28 24 26018 https://digitalcollections.library.gvsu.edu/files/original/15d45c9b6c4183519f3a64f28ad72c79.jpg a89b7e1cf755615f1812b539c60fca92 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-183_I067-0033 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1968-06-07 Title A name given to the resource Robert F. Kennedy Funeral, St. Patrick's Cathedral, New York Description An account of the resource Black and white photograph of a display of flower arrangements in honor of Robert F. Kennedy on the day of his funeral at St. Patrick's Cathedral in New York, New York. Scanned from the negative. Subject The topic of the resource Kennedy, Robert F., 1925-1968 New York (N.Y.) Funeral rites and ceremonies--New York (State)--New York St. Patrick's Cathedral (New York, N.Y.) Flowers--New York (State)--New York Black-and-white photography Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/e7bda5c37720c088b390e154d019c3c8.jpg d08c643b7323dd9a116b8741c7cb36b7 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-183_I067-0025 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1968-06-07 Title A name given to the resource Robert F. Kennedy Funeral, St. Patrick's Cathedral, New York Description An account of the resource Black and white photograph of a group of mourners and police officers gathered outside St. Patrick's Cathedral on the day of Robert F. Kennedy's funeral in New York, New York. In the photograph, police officers are helping to guide the foot traffic while crowds of people are lining up outside the church. Scanned from the negative. Subject The topic of the resource Kennedy, Robert F., 1925-1968 New York (N.Y.) Funeral rites and ceremonies--New York (State)--New York St. Patrick's Cathedral (New York, N.Y.) Black-and-white photography Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/b1f2ed9bfc07e89c7e8e2f67395a39c6.jpg 83a358f03b6cfb17910cc3652ab75d67 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-183_I067-0018 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1968-06-07 Title A name given to the resource Robert F. Kennedy Funeral, St. Patrick's Cathedral, New York Description An account of the resource Black and white photograph of a group of mourners and police officers gathered outside St. Patrick's Cathedral on the day of Robert F. Kennedy's funeral in New York, New York. In the photograph, police officers are baracading the sidewalk while crowds of people are seen exiting the church. Scanned from the negative. Subject The topic of the resource Kennedy, Robert F., 1925-1968 New York (N.Y.) Funeral rites and ceremonies--New York (State)--New York St. Patrick's Cathedral (New York, N.Y.) Black-and-white photography Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/c521290f4690a2dea822619b882d6e2f.jpg 9de73bc616169c3754aa437d6d80569d Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-183_I066-0019 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1968-06-05 Title A name given to the resource Times Square Storefront, New York City Description An account of the resource Black and white photograph of the storefront of an adult bookstore in the Times Square area of New York, New York. In the photograph, two men can be seen browsing the magazines displayed in the storefront windows while signs that read, "Unusual Variety of Playboys, Fifty Cents" and "Enormous Assortment of Rare Men's Magazines" are on display in the store windows. Scanned from the negative. Subject The topic of the resource Bookstores--New York (State)--New York Gay culture--New York (State)--New York--Periodicals Storefronts--New York (State)--New York New York (N.Y.) Black-and-white photography Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/ba86123b0a5c3161b56415993a579cdc.jpg 316dea24de7a75e8c439c0e786232631 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-183_I055-0009 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1968-04-19 Title A name given to the resource Palacio Interiors, New York City Description An account of the resource Black and white photograph of Palacio in New York, New York. In the photograph, the "Palacio" businessname can be seen printed and repeated across an exterior glass doorway. Scanned from the negative. Subject The topic of the resource Fashion--New York (N.Y.) Interior decoration--New York (State)--New York New York (N.Y.) Black-and-white photography Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/d8c0564acc1cb38b3e7e0af0a2e69d7d.jpg 51bb656b599eba532c0dda00085685cf Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-183_I055-0005 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1968-04-19 Title A name given to the resource Palacio Interiors, New York City Description An account of the resource Black and white photograph of the boutique displays at Palacio in New York, New York. In the photograph, various blouses, scarves, and jewelry can be seen on display in the New York City store. Scanned from the negative. Subject The topic of the resource Fashion--New York (N.Y.) Interior decoration--New York (State)--New York New York (N.Y.) Black-and-white photography Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/01fe861c02adb6e90829e279c57191d5.jpg 0feecfbc3be8b0a197d28050ac814a21 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-183_I048-0043 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1968-04-05 Title A name given to the resource Memorial for Dr. Martin Luther King, Jr., Central Park, New York Description An account of the resource Black and white photograph of the memorial rally that took place in honor of Dr. Martin Luther King, Jr., in New York City's Central Park. In the photograph, two young men from the W.E.B. DuBois Clubs are seen holding protest posters among the crowd that read, "White House Racism Murdered Martin Luther King " and "Martin Luther King was Murdered for Fighting Racism, War, Poverty, and Injustice." The photographs taken by Douglas Gilbert on this historic day document New York's reaction to the news of Dr. King's assassination in Memphis, Tennessee, on the previous day. Scanned from the negative. Subject The topic of the resource King, Martin Luther, Jr., 1929-1968 Central Park (New York, N.Y.) New York (N.Y.) Memorials--New York (State)--New York Black-and-white photography Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/a5343cd6115d24881d0bc673ee11001c.jpg b8e6d17bef2fa4ca25f5e39c5b28e041 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-183_I048-0041 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1968-04-05 Title A name given to the resource Dr. Benjamin Spock, Memorial for Dr. Martin Luther King, Jr. Description An account of the resource Black and white photograph of Dr. Benjamin Spock, American pediatrician and political activist, at the memorial rally that took place in honor of Dr. Martin Luther King, Jr., in New York City's Central Park. In the photograph, Dr. Spock is giving a speech while standing on stage at the Naumburg Bandshell along the Central Park Mall area of the park, and a group of young men are seen standing behind him onstage in front of the large crowd. The photographs taken by Douglas Gilbert on this historic day document New York's reaction to the news of Dr. King's assassination in Memphis, Tennessee, on the previous day. Scanned from the negative. Subject The topic of the resource King, Martin Luther, Jr., 1929-1968 Spock, Benjamin, 1903-1998 Central Park (New York, N.Y.) New York (N.Y.) Memorials--New York (State)--New York Black-and-white photography Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/cfb8cb6dd12b409d1bf4a05b0fc2ceee.jpg 516edcbd9b40dc625a308528e42354dc Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-183_I047-0010 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1968-04-05 Title A name given to the resource Memorial for Dr. Martin Luther King, Jr., Central Park, New York Description An account of the resource Black and white photograph of the memorial rally that took place in honor of Dr. Martin Luther King, Jr., in New York City's Central Park. In the photograph, a crowd of people are gathered together in the park to pay their respect to the late Dr. King and the young adults in the front row can be seen leaning on the stage of the Naumburg Bandhsell where the speakers and performers participated in the memorial service. The photographs taken by Douglas Gilbert on this historic day document New York's reaction to the news of Dr. King's assassination in Memphis, Tennessee, on the previous day. Scanned from the negative. Subject The topic of the resource King, Martin Luther, Jr., 1929-1968 Central Park (New York, N.Y.) New York (N.Y.) Memorials--New York (State)--New York Black-and-white photography Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/4cf732aef4c542e9c123e60ea928feb9.jpg 17cd294acdb5f87a3dd21431f3d4355b Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-183_I047-0007 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1968-04-05 Title A name given to the resource Memorial for Dr. Martin Luther King, Jr., Central Park, New York Description An account of the resource Black and white photograph of the memorial rally that took place in honor of Dr. Martin Luther King, Jr., in New York City's Central Park. In the photograph, a group of young men are gathered together in the Naumburg Bandshell while listening to the speakers and performers paying their respect to the late Dr. King. A protest poster is hanging above them that reads, "Let Us Protest in Peace for the Man Who Stood for Peace." The photographs taken by Douglas Gilbert on this historic day document New York's reaction to the news of Dr. King's assassination in Memphis, Tennessee, on the previous day. Scanned from the negative. Subject The topic of the resource King, Martin Luther, Jr., 1929-1968 Central Park (New York, N.Y.) New York (N.Y.) Memorials--New York (State)--New York Black-and-white photography Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/9ebf9e6a6b31f2ae64f40528ab57f1e0.jpg 31975b64a3e1d60bfa02a7fc013bab9f Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-183_I046-0032 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1968-04-05 Title A name given to the resource Dr. Benjamin Spock, Memorial for Dr. Martin Luther King, Jr. Description An account of the resource Black and white photograph of Dr. Benjamin Spock, American pediatrician and political activist, at the memorial rally that took place in honor of Dr. Martin Luther King, Jr., in New York City's Central Park. In the photograph, Dr. Spock is standing on stage at the Naumburg Bandshell, an outdoor concert venue sitting along the Central Park Mall area of the park, and the American flag can be seen hanging from the bandshell wall behind him. The photographs taken by Douglas Gilbert on this historic day document New York's reaction to the news of Dr. King's assassination in Memphis, Tennessee, on the previous day. Scanned from the negative. Subject The topic of the resource King, Martin Luther, Jr., 1929-1968 Spock, Benjamin, 1903-1998 Central Park (New York, N.Y.) New York (N.Y.) Memorials--New York (State)--New York Black-and-white photography Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/c86a2467ed90c5240c63478214ecf622.jpg a3d0e9c889884a827c7e65567c0dfbbf Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-183_I046-0023 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1968-04-05 Title A name given to the resource Memorial for Dr. Martin Luther King, Jr., Central Park, New York Description An account of the resource Black and white photograph of the memorial rally that took place in honor of Dr. Martin Luther King, Jr., in New York City's Central Park. In the photograph, a large crowd of people are gathered together in the park to pay their respect to the late Dr. King, to protest his assassination, and to keep his message alive. The photographs taken by Douglas Gilbert on this historic day document New York's reaction to the news of Dr. King's assassination in Memphis, Tennessee, on the previous day. Scanned from the negative. Subject The topic of the resource King, Martin Luther, Jr., 1929-1968 Central Park (New York, N.Y.) New York (N.Y.) Memorials--New York (State)--New York Black-and-white photography Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/5edd26164049cb2595a4f8d3f1507a8f.jpg 672f5d3caba58b3b64fe4f149566e13c Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-183_I046-0018 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1968-04-05 Title A name given to the resource Memorial for Dr. Martin Luther King, Jr., Central Park, New York Description An account of the resource Black and white photograph of the memorial rally that took place in honor of Dr. Martin Luther King, Jr., in New York City's Central Park. In the photograph, crowds of people are gathered onstage around an unidentified musical performer playing a guitar in the Naumburg Bandshell, an outdoor concert venue sitting along the Central Park Mall area of the park. The photographs taken by Douglas Gilbert on this historic day document New York's reaction to the news of Dr. King's assassination in Memphis, Tennessee, on the previous day. Scanned from the negative. Subject The topic of the resource King, Martin Luther, Jr., 1929-1968 Central Park (New York, N.Y.) New York (N.Y.) Memorials--New York (State)--New York Black-and-white photography Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/07b11c274912ddf3c822477b98575046.jpg 43db4f5abb89885885d54724a553b8c8 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-183_I046-0015 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1968-04-05 Title A name given to the resource Memorial for Dr. Martin Luther King, Jr., Central Park, New York Description An account of the resource Black and white photograph of the memorial rally that took place in honor of Dr. Martin Luther King, Jr., in New York City's Central Park. In the photograph, crowds of people are gathered onstage around an unidentified musical performer playing a guitar in the Naumburg Bandshell, an outdoor concert venue sitting along the Central Park Mall area of the park. The photographs taken by Douglas Gilbert on this historic day document New York's reaction to the news of Dr. King's assassination in Memphis, Tennessee, on the previous day. Scanned from the negative. Subject The topic of the resource King, Martin Luther, Jr., 1929-1968 Central Park (New York, N.Y.) New York (N.Y.) Memorials--New York (State)--New York Black-and-white photography Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/a172eafc4f06b5098e894f03922fdeb2.jpg 629a8379c098549849fbf1af0279f657 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-183_I046-0008 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1968-04-05 Title A name given to the resource Memorial for Dr. Martin Luther King, Jr., Central Park, New York Description An account of the resource Black and white photograph of the memorial rally that took place in honor of Dr. Martin Luther King, Jr., in New York City's Central Park. In the photograph, crowds of people are gathering around the Bethesda Fountain in the Bethesda Terrace area of Central Park and the fountain's "Angel of the Waters" statue can be seen in the background. The photographs taken by Douglas Gilbert on this historic day document New York's reaction to the