORTATION Aviation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Bicycles ............................ . Deregulation . . . . . . . . . . . . . . . . . . . . . . . . . Freight transportation ...•.•...•....• Pedestrian/Bicycle Path, def ......•••• Pedestrians ......................... . 203-50 203-51 204- 6 203-40 402- 6 203-45 SEE ALSO Parking Public Transit Trafficways u Upper East Central Subsector .......... . 303- 8 URBAN DESIGN Architectural compatibility ......... . Climate & Urban Design .............. . Design Elements .....•..•............. Natural environment .•............•... Public Art . . . . . . . • . . . . . . . . • . . . . . . . . • . Vistas 203-29 203-26 203-27 203-25 203-30 203-28 V VACANT PROPERTY Abandonment of property ........... Industrial site availability ...... Vacant land . . . . . . . . . . . . . . . . . . . . . . . Vernor-Junction Subsector ........... Virginia Park Redevelopment Area .... . . . . . 203- 7 202-16 203- 2 309-11 304-10 w West Riverfront Subsector ............ 309-15 West Sector . . . . . . . . . . . . . . . . . . . 310-1 to 310-5 Woodward Area ........•........ 311-1 to 311-8 X �y - - • YOUTH Adolescent 201-59 Elementary School Age .............. . 201-58 .......................... z ZONING New definitions/districts .•......•.. 203-63 Remapping of districts ..•.•.••.••••• 203-62 Zoning definitions ....•....• 403-1 to 403-4 � 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 Detroit_Master-Plan-of-Policies_1990 Creator An entity primarily responsible for making the resource Detroit Department of Planning, City of Detroit, Wayne County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1990 Title A name given to the resource Master Plan of Policies Description An account of the resource The Master Plan of Policies for the City of Detroit was prepared by the Detroit Planning Department in 1990. Subject The topic of the resource Master plan reports Detroit, Michigan Wayne 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