news of Dr. King's assassination in Memphis, Tennessee, on the previous day. Scanned from the negative. Subject The topic of the resource King, Martin Luther, Jr., 1929-1968 Bethesda Fountain (New York, N.Y.) Central Park (New York, N.Y.) New York (N.Y.) Memorials--New York (State)--New York Black-and-white photography Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/63d1cf779c13f4d10988185ce94791c4.jpg 65d3b6b5aa63dd0698953fd7506b1a5d Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-183_I023-0028 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1968-02-06 Title A name given to the resource John Gossage Exhibition Opening, New York City Description An account of the resource Black and white photograph of a close-up view of photographer, John Gossage, during his photo exhibition opening in New York, New York. In the photograph, Gossage is seen wearing a leather jacket and leaning against a doorway with one of his photographs featured on the wall behind him. Scanned from the negative. Subject The topic of the resource Gossage, John R. New York (N.Y.) Photographers--New York (State)--New York Exhibitions--New York (State)--New York Black-and-white photography Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/27430c8f9c749429a3cd13df174dd741.jpg 54e8140647cc57414107b19fa34d93d3 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-183_I023-0022 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1968-02-06 Title A name given to the resource John Gossage Exhibition Opening, New York City Description An account of the resource Black and white photograph of an exhibition opening for photographer, John Gossage, in New York, New York. In the photograph, Gossage is seen mingling among the groups of people having conversations in the gallery and his photographs are seen on display on the gallery walls in the background. Scanned from the negative. Subject The topic of the resource Gossage, John R. New York (N.Y.) Photographers--New York (State)--New York Exhibitions--New York (State)--New York Black-and-white photography Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/e2e66bb22718c0dab429583adb3cdb75.jpg 41c582e10fc4bbf3b148c4440d27c48b Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-183_I007-0007 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1968-01-15 Title A name given to the resource "Seamless" Dance Concert, Judson Memorial Church Description An account of the resource Black and white photograph of the "Seamless" dance concert performed by the Judson Dance Theater at Judson Memorial Church in New York, New York. In the photograph, a male and female dancer are seen performing on the dimly lit stage. Scanned from the negative. Subject The topic of the resource Judson Dance Theater Judson Memorial Church (New York, N.Y.) New York (N.Y.) Black-and-white photography Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/ffc63354481655d48c237c856524f630.jpg ecf0a7b95a537ae66a514b8fcb6683f6 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-183_I007-0005 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1968-01-15 Title A name given to the resource "Seamless" Dance Concert, Judson Memorial Church Description An account of the resource Black and white photograph of the "Seamless" dance concert performed by the Judson Dance Theater at Judson Memorial Church in New York, New York. In the photograph, a single female dancer is seen dancing across the dimly lit stage with a subtle spotlight shining upon them and casting shadows on the stage. Scanned from the negative. Subject The topic of the resource Judson Dance Theater Judson Memorial Church (New York, N.Y.) New York (N.Y.) Black-and-white photography Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/64aa6d53b7d50eaae7a882e98dd4c84f.jpg 08ef13e5bddf93888a7c553b45edfc22 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-183_I006-0033 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1968-01-15 Title A name given to the resource "Seamless" Dance Concert, Judson Memorial Church Description An account of the resource Black and white photograph of the "Seamless" dance concert performed by the Judson Dance Theater at Judson Memorial Church in New York, New York. In the photograph, two female dancers with long brunette hair are seen performing on a dimly lit stage. Scanned from the negative. Subject The topic of the resource Judson Dance Theater Judson Memorial Church (New York, N.Y.) New York (N.Y.) Black-and-white photography Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/992bf5220c914364863d40b64d4f14e0.jpg 1ff999890ae65686c8bf4234f1a838f9 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-183_I001-0009 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1968-01-01 Title A name given to the resource Douglas and Barbara Gilbert at Home for the Holidays Description An account of the resource Black and white photograph of Douglas and Barbara Gilbert at home at their New York City apartment during the holiday season. In the photograph, Douglas and Barbara are seated on their living room couch and framed by the candlelight on the coffee table nearby. Scanned from the negative. Subject The topic of the resource Gilbert, Douglas R., 1942- New York (N.Y.) Holidays (New York, N.Y.) Holidays & seasonal celebrations Black-and-white photography Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/d887c3d9c895a949bb391a1d18d5c5b9.pdf e5710cabc3a69c388c8e9c3d97ef9311 PDF Text Text RESIDENTIAL/COMMERCIAL STRATEGY AMENDMENT TO THE COMPREHENSIVE PLAN PITTSFIELD CHARTER TOWNSHIP AMENDMENT 11 Pittsfield Township Planning commission Adopted August 9, 1979 �RESIDENTIAL/COMMERCIAL STRATEGY AMENDMENT TO THE COMPREHENSIVE PLAN PITTSFIELD CHARTER TOWNSHIP AMENDMENT #1 1. Amend the Residential Strategy, page 15, by adding the following new item: "7. Areas should be designated for residential buildings at high densities, without limitation as to height, for persons desiring high density living accomodations and buildings with central services. such areas could be especially suitable for housing for elderly persons. such housing could be incorporated into commercial and office centers in order to create a mixture and balance of uses." 2. Amend the land use plan, Residential Uses section, page 33, by adding the following paragraph after the last paragraph of this subsection: "High rise residential structures will be permitted within the several commercial and office areas as designated on the strategy maps, plates 3 and 4, for the purposes of providing a mixture and balance of land uses in these areas, and to provide housing which is conveniently located in relation to commercial and office facilities. such residential structures will be limited to areas which have frontage or direct access to one or more major arterial streets, as designated in this master plan and which will have public transportation services. It is preferable that high rise structures also be adjacent to large public open space areas or community parks. High rise residential buildings should be so located and designated as to enhance the appearance and importance of the major activity centers. These structures should not be located within or adjacent to existing or planned low-density residential areas unless these areas are part of a plan for a planned unit development. High rise residences may be used, subject to all the foregoing standards, as transition uses between commercial or office areas, and medium density residential areas." 3. Amend Commercial Strategy, Section #3, page 17, as follows: "3. Multi and verticle use areas (including office and residential) in the commercial areas are anticipated. High rise residential buildings, including senior citizen housing, are considered suitable in the three designated commercial areas (see Plate 14)." -1- �Residential/Commercial strategy Amendment to the Comprehensive Plan Pittsfield Charter Township 4. Amend "Residential Densities", following paragraph in the section: page 40, by adding the "High rise housing facilities are not included in Table 1 of this plan because of the uncertainty regarding location and the relatively small size of the population that would be included in such areas." Motion made by Peer and supported by Wiedman to approve the Amendment to the Comprehensive Plan. Roll Call Ayes: Nayes: Absent: Vote: Woolley, Gates, Peer, Farrell, Wiedman None Morris, Cushing Motion carried. -2- �( ( CHARTER TOWNSHIP OF PITTSFIELD, TOWNSHIP ELLSWORTH COMMERCIAL AREA TEXT ILE QC ...z w w A. QC < u ...< ... w 11'1 BEMIS COMMERCIAL STRATEGY * PLATE 4 Possible areas for high rise, high density residential structures (Master plan amended August 9, 1979) ,r �( -15is in the range of 40 percent low density (single-family detached dwellings); 20 percent in moderate density areas (such as single-family attached, modular housing, townhouses and mobile homes); and the remaining 40 percent in higher density categories (such as townhouses, walk-up apartments, and highrise dwellings). Agricultural Strategy · 1. Since much more land is available for urban use than will be required to serve the expected urban population of 1990, the plan will provide for interim uses and land use patterns which are reasonable in terms of land values and location but which will permit later extension of sanitary sewer and water facilities and other urban services, and development at urban densities. Orderly conversion will be emphasized so that agricultural uses will be permitted, indeed encouraged, as one interim use during the conversion period. 2. Designation of areas in the General Development Plan for residential uses applies to an ultimate development condition. Such designation will not preclude agricultural activities as interim uses during the period of transition from rural use to urban development. 3. Agricultural activities include uses of land other than for crops, including nurserys, game preserves and wildlife areas, hunting and stables. Commercial Strategy 1. The Township will require compact, unified centers for commerce and services in strategic locations at intersections of major streets and will discourage indiscriminate scattering of these uses along major streets throughout the Township. The Township intends to prevent strip commercial development along major and secondary streets. (See Plate 4.) 2. Existing commercial developments on Carpenter Road and Washtenaw Avenue, at Carpenter and Packard Roads, and at Carpenter and Ellsworth Roads, should be contained within their present general development areas and should not be expanded in a linear fashion along the street on which they front. Existing commercial developments at Carpenter Road and Michigan Avenue should be enlarged somewhat into adjacent areas but should not be further extended along Michigan Avenue. New general commercial centers should be located on Michigan Avenue at Platt Road and at State Road, at the Ann Arbor Saline interchange south of I-94, and on the west side of State Road between I-94 and Ellsworth Road. �AMENDMENT TO THE COMPREHENSI\ 1. IELD AUGUST 9, 1979 Amend the Residential Strategy, page 15 by adding the following new item: "7. 2. PLAN - CHARTER TOWNSHIP OF PIT{ Areas should be designated for residential buildings at high densities, without limitation as to height, for persons desiring high density living accommodations and buildings with central services. Such areas could be especially suitable for housing for elderly persons. Such housing could be incorporated into commercial and office centers in order to create a mixture and balance of uses." Amend the land use plan, Residential Uses section, page 33, by adding the following paragraph after the last paragraph of this subsection: "High rise residential structures will be permitted within the several commercial and office areas as designated on the strategy maps, plates 3 and 4, for the purposes of providing a mixture and balance of land uses in these areas, and to provide housing which is conveniently located in relation to commercial and office facilities. Such residential structures will be limited to areas which have frontage or direct access to one or more major arterial streets, as designated in this master plan and which will have public transportation services. It is preferable that high rise structures also be adjacent to large public open space areas or community parks. High Rise residential buildings should be so located and designed as to -enhance the appearance and importance of the major activity centers. These structures should not be located within or adjacent to existing or planned low-densit y residential areas unless these areas are part of a plan for a planned unit development. High rise residences may be used, subject to all the foregoing standards, as transition uses between commercial or office areas, and medium density residential areas." 3. Amend Commercial Strategy, Section #3, page 17, as follows: "3. 4. Multi-and verticle use areas (including office and residential) in the commercial areas are anticipated. High rise residential buildings, including senior citizen housing, are considered suitable in the three designated commercial areas(See Plate #4)." Amend "Residential Densities", page 40, by adding the following paragraph after the last paragraph in the section: "High rise housing facilities are not included in Table 1 of this plan because of the uncertainty regarding location and the relatively small size of the population that would be included in such areas." Motion made by Peer supported by Wiedman to approve the Amendment to the Comprehensive Plan Roll Call Vote: Ayes: Woolley, Gates, Peer, Farrell, Wiedman Nayes: None Absent: Morris, Cushing Motion Carried. �SECTION 15/16 DEVELOPMENT POLICY AMENDMENT TO THE COMPREHENSIVE PLAN PITTSFIELD CHARTER TOWNSHIP AMENDMENT 12 Pittsfield Township Planning Commission Adopted February 17, 1983 �Section 15/16 DEVELOPMENT POLICY AMENDMENT TO THE COMPREHENSIVE PLAN PITTSFIELD CHARTER TOWNSHIP 1. Land Use Plan - The land use plan is illustrated in Map 1 and Table 1. 1.1 Residential Land Use - The southeast quarter of Section 16 (Residential Component #13), east of the railroad track, and the southwest quarter of Section 15 (Residential Component #14) are designated for resideutial use. Two densities are designated - medium density along the railroad track, the industrial boundary, and the south edge of the landfill/future park; and low density in the remainder of the area. The medium density residential category includes single-family detached and attached dwellings, two-family dwellings and townhouse units, at a design density of 6 dwelling units per acre. The low density residential category includes single-family detached or attached units, at a design density of 2.6 dwelling units per acre. In both categories dwelling units may be clustered. Residential densities are summarized in Table 2. The acreages and dwelling unit numbers presented in this table are illustrative; actual numbers for development approval will be calculated on the basis of information supplied in applications for approval. However, Table 2 illustrates a basic policy of this plan; namely preservation and protection of open space. Wetlands (consisting of Houghton, Hoytville, and Pewamo soils, as defined in the Soil Survey of Washtenaw County, Soil Conservation Service) are not developable in their natural state and are vital to the hydrologic system. Therefore these soi 1 s are not to be developed and are not to be included in the density base area used to determine the number of dwelling units to be permitted. Wooded areas not in the wetland area are developable, but township pol icy is to retain as much of the wooded areas as possible. To encourage retention, the density permitted in such wooded areas may be transferred to other developable land in the designated residential sector, but at least 50 percent of existing wooded areas are to be retained. The residential area wi 11 be oriented in part to the City of Ann Arbor. However, the primary orientation is intended to be to the south, to the future town center. �2 1.2 Residential/Office - The 9 acre area along the south side of Ellsworth Road presently contains four residences. These may continue as single-family dwellings; they may be converted to two-family dwellings or offices or the area may be cleared and medium density residential uni ts ( two-family townhouses, etc. or offices) may be constructed. 1. 3 Open Space - Four open space areas are designated. Three are wooded areas located in the east half of Section 16. The northernmost area, in the industrial sector, is 10 acres in area, and is intended to be preserved in its entirety, since it is the only stand of trees in entire 385 acre industrial area. The other two wooded areas are located in the medium density residential area. As noted in Section 1.1, preceding, at least 50 percent of each of these two wooded areas is to be preserved. The fourth open space area is the wetland/wooded area along Morgan Road and the Swift Run Drain. This area is to be retained as a preserve and groundwater recharge area, and as a natural storm water retention area. At least 50 percent of the woods in the north part of the area should be preserved intact, with the maximum number of trees in the remaining 50 percent of the woods also to be preserved. 1.4 Landfill Site - The City's landfill site will be gradually filled from east to west. Upon completion, the site will be converted to a major community park. Access to the landfill operation will be limited to one drive from Platt Road. A berm, fence, and landscape screen will be provided along the south, west, and north edges of the landfill site (in Pittsfield Township) during landfill operations. The berm and fence will be removed upon conversion of the landfill to a park. 1.5 Local Commercial - A small local convenience center of approximately three acres is designated in the southeast quadrant of the Ellsworth/Stone School Road intersection. The center is intended to serve the residential areas north of Ellsworth Road and the future residential areas in Sections 15 and 16. The commercial area should be developed as a shopping center and should contain shops which provide for the daily, convenience needs of nearby residents. Small offices may also be included in the center. 1.6 General Commercial - An 8 acre tract at the southeast corner of the State/Ellsworth Road intersection is designated for general commercial use. This area is not �3 expected to be developed in the form of a shopping center. However, the number of driveways should be rninimi zed and the several lots should be con sol ida ted to the rnaximim extent feasible. 1.7 Research/Industrial - The remaining 385 acres of the planning area is designated for research and various types of light and high technology industry. Development should occur in one or more park-1 ike settings with the entire area tied together with an interior road system and utilities, especially storm drainage. The existing trees along the railroad right-of-way in the south part of Section 16 should be preserved as a buffer for the residential area to the east. A landscape buffer strip at least 100 feet wide should be created along the south line of the industrial area east of the railroad to screen the future residential area from industrial uses. The research/industrial area should be developed in large land parcels, so that the necessary common facilities, such as roads, sanitary sewer and water services, and storm drainage facilities, can be properly provided. The area should not be divided into small, unrelated parcels of land. Each development parcel should participate in its share of common facilities. 2. Land Use Projections 2 .1 Residential - The designated residential area has a capacity of 1,081 dwelling units and 2,469 people. {See Table 2. Note - Residential Component #13 is the area west of Stone School Road; Residential Component #14 is east of the road.) 2.2 Public School Children - The number of public school children which can be expected to be generated by the residential areas {upon complete development) is presented in Table 2. The generation rates reflect current experience in the Ann Arbor school district and are subject to change in future years. 2. 3 Parkland - The basic parkland requirement in the master plan is one acre of public parkland per 100 people. This requirement consists of two components: 1/2 acre of neighborhood-type playgrounds and 1/2 acre of large, community parks. Since ample open space will be available in the residential area and in the future comrnuni ty park to be created from the landfill site, only playground facilities will be needed in the residential area, as follows: �4 Residential Component 13 Residential Component 14 7 Acres (1,458 People x 0.5 AC/100 People} 5 Acres (1,011 People x 0.5 AC/100 People} 2.4 Employees - The number of employees which will be generated by commercial and office uses in the planning area will be negligible. For the research/industrial area a reasonable employee/land ratio would be 10 employees per acre. On this basis the research/industrial area would generate 3,850 employees. 2. 5 Vehicle Trips - The residential area wi 11 generate 8,648 vehicle trips per 24 hour period (vt/d), based on 8 vt/d per dwelling unit. (Residential Component 13 will generate 5,168 vt/d; Residential Component 14 will generate 3,480 vt/d.} The industrial area will generate 11,550 vt/d, based on a rate of 3 vt/d per employee. Trip generation rates for the commercial and residential/off ice areas would be 200 vt/d per acre and 50 vt/d per acre, respectively. On these bases the commercial area will generate 2,284 vt/d and the residential office area 466 vt/d. The total number of vehicle trips which would be generated by the designated land uses in the planning area, upon complete development, would be: Residential Industrial Commercial Residential/office 8,648 vt/d 11,550 2,284 466 22,948 vt/d The trip generation data are presented on Map 2. This map shows the number of vehicle trips per day assumed to be generated by each area of land use and the percentage of those trips assumed to be entering and leaving the area through the indicated points. The assumed distribution of vehicle trips on area roads, projected from the designated land uses, is shown on Map 3. This distribution is based on the generation data presented on Map 2, and on the assumption that 60 percent of traffic will interchange with a land use area from the north or west, and 40 percent will interchange from the east or south. For example, the industrial area in the southwest part of Section 16 has a projected traffic flow of 3,162 vehicle trips. Map 2 shows that 60 percent of these trips are assumed to enter and leave via State Road and 30 percent via Morgan Road. Sixty percent of the State Road trips are assumed to enter from the north �5 and exit to the north, and 40 percent of the trips are assumed to enter from the south and exit to the south on State Road. Similarly 60 percent of the trips allocated to Morgan Road are assumed to enter from the west and exit to the west; 40 percent are assumed to enter from the east and exit to the east. The projected accumulated traffic volumes from the designated land uses are shown at selected locations on the existing roads. These volumes do not include through traffic on the roads. 3. Transportation Plan 3 .1 Road Plan - The road plan is shown on Map 4. In addition to the policies indicated on the map, the following policies apply. A. State Road should be increased to four driving lanes from Morgan Road north, with turn lanes provided at major intersections. A traffic signal might eventually be needed at Morgan Road. B. Ellsworth Road should be expanded to four driving lanes between State and Platt Roads, with turn lanes provided at major intersections. Traffic signals might eventually be needed at Stone School and Platt Roads. c. Stone School Road should be paved between Ellsworth and Morgan Roads. Two driving lanes will be required, with turn lanes at major intersections. The road should be extended to the south to improve the relationship between the future residential area and the future town center. D. Morgan Road should be paved between State and Platt Roads. Two driving lanes will be required, with turn lanes to be provided at major intersections. 3.2 Public Transportation - Bus service should be extended to the planning area as the area develops. The interior road system of the research/industrial area should be designed to accommodate busses. 3. 3 Pedestrian/Bicycle Paths - Paths should be provided along Ellsworth, State, and Stone School Roads, and throughout the research/industrial area. A path system should also be developed in the Swift Run Drain Corridor, to provide access to the future park in the landfill site, and to points north along Platt Road. The path can also be extended to the south to the future town center. Secondary paths should be provided from the residential area to the central path. �6 3.4 4. Ann Arbor Municipal Airport - The Comprehensive Plan's statements regarding the airport, as they appear on pages 43 and 58 in the plan report, are still valid, as they apply to Section 15/16. The 5,000 foot, 10-28 runway presently being promoted for the airport directly affects future land use in Section 15/16. The f 1 ight patterns that would result from that runway could have potentially adverse impacts on the designated residential area (components 13 and 14), even to the extent that residential might not be an acceptable use in this area because of safety and noise problems. The Township's desired land use pattern should take precedence over airport improvements - residential use in this area should not be precluded or jeopardized by proposed airport improvements. Public Utilities Plan 4 .1 Sanitary Sewers - A trunk sanitary sewer should be constructed along Airport Drain in accordance with Alternate 2 of the "Airport Sanitary Sewer Study" prepared by the Township Engineer. The Ellsworth Road frontage sewer should also be constructed as part of the Airport sewer project between State Road and the Airport sewer trunk, to provide service to the properties along the south side of Ellsworth Road. Lateral sewers to serve individual parcels should be provided by developers. The airport sewer trunk and the Ellsworth Road lateral will serve all of Section 16 east of State Road, except the southeast 1/4, which drains by gravity to the south. This area, and the southwest 1/4 of Section 15, both designated for residential use (Residential Components 13 and 14 respectively), will be served by the Michigan Avenue trunk sewer 1 1/2 miles to the south. 4.2 Water - A 16 inch water line should be constructed in Stone School and Ellsworth Roads, between the existing lines in Morgan and State Roads. This line will complete a water service loop around Section 16 and will provide service to the west part of Section 15. 4.3 Storm Drainage - The research/industrial area will drain into the Airport Drain. Retention facilities should be provided within the industrial area to control the water volumes in the drain. A series of retention facilities to serve the entire research/industrial area, maintained by a drainage district, would be preferable to retention facilities on individual sites. �7 The residential area drains by gravity into the Swift Run Drain. Retention facilities for the residential area should be provided in natural low areas in the open space corridor along the drain. 5. Public Facilities Plan - Only two kinds of public facilities are of concern to the planning area - public schools and playgrounds. Other facilities are or will be available within a reasonable distance of the area. The projections in Table 2 indicate an ultimate need of 330 elementary school student stations. This amounts to approximately one-half an elementary school building. Because . of the trend of reduced enrollments in the Ann Arbor school district, and conversely, rising capacity in the district's elementary schools, and the expected continuation in these trends, no new elementary school facilities will be provided in this area. Children will be bussed to elementary schools which have sufficient capacity. · The projected need for junior and senior high school facilities is substantially smaller than the elementary need, and the solution will be the same - bussing to schools with capacity. There is no indication that a junior or senior high school facility will be provided in this area in the forseeable future. The projections in Table 2 also indicate a need for two playgrounds in the residential area, one in each residential component. A general location of the playgrounds is indicated on Map 1. The playgrounds should be more or less centrally located within each residential area, and part of each facility can be located within a wooded area. 6. Zoning Plan - The entire industrial area should be zoned I1. This district permits research and light industrial uses. R-D, W-1 and PUD zoning districts could also be utilized in special instances, particularly the PUD district, where a park-like industrial or research development is desired. The entire area should be zoned I-1 at one time, upon Township initiative, prior to need, in order to eliminate potential delays in developing industrial property. The general commercial area at State/Ellsworth Road should be zoned C-2, except the auto service station, which can remain zoned C-3. Only two lots remain to be zoned C-2; the remainder of the area is zoned properly. �8 The 11.18 acre parcel in the southeast quadrant of the Stone School/Ellsworth intersection should be zoned C-1 and I-1. Approximately 3 acres at the intersection should be zoned cl for the local commercial center proposed for this location. The remainder should be zoned I-1; R-D would also be acceptable. PUD zoning would be acceptable for the entire parcel and would permit a mixing of uses. Zoning of this parcel should await a petition from the owner in order to eliminate uncertainties regarding uses and types/location of zoning districts. The residential-office area should remain in its preser.t AG zoning until a change in use is desired by a property owner in that area. Appropriate districts would be R-2A, R-2B, or 0-1. The residential area should remain zoned AG until sanitary sewer services are available to the area. At such time the preferred zoning would be PUD, to permit a mixing of housing types and proper provision of open spaces. The zoning plan is illustrated on Map 5. �Table 1 FUTURE LAND USE Section 15/16 PLANNING AREA Land Use Low Density Residential Medium Density Residential Residendial/Office Open Space Landfill/ Future Park Area (in Acres) Percent of Total Land Area 88 10.6 118 14.2 9 1.1 90 10.8 109 13.l Local Commercial 3 General Commercial 8 1.0 385 46.4 20 2.4 830 100.0 Research/Industrial Railroad Right-of-Way �Table 2 RESIDENTIAL AREA PROJECTIONS Section 15/16 PLANNING AREA Residential Component 13 (Section 16) Gross Acreage Residential Component 14 (Section 15) Totals 132 Ac 154 Ac 286 Ac Low Density 36 Ac 52 Ac 88 Ac Medium Density 68 50 Net Residential Area: Total 104 Ac 102 Ac 118 206 Ac Number of Dwelling Units: Low Density 94 DUs (@ 2.6 DUs/Ac) 135 DUs (@ 2.6 DUs/Ac) 229 DUs Medium Density 552 DUs (@ 6 DUsLAc) 300 DUs (@ 6 DUsLAc) 852 DUs 646 DUs 435 DUs 1,081 DUs Number of People: Low Density Medium Density 244 People (@ 2.6 P/DU) 1,214 People (@ 2.2 PLDU) 351 People (@ 2.6 P/DU) 595 People 660 People (@ 2.2 PLDU) 1,874 People 1,458 People 1,011 People 2,469 People Gross 4.89 DU/Ac (646 DU/132 Ac) 2.82 DU/Ac (435 DU/154 Ac) 3.78 DU/Ac (1,081 DU/286 Ac) Net 6.21 DU/Ac (646 DU/104 Ac) 4.26 DU/Ac (435 DU/102 Ac) 5.25 DU/Ac (1,081 DU/206 Ac) Overall Densities: �TABLE 2 Continued Residential Component 13 (Section 16) Residential Component 14 (Section 15) Totals Public School Children: Low Density K-6 52 (94 DUS 7-9 10-12 X 0.55) 21 (52 children x 0.4) 74 (135 DUs 126 X 30 (75 children x 0.4) 26 37 (52 children x 0.5) (74 children 99 0.55) 51 63 X 0.5) 141 240 Medium Density K-6 7-9 10-12 138 (552 DUs X 0.25) 75 (300 DUs 213 X 0.25) 55 30 (138 children x 0.4) (75 children x 0.4) 69 38 (138 children x 0.5) (75 children x 0.5) 262 143 85 107 405 Total Number Public School Children, both Residential Components: K-6 7-9 10-12 339 136 170 645 �t1 a~ 3 ·- _scll -::2 J ~ ~ C) -:::1.. ~ ~ 2 j - - -·- \ ~ 0- .:::I �" ... ... ~... ... ~ V\ ~ ~II'\ ~ i"'>g I,.-., {'y\ ~ ~~ 7/'YQ,(.s;.. ~ \ J ~w ~ I('~ r::r= ,--m .... -- \ \ --1 I I a.) ~ 1/) \ ' 1 �zeu,o(h!J1o; ~ 144?>~~) hi.. I I l'IB'1~14'l"~ ~ (4o1:} ~ °C4',~ "g\¢ ~,,! 1' 11 II 4447. i r A1Afll)~ ,ff)~'(} ~5°W6 ~78 ~ I •- I I (1,e,?o') 443~ , r " II 'lH or '1-Y l - I ,,,-443~ 1774 (401.) . ------------ _ _ ___J --.._ ~ .~ _, ~' . \ I , I I I I I II 4240 \ 1 I I ,, / ... ' ' ~------- I I I• ... ,,,- 11 ="38oB \ _J ~'17'lt I 47Zb -L------ / • £-U-:S°IA/b, '\ -·.. l Zf,(,/ ~ 35'48 1 - -~ - 4q"7 I I ,' 4'115" \ _,_---\ \ (3~) f1,>:! I'. 111 t r \1l' --r 4IB7 1 3'?'30./i -~ ·· · · 30q3/ ·"l lb75" {~o7o) ,_,~ ,. {4r:t'/i,) zs-12 ~ /Al - - It♦ X II - , .I -•(V"i: - --,Y _· ---- zqg~ I I ~~ -- - - • +--12DJ"ECTED !12.\P D15n2.IBt.m0k.J (\IE.HICLE. ~ \ P S ~ DA'-{- -rt/d) ~/\t.iP ~ �• "' ij ~ V\ -~ . C: . •. ~ -. "E <t ~ -~ 2 ·•.'-...... .. ul .J <1 \.} Vl �~ ~ \}\ ~ I• ~ V) ~ I ''t j~j: __!f lr I i / ___ d I I !Iii1 r \()11 r-C-1. ,F ii" I I K'.-ZA, '2-2B, 0-1 i I ,E<-L.5""""71,' @I / . .. . .I-1t oe MIX OF= I-11, T2-D,W-i. ... J a.PUD / ----·- ··-------------- --1 ( AG j LAtt2 PuD . , I . • •1 .eo. - I (Al<- ..· . . - .... ~11 ZD"-11~6 :PLA~ I ·---. ~I I MAP 5 �. ~ : -:- ·- ·- - ~ · · ~- L~.,_,___.....- .- T -e1,_ - ::::-J:::' .:..-· ,--- .. !,'• - r·--- ~ 1 cu •l!. I ; :..,.:1:- J:! ~ 4 ,e 7 ! I 32 M(IU 1TT 0 r===t1t==~~=:d,1I,/' I' 1(~ RESIDENTIAL COMPONENTS Plate 8 Rev: 2-17-83 �-39- Table 1 POPULATION AND COMMUNITY FACILITIES EQUIVALENTS Residential Cornponent 1 2 3 4 5 6 7 8 9 10 11 12 13 14 14a 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 Gross Acreage 220 151 225 233 38 22 222 229 140 373 84 330 132 154 80 109 276 152 152 210 162 207 260 185 157 163 10 37 33 91 90 129 308 227 1,137 Totals Dwelling Units 220 453 675 233 304 88 2,664 916 1,680 1,119 168 660 646 435 320 545 552 456 760 1,260 1,944 1,656 2,080 925 942 652 80 148 132 546 450 645 308 227 1,137 26,026 Population Equivalent 660 1,359 2,025 699 760 246 7,459 2,565 4,704 3,357 504 1,980 1,458 1,011 832 1,526 1,656 1,368 2,128 3,528 4,860 4,637 5,824 2,590 2,638 1,826 200 370 330 1,529 1,260 1,806 924 681 3,411 72,711 School Classroom Equivalent (1) 4 7 10 3 4 1 38 13 24 17 3 10 12 11 8 8 8 7 11 18 24 23 29 13 13 9 1 2 2 8 6 9 9 7 34 406 Park Land Requirement(l) 3.3 6.0 10.1 3.5 3.7 1.2 3.7 12.8 23.5 16.8 2.5 9.9 7.3 5.1 4.2 7.6 8.3 6.4 10.7 17.6 24.3 23.2 29.1 13.0 13.2 9.1 1.0 1.9 1.7 7.8 6.3 9.0 9.2 6.8 34.1 Density 1 3 3 1 8 4 12 4 12 3 2 2 5 3 4 5 2 3 5 6 12 8 8 5 6 4 8 4 4 6 5 5 1 1 353.9 (l)Based on an actual population of 39,000 rather than the "density population equivalent" of 74,875. Rev. 2-17-83 �CARPENTER ROAD CORRIDOR DEVELOPMENT POLICY AMENDMENT TO THE COMPREHENSIVE PLAN PITTSFIELD CHARTER TOWNSHIP AMENDMENT #3 This development policy for the Carpenter Road corridor as designated herein was adopted pursuant to the Rural Township Planning Commission Act (Act #168, P.A. 1959, as amended) and constitutes an amendment to the adopted Comprehensive P1an with respect to the Carpenter Road corridor. All statements, data, and illustrations that are contained in this report supercede and replace any statements, data, and illustrations that are contained in the Adopted Comprehensive Plan as they relate to the Carpenter Road corridor. Pittsfield Township Planning Commission Adopted July 19, 1984 �CARPENTER ROAD CORRIDOR DEVELOPMENT POLICY AMENDMENT TO THE CCJ,tPREHENSIVE PLAN PITTSFIELD CHARTER TOWNSHIP AMENDMENT #3 1. Objectives 1.01 The integrity and stability of the single-family residential neighborhood east of Crystal Drive should be protected. Future land uses, buildings, and site developments along the west side of Crystal Drive should be compatible with single-family residences. 1.02 Commercial and office sites should not be permitted to have vehicular access to Crystal Drive. 1. 03 2. Commercial uses should be concentrated at the Washtenaw AvenueCarpenter Road and Packard Road/Carpenter Road intersections. Commercial strip development along Carpenter Road should not be permitted. Land Use and Development Policies 2.01 The Carpenter Road frontage should be developed for office use between the commercial areas at the Carpenter Road/Washtenaw Avenue and Carpenter Road/Packard Road intersections. 2.02 Office and commercial use may extend to the west frontage of Crystal Drive if all the following conditions are met: a) The lots on the west side of Crystal Drive are combined for site planning and development purposes with adjacent lots that front onto Carpenter Road. b} Vehicular access to Crystal Drive is not permitted for any office or commercial parcel. c) A landscape buffer strip, consisting of earth berms, trees, and shrubs, is provided along the west right-of-way line of Crystal Drive, and around lots #28-31 and #17-18. d} The frontage along the west side of Crystal Drive is treated as a front yard for zoning purposes, and setback requirements for structures and parking are applied accordingly. e) The buildings and site layout are designed to make the height and overall scale of the building and the site improvements compatible with the single-family residential character of the adjacent neighborhood. 1 7-19-84 �f) Development is planned and approved under the PUD zoning district regulations. 2.03 The lots fronting on the east side of Carpenter Road should be combined with adjacent lots fronting on the west side of Crystal Drive and planned and developed as one site, to provide sites of reasonable depth. Lots that are adjacent (side to side) along Carpenter Road should be combined for planning and development, to reduce the number of potential driveway openings on Carpenter Road. Lots that are already assembled under one ownership should not be separated into smaller development parcels. 2.04 If the lots on the west side of Crystal Drive are to be developed separately (in relation to the adjacent lots on Carpenter Road) the use of these lots should be low density residential (single-family detached.) The adjacent lots along Carpenter Road should be used for office purposes. In this situation, the office lots along Carpenter Road should provide screening and plant materials along the corrmon property lines, to buffer and protect the adjacent residences. 2.05 Commercial uses may be permitted in the area between Carpenter Road and Crystal Drive, but only if they are located in the north part of the development area north of Central Boulevard and in the south part of the development area south of Central Boulevard, and if all the conditions set forth in Section 2.02, preceding, are met. Unless all these conditions are satisfied, additional commercial uses should not be permitted to develop along this segment of Carpenter Road. 2.06 Lots #71, 73-76 and 79-80, on the west side of Carpenter Road, should be developed for office uses. The existing residences on Lot #71 may continue, but conversion to or replacement by office uses would be acceptable. Lots #49-51, presently combined with lots #79 and 80, should be developed with lots #79 and 80 as one office complex. If they are developed separately, the preferred use is multiple-family residential. 2.07 Lots #47 and 48, along Gross Road, should be developed for office use, if the lots adjacent to the north are used for offices. If the lots adjacent to the north are used for multiple-family residences, lots #47 and 48 should also be used for multiple-family residences. The two lots could also be combined with lots adjacent to the south and/or east for purposes of commercial development. However, commercial use should not be permitted unless the lots are planned and developed in common with the adjacent lots. The existing residences may continue until conversion or replacement occurs. 2.08 Lots #52, 53, and the south half of 54 should be ~sed for myltiplefamily residences. Office use would be acceptable 1f the entire area were combined and planned and developed jointly with the adjacent lots on Carpenter Road. The existing residences may continue until conversion or replacement occurs. 2 7-19-84 �2.09 Lots #59 and 60 should be developed for multiple-family residential use, but the existing residences may continue until conversion or replacement occurs. Office or commercial uses would be acceptable if the two lots were combined with the adjacent office or commercial properties and planned and developed in conjunction with them. 2.10 The existing single-family residential zoning classification in the area between Carpenter Road and Crystal Drive should be retained until specific development proposals are submitted to Pittsfield Township for review and approval. This policy will permit zoning changes and site plans to be reviewed simultaneously, thereby helping assure that the objectives and policies of this plan will be implemented. 2.11 Planned unit development (PUD) zoning should be used to properly mix land uses and to make certain that development proposals will be implemented in accordance with this plan. 2.12 Gross Road should be paved when new development, with principal access to this road, occurs. 3 7-19-84 �......... . .~ .·.·· ···6;···> :' :- ___ -~ 59 ... . ·, .•. .. .. ~ .. ... ---- - -·-· ' .. ,___ _. I ._- I ;'. !' 78 79 o I :Zoo' 100' I I I I J i ~ ~ ~ i ~ I I I ~i ~ ~' ~ ,· f ! I L �I I H AMENDMENT 414 NORTHWEST AREA PLAN AMENDMENT TO THE COMPREHENSIVE PLAN PITTSFIELD CHARTER TOWNSHIP WASHTENAW COUNTY, MICHIGAN Adopted by the Pittsfield Township Planning Commission February 6, 1986 CERTIFICATE OF ADOPTION: I hereby certify that the attached amendment to the Comprehensive Plan of Pittsfield Charter Township was adopted by the Planning Commission of Pittsfield Charter Township, in accordance with Act 168, Public Acts of 1959, as amended, by unanimous vote (6 yes, 0 no) on February 6, 1986. Peer, Secretary Planning Commission Pittsfield Charter Township �f " NORTHWEST AREA DEVELOPMENT POLICY AMENDMENT TO THE COMPREHENSIVE PLAN PITTSFIELD CHARTER TOWNSHIP PART 1 INTRODUCTION 1.01 Planning Area - The plan amendment covers the northwest corner of the Township. The area is bounded on the west by the Pittsfield/Lodi Township line; on the south by the south frontage of Ellsworth Road and the road itself, east of Lohr Road; on the east by the west edge of the Airport Plaza development; and on the northeast by the 194 freeway. (See map 1.) The planning area has a land area of 1,385 . acres or 2.2 sguare miles. 1.02 Existing Conditions - The planning area has at present, or faces in the future, a number of significant conditions that require detailed planning attention. These are, in summary form, as follow. a) The area is close to the interchange on 194, and the land closest to the interchange ramps is undeveloped. The interchange will be a major factor influencing the nature and timing of development in the planning area. The interchange will attract commercial development. b) The planning area is located in a developing residential corridor between the cities of Ann Arbor and Saline. Both cities, and Lodi Township in between, are preserving the residential character of this corridor. c) The planning area has a strong orientation to the city of Ann Arbor. Therefore, a strong community identity should be established for residential development in the area, to strengthen the relationship with Pittsfield Township. d) The interchange area functions as an entry to the city of Ann Arbor from the south, and as a entry to Pittsfield Township and the Lodi/Saline community from 194 and the north. e) The area is subject to development influences of Briarwood, as these advance to the west, on both sides of 194. The planning area is the west terminus of the Briarwood influence area, on the south side of 194. 1-1 �1.03 f) Public water and sanitary sewer services can be provided to the planning area (the area is designated for services in the comprehensive plan adopted in 1976). However, there are significant limits to the extent of water and sewer services in this area. g) The planning area has limited accessibility by surface roads, because the 194 freeway blocks traffic flow between the a~ea and the city to the north. As a result, Ann Arbor Saline Road will be the ma j or access route for the planning area, since it is the only road that crosses the freeway. Therefore, development in the area will create heavy traffic demands on this road. The Lohr/Waters intersection with Ann Arbor Saline Road and the ramp area to the north will be the major traffic problem area. h) The natural features in the planning area present no major limitations to development. Topography has a definite pattern that should be respected, but slopes are low to moderate. Drainage is available to all parts of the planning area, but retention facilities will be required to control discharges. Soils are generally not a problem for development if drainage facilities improve wet soil conditions in certain parts of the area. Poor soil conditions are limited to drainage corridors. These areas are small and provide opportunities as open space features. Purpose of Plan Amendment - This amendment is intended to provide more detailed policies for the area than are contained in the adopted comprehensive plan. This amendment is the fourth in a series of refinements of adopted policies for critical areas of the Township. The Planning Commission believes that the northwest area will experience substantial growth pressure in the foreseeable future, and that detailed policies are required now to cope with these pressures. The current adopted plan designates the northwest area for urban development and contains numerous policies that apply, in a general way, to the area. This amendment uses the adopted plan as a base, and elaborates these policies, or in some cases, modifies them, to the particular circumstances in the area. In the event of a conflict between this amendment and the current comprehensive plan as adopted in 1975, interpretation should favor the policies in this amendment. This plan amendment is the culmination of over one year's study of the planning area by the Planning Commission. Five working papers were prepared during the course of the study to generate discussion and to focus attention on critical issues. Numerous public meetings, in which public participa- 1-2 I -~-·..... �/- , . tion was encouraged, were held on the study as it progressed to its adoptive stage. The Planning Commission considered nine alternative land use patterns in the process of deciding on the policies set forth herein. This plan amendment is intended to set Township policy for the planning area for the foreseeable future. It will be the basis for zoning decisions, development reviews, planning and construction of water and sanitary sewer facilities, road improvements, land acquisition for public purposes, and other public improvements. The plan is detailed and i t attempts to anticipate future needs. Nevertheless, conditions change over time, and changing conditions and experience with the plan will - likely indicate the necessity of reviewing and possibly modifying these policies from time to time. ..' 1-3 -· . . ... �• l' .·, • ·,ia~ i t III : M 1· ·! ~ ii ll 11 ~ c:( ~ .-f c:( 0.. c:, c:( zz .... z E . . ' c:( 0.. . -~ . . L . --- - ---- ti:1~~~¢ .m - �PART 2 PROJECTIONS The land use policies in this amendment result in the following projections. 2.01 Land Use Distribution - The distribution of proposed land uses is presented in Table 1. Residential land use comprises 73 percent of the planning area. Commercial and office uses comprise 17 percent of the area. -Park land comprises 2.5 percent of the land area. 2.02 Residential Land Use - The designated residential area has a capacity of 2,060 dwelling units and 4,300 people (numbers are rounded). Projections by residential component are presented in Table 2. 2.03 Public School Child r en - The planning area could generate as many as 1,200 to 1,300 K-12 school children by the time the residential parts of the planning area are fully developed. However, the actual number of K-12 children at any one time in the future will probably be substantially less, because of the long period of time in which the housing will be constructed in the area, and the cyclical nature of household sizes and ages of residents. 2.04 Public Park Land - The projected population of the planning area will require 35 acres of public park land when the residential areas are completely developed. The park land is divided into three neighborhood parks at five acres each, and one community park at 20 acres. The requirement is based on the comprehensive plan standard of 10 acres per 1,000 people. However, the requirement is reduced somewhat to reflect less demand for neighborhood recreation area by people living in rural areas. 2.05 Employment - The office and industrial areas will be employment centers. These areas have a potential of generating as many as 7,000 jobs, based on 40 employees per acre in the office areas, and 20 employees per acre in the industrial areas. 2.06 Traffic (Vehicle Trips) - Projected traffic, assigned to the planned road network, is presented on map 8. The projections include only additional traffic that wi~l ,be generated by land uses in the planning area; they do ' not ' include existing 2-1 , �• J. • , • traffic on area roads or future increases in that traffic that will be generated by uses outside the planning area. 2.07 Public Water and Sanitary Sewer Demands - The urban part of the planning area will generate an average demand of 0.6 mgd of water and sanitary sewer capacities. 2-2 J �• J. . .. TABLE 1 FUTURE LAND USE NORTHWEST PLANNING AREA Land Use Area (in acres) Percent of Total Land Area Rural Residential 564 40.8 Low Density Residential 326 23.6 Medium Density Residential 59 4.3 High Density Residential 67 4.8 Village Center (Commercial) 21 1.5 Shopping Center (Commercial) 35 2.5 Highway Commercial 41 3.0 133 9.7 95 6.7 9 0.6 35 2.5 Office Research/Industrial Rental Storage Public Park Land 1,385 Acres 100.0% Note: The land areas include rights of way of public roads • , . �TABLE 2 PROJECTIONS BY RESIDENTIAL COMPONENT ~ "' · I ,. j ' i , RESllDENTIAL COMPONENT GROSS ACREAGE la 151 lb GROSS DENSITY NET DENSITY DUS 1.0 0.7 103 40 6.0 6. 0 2a 52 1.0 2b - · 88 3a -.~ "' POPULATION CAPACITY CHILDREN 2.6 268 103 240 2.2 528 120 0.7 35 2.6 91 35 2.5 2.1 185 2.6 480 185 19 6.0 6.0 114 2.2 251 57 3b 158 2.5 2.1 332 2.6 863 332 3c 80 2.5 2.1 170 2.6 442 170 3d 47 10.0 10.0 470 1.2 . 564 47 3e 20 10.0 10.0 200 1. 2 240 20 4a 180 1.0 0.7 121 2.6 315 121 4b : .. 181 1.0 0.5 83 2.6 216 83 Totals . 1,016 4,258 1,273 # PERSONS PER DU K-12 I '' I 2,053 �PART 3 OBJECTIVES 3.01 Overall Objective - Analysis of existing conditions in the planning area, examination of current Township policies for the area, and consideration of the various land use options, result in an overall objective of creating an attractive, comfortable residential community, primarily urban in character, in the northwest part of the Township. 3.02 This 9verall objective can be expanded into the following · specific objectives. a) The area should be developed in a timely and orderly manner. b) The area should be developed primarily as a residential community. c) The community should be primarily urban in character, but should blend in with the rural residential parts of the Ann Arbor Saline Road corridor to the south and west. d) The continuity of the residential character of the road corridor north and south of 194 should be maintained. e) The community should have its own identity. f) The uses, design and character of the community should recognize its location at the entry to the City of Ann Arbor from the south, and its function as an entry to Pittsfield Township and the Lodi/Saline community from the north, especially from 194. g) Advantage should be taken of the proximity of the freeway interchange to the planning area. h) Commercial and other nonresidential uses intended to take advantage of the area's location and freeway access should be limited in location and extent so as not to jeopardize the desired residential character of the future community or of the Ann Arbor Saline Road corridor to the south and the north of 194. i) The transition of the area from its present semi-rural state to development status should be planned and managed so that the existing residences will be able to adapt adequately and gradually~~ the changing condi- 3-1 �tions. j) A full range of urban services and facilities, both public and private, should be provided in the community. k) The costs of developing the infrastructure to serve the future community should be paid by developers or users; these costs should not be borne by the taxpayers of the Township. 1) Existing vegetation should be preserved as amenities for the community~ . .. 3-2 �... PART 4 STRATEGY 4.01 Introduction - This strategy is derived from the objectives in Part 3 and analysis of existing and future conditions and opportunities. The strategies in the adopted comprehensive plan are valid for the northwest planning area, although more detail is required in some instances, as described in the following statements. However, the housing unit mix of 40 percent low density, 20 percent medium density and 40 percent high density units is not necessarily valid at the . present time and is not incorporated into the strategy and policies for the northwest area. (See f2, page 13, and #6, pages 13-15, in the comprehensive plan.) 4.02 Strategy - The strategy for planning and managing development in the northwest area consists of the following elements. a) A highway service (commercial) center will be established in the southwest quadrant of the 194 interchange and on the radio station property south of Lohr Road. These locations will isolate highway service uses from residential areas and will help prevent pressure for strip commercial development along Ann Arbor Saline Road. b) A sub-regional shopping center will be established in the north part of the planning area, on the east side of Ann Arbor Saline Road, close to the interchange. The center will serve the southwest part of Ann Arbor, the west part of Pittsfield Township, and the Saline/ Lodi community. The center will be required to provide special landscape treatments opposite residential areas, additional setbacks will be required, and parking lot lighting will be regulated to make the center more compatible with neighboring residential areas, and to create less intrusion into the residential character of the Ann Arbor Saline Road corridor. A new zoning district, permitting only shopping centers, and tied to site plan review, will be created to assure that only a shopping center will be developed at this location. c) A village center will be established in the triangular area between Waters and Ann Arbor Saline Road. The center will be a mixed use area of commercial, office, and residential uses, at a small scale, and will be designed to provide a variety of activities. The center will be primarily oriented t~, the residential part 4-1 , �of the northwest area and adjacent residential areas in Lodi Township and Ann Arbor. The center will function as a transition area between the highway commercial area to the north and the residential areas to the south. The center will be residential in scale and design. Drive-in facilities will not be permitted in the center. The center will be oriented, in its interior design, to pedestrian movement. Architectural review will be required for remodeling of existing buildings and construction of new buildings. Special architectural and landscape treatments will be required opposite residential areas.~ special zoning district, based on PUD principles, will be created for this area. d) An urban residential area, of varying densities and housing types, will be established around the shopping center and the village center to the west, south, and southwest. e) A rural residential area with a density of not more than one dwelling unit per acre will be established on the south and west fringes of the community. This area will provide a transition between the urban part of the community and existing rural residential development along Ann Arbor Saline Road and future residential development to the east, in Lodi Township. f) A community park, approximately 20 acres in area, will be provided in the central part of the planning area. The park will be part of the Township's park system, and will have areas and facilities for active and passive recreation. The park will incorporate the existing wooded area and stream corridor, to provide natural amenities in the park and to preserve natural features. g) Lohr Road will be used as the west edge of the Ellsworth Road industrial/commercial corridor. The right of way will be developed as a divider and buffer between that corridor and the future residential area to the west. h) Office development will be used as a buffer in the north part of the planning area, west of Lohr Road, between the residential area and 194. i) A new road will be constructed between Waters and Lohr Roads. The new road will provide an alternate access to Ann Arbor Saline Road and to the shopping center, will reduce the number of turns Ann Arbor Saline on 4-2 I ,. . - �. '- Road, will provide a physical separation between the shopping center and the residential area to the south, and will help integrate the various parts of the community. The road will be extended to the north, to provide access to the northwest cor-n er of the Township and the village center, and to create a separation between commercial and residential areas. The road will also be extended to the east and south, to to serve as a collector street for the mixed use area east of Lohr Road, and to provide an alternate access to Ellsworth Road. j) Sanitary sewer service will be provided to the planning area from two connections to the Ann Arbor sewer system. Initially, service will be provided to the part of the planning area closest to 194 by one connection north of the freeway. The remainder of the planning area that will be served will be connected to the airport sanitary sewer to the southeast. The sewer service area will correspond to the designated urban area. k) Public water service will be provided to the planning area by Pittsfield Township. In the early stages of development, service will be provided by a booster pump, a 16" water line extension, and an elevated storage tank. Later, service will be provided by a second (west) pressure district in the -Township. Water service will generally be limited to the sanitary sewer service area, but could be extended into rural residential areas, where feasible, if needed for clustering of dwelling units in planned unit developments and preservation of natural features. 1) Existing drainage courses will be used in their natural state as part of the drainage system. Retention will be required to stabilize storm water discharges and to create amenities for the community. Drainage districts will be established to assure proper long term maintenance of drainage facilities. rn) Existing roads will be improved in line with traffic projections and intended functions. n) Land development will be coordinated with provision of public improvements. Needed improvements will either accompany or precede development. o) Installation of infrastructure will be scheduled primarily on the basis of the occurrence of key land development events, rather than on a preset time schedule. 4-3 I �p) Land will be rezoned on request, based on the plan; land will generally not be be pre-zoned. PUD or similar special zoning districts will be used when possible to coordinate proposed development with adopted Township policies. q) Density transfer will be encouraged in residential areas, for purposes of preserving natural features and providing open space. r) Infrastructure will be financed primarily by developers and users. Density transfer will also be used to compensate for dedication of land for public use, such ·as land for parks. · 4-4 �PART 5 LAND USE POLICY 5.01 Residential Land Use - The major part of the planning area is designated for residential use, which is consistent with the objective of maintaining a primarily residential character in the Ann Arbor Saline Road corridor and the planning area. Four residential classifications, based on densities, are proposed: rural residential, with a minimum lot area of one acre, with on-site water and sanitary sewerage facilities; low density, with a density range of 1 to 4 dwelling · · units per acre (DU/ac); medium density, with a density range of 4 to 8 DUS/ac; and high density, with a density range of 8 to 15 DUs/ac. All but the rural residential class of dwellings are located in areas that will have Township water and sanitary sewer services. The designated residential area is divided into sub-areas identified as residential components. The numbering system is based on the system in the adopted comprehensive plan, Plate 8 and Table 1. The components are delineated on map 3, herein. The rural residential areas are located along the west and south edges of the planning area as a transition in density between the urban residential areas to the north and east and the rural residential area in the Ann Arbor Saline Road corridor. The location of the dividing line between rural and urban residential areas is based on the limit of the Township water service area north of Waters Road, and the design limit of the sanitary sewer service area south of Waters Road. The primary type of dwelling unit will be the single-family detached unit; however, attached single-family units and clustered units on lots smaller than one acre, with common open space areas, will be permitted, the overall density of one DU/ac is not exceeded. Residential components la, 2a, 4a, and 4b constitute the designated rural residential area. The low density residential area consists of three residential components - 2b, 3b, and 3c. The primary type of dwelling unit will be detached single-family units on lots 10,000 square feet or larger in area. However, single-family attached and clustered units and smaller lot sizes will be permitted if an overall density of 4 DUs/ac is ~ot exceeded. In some parts of low density residential areas a proposed road is the dividing line between rural and urban residential areas. In general, a road is the preferred separation between these density areas, rather than abutting the two areas along side or rear lot lines. Ho_w,e ver., · if water and 5-1 �sanitary sewer lines are installea in the road, both frontages of the road should have access to these lines, in which case the separation should occur along lot lines. Residential components la and 3a are designated for medium density residential use. This category has a density range of 4 to 8 DUs/ac and includes dwelling unit types such as attached single-family, townhouse, patio house, and similar dwellings. Component lb is intended to be a transition between the office and highway commercial areas to the east and the rural residential area to the west (residential component la). Access to the area should be provided by the proposed road along the east edge of the area. Component lb represents the northwest Jjmit of water service by Pittsfield Township. Residential component 3a is intended to provide a residential area adjacent to the shopping center, and a transition between the high density residential area east of Lohr Road and the low density residential area west of the road. The north boundary of 3a is flexible with respect to the north; the area could be expanded to the north if office use is not feasible to the extent indicated at the time of development. However, the north boundary should not be moved to the south, because the remaining area would be too narrow to develop properly, unless it is moved as far south as proposed road B. Office use would be an acceptable alternate use for component 3a i f demand exists for additional office area. Access should be provided from the future road and not from Lohr Road. Residential components 3d and 3e are designated for high density residential use, with a density range of 8 to 15 DUs/ac. The primary type of dwelling unit will be apartment or condominium units in 2 or 3 story buildings. The areas are intended to provide a mixture of uses east of Lohr Road. Either 3d or 3e or both could be expanded in area if additional residential land is needed at the time of development. Alternatively, they could be developed with offices, or a combination of offices and multiple-family dwellings. The two components are located along a proposed road to connect them with the residential areas and commercial facilities to the west. Access to both components should be provided from the future road and not directly from Lohr Road. Residential densities are summarized in Table 2. The acreages, dwelling unit numbers, and densities are illustrative; actual numbers for development approval will be calculated on the basis of information supplied with applications for approval. 5-2 J �.. ~ 5.02 Open Space - The principal open spaces in the planning area are stream corridors and wooded areas. The stream corridors are designated to remain as open, natural drainage courses. Their associated vegetation should be preserved as open space. Ponds should be created along or in the stream corridors as amenities and storm water retention facilities. The wooded areas should be preserveq to the maximum feasible extent. Density may be transferred from the wooded areas to open lands. Density transfer might result in a higher net densities and attached dwellings, instead of detached dwellings. These changes are acceptable if the density limits are not exceeded and the wooded areas are retained. The wooded area in residential component 3b should be preserved and integrated with the neighborhood park proposed for this area. The woods in the north part of residential component 4a should be preserved and integrated into the proposed community park. The wooded area in component 3d should be preserved as part of the design of the high density residential development and should be integrated into the neighborhood park proposed in this area. The park can be a connection between the wooded area and the stream corridor in and south of component 3e. The planning area contains a number of fence rows. Detailed information regarding the type and quality of trees and other vegetation in these fence rows is not available. However, the policy is to preserve the fence rows where possible, or at least individual trees or clusters of trees and brush, where the development pattern can reasonably accommodate them. In particular, fence rows should be preserved, and augmented where necessary, where they would link open space areas or parks, as in residential component 3b. In this case, the fence row extending east from the community park connects with the stream corridor in component 3b. Also in 3b, a short fence row connects the woods adjacent to the proposed neighborhood park with the stream corridor. 5.03 Shopping Center - A 35 acre parcel on the east side of Ann Arbor Saline Road, just south of the 194 interchange, is designated for a community (sub-regional) shopping center. The center would have a floor area of approximately 200,000 square feet and would be oriented primarily to the north, to the city of Ann Arbor and 194. The center should be contained in one building or in a tight cluster of two or more buildings with a unified architectural treatment. Establishments in the center should be selected and managed as a unit for the benefit of all tenants. The uses should be primarily retail sales, with offices and services that are supplement~!Y ' to retail opera- 5-3 �tions. Highway service type uses, such as gas stations, fast food restaurants, and motels, should not be permitted in the shopping center. The site should provide common drives and parking areas, and should be designed with the building(s) as one development. Parking and drives should be arranged to provide safe and convenient access to the adjacent streets and to the building(s) in the center. The parking lot should have landscape islands and medians to channel traffic flows, to sepa r ate parking areas from principal traffic flows, and to make the paved areas more attractive for shoppers. Only one driveway opening should be permitted on Ann Arbor Saline Road between proposed roads A and ·B. A service area separate from the parking areas and other public parts of the center should be provided, and should be located and screened so as not to intrude into the adjacent residential areas. All edges of the center should be landscaped so as to create an attractive setting for the center. The west and south frontages should have additional landscape areas to make the center as compatible as possible with adjacent residential areas. The image of the center along Ann Arbor Saline Road should complement the entry character of its location. This image should be achieved by landscape treatment along the road, and substantial setbacks. Individual buildings along the road frontage should not be permitted, in order to maximize the landscape area along the road, to maintain the character of a "center" type of development, and to provide a suitable transition to the residential part of the corridor by preventing strip commercial development along the road. Outside lighting should be of a type and height that will be compatible with the future residential areas. The shopping center should have vehicular connections with the office and highway commercial areas to the east and northeast. 5.04 Village Center - A village center is designated for the triangular area between Ann Arbor Saline Road, Waters Road, and proposed road B. The village center should be a specialty commercial center and should have the following characteristics. a) The center should have a residential scale and appearance, to be derived from residentially sized structures, roof lines, proportions, window and door details, exterior finish materials, and similar treatments. Existing residential structures could be used, 5-4 �and expanded or connected with adjacent structures. Maximum height should be limited to two floors. b) Individual parcels should be assembled where possible; otherwise each parcel's development and use should be coordinated with the development and use of the other parcels. c) A unified architectural and site design theme should be established for the entire center. Landscape treatment should be consistent with this theme and should help implement it. The center should have a carefully designed grouping of shops and other build. ings, -intended tb .create a special experience for : shoppers; and to create a sense of discovery, entertainment, and adventure through spatial relationships, architectural and landscape treatments, and pedestrian circulation patterns. The center should be oriented to pedestrians, with common pedestrian areas such as plazas, courtyards, and paths. Signage should be consistent with the theme and character of the center. d) Common parking and driveways should be provided. Parking and loading areas should be screened and well landscaped. Existing parcels fronting on Ann Arbor Saline Road should combine drives; where combination is not possible, access to the road should be limited to not more than one drive for each current lot. Access to Waters Road should be similarly restricted. Access to proposed road B should be limited to common driveways. e) Uses in the center should be small shops, able to utilize floor areas not larger then 1,500 to 2,500 square feet. Uses considered appropriate would be shops offering gifts, handcrafted items (including those made on the premises), luxury merchandise, boutique fashion items, imported goods, art galleries, specialty restaurants and food shops, personal service offices, and dwelling units as part of offices or shops. The tenants should be primarily local and independent. The center should not have a large anchor store; the variety of small shops and the character and atmosphere of the center should be the principal means of attracting people to shop there. f) Design review procedures by the Township should be established to ensure that the architectural and site characteristics intended for the center will be achieved. g) Fast food chain restaurants and similar highway commercial uses and drive-through facilities should not 5-5 . ff- �. ' be permitted in the center. These uses and facilities are not consistent with the intended character and atmosphere of the center, or with its pedestrian orientation. 5.05 Highway Commercial - Two highway commercial areas are designated in the plan. The larger area is adjacent to the east bound exit ramp of 194, north of Waters Road. Access to this area should be limited to a road or common drive between the commercial area and the office area to the .west. The second area is located east of Ann Arbor Saline Road and south of Lohr Road, on the radio station property. Access to this area should be limited to realigned Lohr Road; access to . existing Lohr Road should not be permitted. Typical uses will be motels, restaurants, including fast food chain establishments with drive-through facilities, and auto services (gas stations and minor repairs). Each area should be developed according to an overall plan. Commercial signs should not be permitted in the entry zone. (See 5.08, herein.) 5.06 Offices - Four office areas are designated in the plan. The office area east of residential component lb should have access from proposed road Band from a road or common drive between the office and highway commercial areas. The office area east of the shopping center should have access from Lohr Road (the north-south segment) and should have vehicular connections with the shopping center. These two office areas should be developed with general administrative, professional, business, and personal service offices in a planned, office park setting. The office area east of Lohr Road, north of residential component 3d is intended for general office uses that would be compatible with neighboring medium and high density residences. The office area south of residential component 3e is intended to have general office uses or a combination of office and research operations. This area should be developed as an office park according to an overall plan. The plan for the park should be organized around the open space corridor associated with the drainage course. Access to the area should be provided by proposed road B. 5.07 Industrial Uses - The plan designates two industrial areas in the same general location - one is east of proposed road B, and the second is located along the - east side of Lohr Road. The first area is intended to be similar in use and character of development to Airport Plaza adjacent to the east. It should be developed as an ind~~ttial park, with 5-6 �access from proposed road B. The second area should be primarily office, research, and development in a planned, park type setting. Alternatively, it could be an extension of the area adjacent to the east. The area could also be a mixture of medium and high density dwellings, or a medium density residential complex. If the area is to be developed as a mixed used area, similar to Airport Plaza, or if it is to have offices or light industrial uses, a substantial landscape buffer should be provided along the Lohr and Ellsworth Road frontages to separate the area from the neighbor ing residential areas. · 5.08 Entry Zone - The intersection of Waters/Lohr Road with Ann Arbor Saline Road, and the area between the intersection and the ramps in the south part of the interchange, is an entry for Pittsfield Township and the planning area from the north. It is also part of the entry for the city of Ann Arbor from the south. Therefore, this area should convey a desirable image of both municipalities. The predominant character in the Ann Arbor Saline Road corridor, on both sides of 194, is intended to be residential, even though the area immediately south of the interchange will be commercial in use. The entry zone should soften the commercial character of the interchange area and create a transition to the residential areas. The entry zone should feature substantial landscaped setbacks, and should be free of development, including signs and other forms of commercial advertising. Highway commercial uses may be visible from the interchange ramps but should be oriented away from the entry zone. 5.09 Image Along 194 - The appearance of development in the planning area from 194 conveys important images of Pittsfield Township and the city of Ann Arbor. Therefore, the frontages along the freeway right of way should be considered as front yards, in terms of zoning setback -requirements, and should be landscaped accordingly. Existing trees along the freeway right of way should be preserved. Views of parking and service areas from the from the freeway should be softened by landscaping. 5-7 , -- --~ -..- ...-- ,--.,,.~ --,e :ass• �,...,., . ... - . -, EISE .. .. . I p :• .,....: .. :. C:,~ Tc.-e.. I ~tfU{)..l i· I , _[J I ir < MAP 2 lAND USE PLAN i . : _. i t- :'" -• ~_ ___J -_____}. ~-·r_,::~::--~ ·- -~~-~~I~_:_ -:: ·_:; -_ -~ A N_ ARBOR LuN1c1PAL t. :;;;;:~~~;=.::;:, ~-~, ~~~~~~r~..,.......... t • I �M .. i' ... I t I l 'll'I I -- - -, ----- 1b EISE fT 4b □ j . - .\ ' I MAP. 3 -:-~~ESIDENTIAL-- CCl-1PONENTS _t--~-~ - ,j: ·_--=-= • I .. ,·- •i . •, · . t : ~>'-~-~.__ -~ , ,:·-> ~]r ~:~;-.. \'. - -- - - - - - - - .. - - . --· _ .... l • - N .ARBOR -- · 'dil UNICIPAL - -lilt i-, & Jit► & W �PART 6 PUBLIC FACILITIES POLICIES Public Schools - The planning area could generate as many as as 1,300 K-12 public school children, based on the projected capacity of the designated residential areas. The plan is based on the assumption that all students will be bussed to school facilities in the school district. Therefore, no future school sites are designated in the planning area. · 6.02 Public Recreation Areas - The planning area wil1 require 35 acres of public recreation land when fully developed, based on the standard of 10 acres of recreation land per 1,000 people. The recreation area should be divided into three neighborhood parks, each at five acres in size, and one community park at 20 acres in size. The neighborhood parks should be located in the urban residential areas, as centrally located in the service area of each park as possible. (The service area is defined by a radius of 3/4 mile from the park.) Each park should be generally accessible to the neighboring rural residential area as well. One neighborhood park should be located in the high density residential area east of Lohr Road, to serve residential components 3d and 3e. A neighborhood park should also be located west of Lohr Road, in residential component 3b, adjacent to the woods in the southeast part of that area. This park would serve all of residential components 3a, 3b, 3c, and the east parts of 4a and 4b. The third neighborhood park should be located in the north part of the planning area. Two locations are possible for this park: 1) in the northwest corner of residential component 2b, and 2) in the central part of residential component lb, where it could be integrated with the existing wooded area. The latter location offers more natural features and character, whereas the former is more centrally located with respect to the urban residential area. The community park should be located as centrally as possible with respect to residential parts of the planning area, and also where natural features are available for passive recreation activities. A location in the north central part of residential component 4a, adjacent to 3b, meets both criteria. A park in this location could incorporate a wooded area (3 to 4 acres) in its northeast corner and the stream corridor along its south edge. Each park should have at least one frontage on a public street for good access and to expose tne parks to the com- �munity view. 6.03 Police Protection - The Pittsfield Township Department of Public Safety will provide police protection to the planning area. The area will be served initially by the west patrol district, which also serves the rural parts of the Township. At some future time, as the planning area develops, especially the residential parts, the patrol districts will be realigned, in order to concentrate police services in the northwest area. The planning area will be served out of the main police station at Michigan and Platt, as will the remainder of the Township. Police substations are not contemplated fo;r the any -par_t of the Township. 6.04 Fire Protection - The planning area can be adequately served by fire protection services out of a substation located in the old main station at the Township Hall. The substation will require remodeling of the old station and purchase of one pumper truck, to be stationed at this location. The substation will not require additional full time personnel, but additional volunteer fire fighters will be recruited in the residential parts of the planning area, as these develop. -6-2 . - ---- . .., __ _ ' �,..,,,, I ---- EISE 4bj . . I □ �... PART 7 PUBLIC UTILITIES POLICIES 7.01 Sanitary Sewer Service - The north part of the planning area will be the phase 1 sewer service area. It will be served by by a 15" - 18" trunk sewer that will connect to the City's sewer system at the west loop road in Briarwood. The sewer will be stubbed to the south on Lohr Road, and to th~ west on Waters Road ., to provide for future service to the southeast and northwest parts of the planning area. The phase 2 service area will · be . served by the third stage · of the Airport sanitary sewer project. This stage involves construction of an 18" sewer across the north part of the Airport, south of the hangars and parallel to Ellsworth Road. The sewer will be extended to the north and west into the phase 2 area. (See map 5, herein.) Omission of the west and south edges of the planning area from the sewer service area is intended to accomplish several purposes. First, it keeps the total amount of effluent discharge from the planning area within the range of volumes assumed for the area in the sewer contract with the city of Ann Arbor. Second, the policy recognizes the limits in the northwest corner of the Township for water service by the Township's water supply system. Third, this policy supports rural residential densities in these areas, and thereby, a gradual transition between the urban residential part of the planning area and the rural residential areas adjacent in Lodi Township. 7.02 Water Service - The combined sanitary sewer service areas (phases 1 and 2) will also constitute the area that will be served by the Township's water system. Improvements necessary to serve the urban part of the planning area consist of a booster station at Platt and Morgan Roads, and a 16" water main constructed west from the southwest corner of the Airport Plaza development to lohr Road, thence north and west to Ann Arbor Saline Road. It should be noted that the water system, so far as the booster station and 16" water main are concerned, will not be phased and could serve the phase 2 sewer service area at the same time as the phase 1 area. However, as a matter of policy, water service will not be provided to the phase 2 sewer service area until sanitary sewer service is available to that area. It should also be noted that providing water service to any part of the planning area from the cit~ of _Ann Arbor is not 7-1 �feasible for two reasons: 1) the city will only extend water to this area on a short term basis, such as five to ten years; and 2) the Township's water contract with YCUA requires YCUA approval of a connection to a second source of water, such as the city. A request for permission to make such a connection has been denied. As discussed herein, urban development in the planning area requires construction only of the booster station and the 16" main. Three other major improvements in the water system - a 7504000 gallon .elevated storage tank in the northeast · corner of the planning area, a 24" transmission main along Merritt Road, and a 2 million gallon ground storage tank in the vicinity of State and ~i~higan - ·will eventu~lly be required to provide adequate quantities and pressure of water throughout the service area. The need for these improvements is not attributable to development in the planning area; these improvements will be needed even if urban development does not occur in the planning area. Water service might be extended to rural residential developments in the planning area, if necessary for clustering of dwellings for purposes of retaining open space and natural features. Decisions to extend water in these situations will be made on a case by case basis, at the time of development review. Water service cannot be provided by the west pressure district above the 940 foot elevation, because of low water pressure at higher elevations and the pressure range limits in the district. The extreme northwest corner of the planning area is higher than 940 feet; therefore water service cannot be provided to this area by Pittsfield Township out of the west pressure district. This area is therefore designated for rural residential use, with on-site wells and septic tanks/drainfields. 7.03 Storm Drainage - The north part of the planning area drains to the north and east, under the freeway, into the drainage system in and around Briarwood. The remainder of the planning area drains to the south and southeast by several drainage courses, which eventually discharge into the Rouse and Wood Outlet drains, then into the Saline River. These open drainage courses should be used as the principal drainage courses in the planning area. These courses should be retained as primarily natural features, but should be improved where necessary to accommodate drainage flows. Such improvements should supplement and respect the natural character of the drainage corridors. Retention facilities should be provided on individual sites or as common facilities to protect the drainage courses from flooding and sedimentation. . \ ________________ _____ 7-2 ,..,...,.__,,.,.,,,.,,,._,,, �• f I I I I 11 =-:c= t =-i:::!::Q I - - 6 I ~e1. -- s~ l~ serwiu_A~ea.. ' TEf,S EISE . W ... .. . ...... - - ... . r TIT I I. ~ ! I -I I I I 1· I I .! D □ MAP 5 SANITARY SEWER SERVICE PLAN . ,. , .. ,· \ • I i ': '. C �,...,,,, •. f 1 I I t I EISE I ~(L lliiit---~ rr ...J, , -......... -""T.... "IC'".,...--,....., _ __, .....,.... ....._-_-..... I J ' I ::=====:::=:::;:::======== . l~=:::=:::===lt~=::::::::;:::=:::!~~~~2:::ciL53:!l:D;=J:~~J;;;Sia=:: -----ti L □ MAP 6 WATER SERVICE PLAN . . \ . I :_,~J AL- :R~OR ~UN/CIPAL �PART 8 TRANSPORTATION POLICIES 8.01 Road Plan - The plan for roads in the planning area is illustrated on Map 7. The following detailed policies apply. a) Ann Arbor Saline Road - The road will continue to be designated as a major arterial road. The minimum · right of way should be 120 fe~t through the planning area. The road should be widened to four driving lanes, with additional turn lanes provided at major intersections. Access to adjacent ·properties should be limited to intersecting streets, so that a fifth, center turn lane will not be needed for the entire length of the road in the planning area. However, a center turn lane will be required in the segment of the road south of the Waters/Lohr intersection, because the existing lots on the west side of the road already have individual driveway openings on the road. The five lane section should extend through the intersection with the proposed new road south of the shopping center and village center (road B). b) Maple Road - Maple Road should be developed as a major arterial road between Ann Arbor Saline Road and the city of Saline. The road should be paved, two lanes, and should be the primary access between Saline and 194 and Ann Arbor. c) Ellsworth Road - The road should be developed as a major road east from Ann Arbor Saline Road. The road should be paved, two lanes wide; widening to 4 lanes east of the proposed road B to State Road and beyond will eventually be required. d) Lohr Road - Lohr Road should be developed as a secondary arterial south of proposed road B, with a right of way of 120 feet. Between proposed road Band Ann Arbor Saline Road it should be developed as a collector road, with a right of way of 86 feet. The road should be paved, two lanes, with additional lanes at major intersections, as necessary. e) Waters Road - Waters Road should be developed as a secondary arterial west of the realigned intersection at Ann Arbor Saline Road. The right of way should be 120 feet and the road should be paved, two lanes. Turning lanes should be provided at major intersections. f) Waters/Lohr Intersection - The e~~sting intersection S-1 �with Ann Arbor Saline Road . has two major deficiencies in view of the large traffic volumes that are projected for Ann Arbor Saline Road: 1) the roads intersect at a poor angle, in terms of sight lines and ease of turning; and 2) the intersection is located only 400 feet from the south ramps in the 194 interchange. These two conditions will interfere with traffic flow through the interchange area and, more seriously, with turns between the interchange ramps and Ann Arbor Saline Road. The situation can be improved by constructing a new road, identified as road A on map 7, as a relocation of the Waters/Lohr intersection south of the existihg intersection. This plan consists of the following elements. (The concept is illustrated .on map 9.) 1) Construct a new road (A) between Waters and Ann Arbor Saline Roads as a two way public road, intersecting Waters Road opposite the southwest corner of the designated highway commercial area. This road will provide traffic leaving the highway commercial area with access to Ann Arbor Saline Road and the 194 interchange. 2) Waters Road, between Ann Arbor Saline Road and road A, will be converted to one-way west bound traffic flow. The road will be paved, two lanes. 3) Road A will be aligned to the south, to intersect Ann Arbor Saline Road at the northwest corner of of the designated shopping center; will cross the north end of the shopping center site; and will connect with the existing Lohr Road just west of the rental storage area. An alternate alignment, east of Ann Arbor Saline Road, could be south of the east-west segment of Lohr Road, either between the rental storage and office areas, or further south, through the office area. In any case, the location of the intersection with Ann Arbor Saline Road would not change. In these alternates, Lohr Road north of the new east-west alignment could be vacated, except to the extent necessary to provide access to the rental storage area. 4) Existing Lohr Road will be vacated between the connection point with road A and Ann Arbor Saline Road. 5) Road A will provide vehicular access to the proposed shopping center and t!l~ designated highway 8-2 J �commercial area to north from Ann Arbor Saline Road. No other direct access will be permitted on the east side of Ann Arbor Saline Road, between the interchange and proposed road B, except one two-way driveway for the shopping center, if located at suitable distances from the intersections of proposed roads A and B with Ann Arbor Saline Road. The only permitted access to the highway commercial area northeast of the shopping center will be from road A. Similarly, road A and Waters Road will provide access to the village center. Direct access to the village center from the Ann Arbor Saline Road will not be permitted between the interchange and road A. g) h) Proposed Road A - This new road is generally described in item f), preceding. The road should be a public road, with a right of way of 66 feet. Two through lanes should be sufficient, especially east of Ann Arbor Saline Road, although turn lanes might be necessary at major intersections. The road could be extended north as a private drive or public road, to provide the principal access to the highway commercial area, and a second access to the designated office area to the west. Road A, together with its northerly extension, will also provide a vehicular connection among the office and highway commercial areas, the village center, and the shopping center. Proposed Road B - Road B should be developed as a major collector road from its intersection with proposed road C north of Waters Road, in residential component la, and Ellsworth road, east of Lohr Road. The right of way should be 86 feet. Two lanes should be sufficient north of Waters Road; 3 to 4 lanes will be needed in the area between Waters and Ann Arbor Saline Roads, because of the large number . of turns that will likely occur in this area. Four or 5 lanes will eventually be needed between Ann Arbor Saline Road and the shopping center drive opening. Two through lanes should be sufficient east and south to Ellsworth Road, with turn lanes at major intersections. The road is intended to provide the principal access to the shopping center from the residential areas to the south and east. The road is also intended to be the principal access to the village center. North of Waters Road road Bis intended to provide access to the office and medium density residential areas, and a physical separation between these two use areas. The road could someday be extended to Scio Church Road when the area adjacent to the west develops, provided that area develops with residences. 8-3 I �. . i) Proposed Road C - Road C should be developed as a minor collector road in the west part of the planning area. The road is intended to provide access to the residential areas and the public parks. The road should have a right of way of 66 feet and two driving lanes, paved. j) Other Proposed Roads - The other future roads shown on map 7 are intended to illustrate concepts of access to the future residential areas and parks. Each road should be a public road and ~hould have a right of way of 66 feet. k) Road Construction - All roads in the planning area should be constructed to Washtenaw Road Commission standards for urban roads. All roads should have urban sections, with concrete curbs and gutters. The roads should be dedicated to the County Road Commission, except where private roads are indicated as acceptable. 1) Rights of way for roads should be dedicated to the County Road Commission at the time of development of the fronting property, or arrangements in lieu of dedication, acceptable to the Road Commission, should be made. m) All roads in the urban part of the planning area should have street lights in accordance with Pittsfield Township standards. n) Access to properties in the Lohr/Waters intersection area should be restricted as shown on map 9. In general, access to individual properties elsewhere in the planning area should be provided by internal roads, especially in residential developments. Major non-residential developments may have direct access to adjacent roads, if the access points are limited in number and are properly spaced with respect to other drives and road intersections. Public Transportation - Bus service should be extended to the planning area as the area develops. The planning area should be connected with bus routes to the north, on Ann Arbor Saline Road and Eisenhower Parkway, and to the east, on Ellsworth and State Roads. The road system in the planning area, and the internal circulation systems of the shopping center and other major use areas, should be designed to accommodate busses. 8.03 Pedestrian/Bicycle Paths - Paths or sidewalks should be 8-4 �provided along all streets in the urban part of the planning area. Bicycle lanes lanes should be provided on both sides of Ann Arbor Saline Road. Paths should be provided to connect urban residential areas with public parks, the village center, the shopping center, and employment areas. The highway commercial area, the village center, the shopping center, and office areas should be interconnected with paths. . • ______________________________ 8-5 . .-. I , �Sc IO C~L.'12C.t-4 l?D. WAY z.WATEJ25 ~ I.Z.O , 4 z. '2.. 12.0 I 120· 2. = Fl.Vf tAJ'l.eti. Lo. vies 120 1 :: F ~ 4?.0,\)J. . . -. -- -- - -_... _. ~· - ;_ - . ....... ..... ... . /. . " -·.... -.-·. . - - . ._ ,_. __;,__.:_--• • 'I, ·. • --·- .... - ·-- ·.- - ... �Sc t O C~lJl2.C.H gD. I I l I I I l I WATE2S ~ - I 3,200 2,100 I I I l 14,~ R, 100 830 Z,200 �z: .... 0 !;;: uz: 0\ 0 ex: ...J ...J ~ 0.. t 0.. ex: :E OU ...JZ ex: ::c w ~ ~ J ~ a a -- ____J . . ,- - - ....... o ~u .'.' -~-,.~ .. . - _,_ __---•--..--..-·· - --_ _l.:_ .. . ·• . . - -- . --· ----- �PART 9 IMPLEMENTATION POLICIES 9.01 Sanitary Sewer and Water Improvements - The phase 1 sanitary sewer, between the connection at Briarwood ·and the terminus on Ann Arbor Saline Road, including the stubs to the south on Lohr Road and to the northwest, on Waters Road; the 16" water main from the southwest corner of Airport Plaza; and the Platt/Morgan booster station will ·be constructed by the Pittsfield Township Utilities Department. A consortium of property owners that will benefit from these improvements will pay 85 perceni of . the costs ·of constr~ction, and ·the Utilities Department will pay the remaining 15 percent. The Utilities Department will pay the full costs of providing the 750,000 gallon elevated water storage tank, the 2 million gallon ground water storage tank, and the 24" transmission line, since these improvements will benefit all public water users in the Township. All costs of constructing connecting lines from individual properties in the service area to water lines and sanitary sewers will be paid for by developers or owners of those properties. 9.02 Storm Drainage Facilities - Each property, when it develops, will be required to provide drainage facilities, including storm water retention areas, according to Township standards, with all costs thereof to be paid by the developer. Drainage districts will be established to assure that a permanent mechanism exists for maintenance of drainage facilities. Property owners will be encouraged to participate in providing common drainage facilities, especially retention areas. 9.03 Police Protection - Police services will be provided to the planning area by Pittsfield Township, out of the Township's general fund. No new capital facilities will be provided in the planning area. 9.04 Fire Protection - Fire protection will be provided to the planning area, as well as the State Road corridor, by a substation located at the Township Hall. A portion of the old main fire station will be remodeled to house a fire truck and other equipment. A new truck (pumper) will be purchased for stationing at this location. The costs of the new truck and remodeling will be paid by the Township's general fund. "9-1 �It should be noted that this substation is one of two substations that have been planned since the main fire station was moved to the Platt/Michigan location. The State/Ellsworth substation is needed not only to serve the planning area; it is also needed to provide adequate service to existing and future commercial and industrial developments in the State Road corridor. 9.05 Roads - Road i~provements will be provided as follows. a) Ann Arbor Saline Road - Additional right of way will be dedicated by properties upon development. The shopping center should provide a widened surface from the 194 ramps to a point south of road B, with paybacks to be obtained from other frontage properties when they are developed. Widening of the road south of road B will be provided by developers of frontage properties in that area. b) Maple Road - The road will be paved as part of the County Road Commission's road improvement program. Adjacent properties should pay their fair share of the improvement costs at the time of development. c) Ellsworth Road - The road will be paved as part of the Road Commission's road improvement program, with fair share contributions from neighboring properties when they develop. Additional right of way should be obtained by dedication at the time of development. d) Lohr Road - Additional right of way will be obtained by dedication upon development of adjacent properties. Since the road improvements will primarily benefit neighboring properties and not the general public, improvement costs should be paid by the benefiting property owners. A special assessment district could be established for improving Lohr Road. · e) Waters Road - Road improvements should be provided by developers as part of development projects. Payback arrangements could be used. f) Road A - The first stage of road A (east of Saline Ann Arbor Road) should be constructed by the shopping center developer, as the north access drive and service drive for the center. This segment of the road should be constructed to County Road Commission standards for future conversion to a public road. The remaining section of the road, to connect with Lohr Road, should be constructed when the highway commercial area (radio station property) is developed, with 9-2 �the costs to be paid by that developer. If an alternate alignment is used, the costs would be shared by the developers of the highway commercial and office areas. The segment of road A between Ann Arbor Saline and Waters Roads should be constructed at the time that development of the highway commercial area at 194 commences. This will avoid increasing traffic problems at the Lohr/Waters intersection. Therefore, the developer of the highway commercial property should pay the road improvement costs, including right of way acquisition, with payback arrangements with other benefiting property owners. g) The segment of road B between Ann Arbor Saline Road and the entry to the shopping center should be constructed by the shopping center developer, at the time the center is constructed. Construction of the remainder of road B, along the center's frontage, should be guaranteed by the developer of the center, or by the owner of the property from whom the shopping center site was obtained, or a combination of the two. The segment of road B between the shopping center and Lohr Road should be constructed by the developer of the property that it crosses, as part of the first phase of that development. Similarly, the segment of road B between Lohr and Ellsworth Roads should be constructed by the developers of that area. h) Road C - Road C should be constructed by developers as part of the residential developments that it will serve. Similarly, other roads shown on map 7, as well as others that might be needed to serve interior areas, should be provided by developers of the areas served by those roads. 9.06 Street Lighting - Street lighting equipment should be provided by developers as part of development projects. Operation and maintenance costs of the lighting systems should be paid by special assessment districts, established at the time of development. 9.07 Garbage and Refuse Collection - Collection services should be provided by private contractors. 9.08 Parks and Open Space - Open space areas, such as stream corridors, significant fence rows, and woods will be preserved by density transfer and development review (site plan and subdivision plat reviews). Land for neighborhood 9-3 I �parks will be obtained by density transfer, to the extent possible, with public purchase where necessary. Land for the community park will be acquired by public purchase. Development, operation, and maintenance costs of the parks will be paid by the Township's Recreation Department budget. Grant money will be sought for acquisition and development of the proposed park lands. 9.09 Zoning Plan - Special zoning districts should be established for the shopping center and the village center. These districts should link zoning approval to preliminary site plans, and should establish architectural and landscape standards. Each district should require a design review process to assure that the design standards will be met. The PUD process should be used in all parts of the planning area, especially in areas in which open space is to be preserved, density transfer is needed, or mixed uses are proposed. The entry zone should be protected by a special zoning district. The district should establish boundaries of the zone, use and setback regulations, and design criteria. The zone should be applied to the area by Township initiative. Landscaping and other improvements needed to implement the entry zone concept should be provided by developers as part of the adjacent developments. A detailed plan should be prepared for the entry zone. 9-4 �AMENDMENT 16 REVISION TO AMENDMEMT 14 NORTHWEST AREA PLllN AMENDMENT TO THE COMPREHENSIVE PLAN PITTSFIELD CHARTER TOWNSHIP WASHTENAW COUNTY, MICHIGAN Adopted by the Pittsfield Township Planning Commission December 3, 1987 CERTIFICATE OF ADOPTION: I hereby certify that the attached amendment to the Comprehensive Plan of Pittsfield Charter Township was adopted by the Planning co-ission of Pittsfield Charter Township, in accordance with Act 168, Public Acts of 1959, as aaended, by unanimous vote (6 yes, 0 no, 1 absent) on Deceaber 3, 1987. eer, Secretary Planning Commission Pittsfield Charter Township �AMENDMENT #6 REVISION TO AMENDMENT 14 NORTHWEST AREA PLAN AMENDMENT TO THE COMPREHENSIVE PLAN PITTSFIELD CHARTER TOWNSHIP Section 5.01 of the Northwest Area Plan, adopted on February 6, 1986, as Amendment i4 to the Pittsfield Township Comprehensive Plan, is hereby amended by adding the following sentences at the end of the fourth paragraph of this section: "Single family attached dwelling units, at a maximum density of 6 DUs/acre, may be permitted in the portions of residential components 2b and 3b that abut or are close to the village center and the shopping center if such units will have the character of single family dwellings. These units will serve as a transition between the commercial areas and the lower density residential areas further west and south." � 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 Pittsfield-Charter-Twp_Comprehensive-Plan-Amendments_1979-1987 Creator An entity primarily responsible for making the resource Pittsfield Township Planning Commission, Pittsfield Charter Township, Washtenaw County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1979-1987 Title A name given to the resource Comprehensive Plan Amendments Description An account of the resource The Comprehensive Plan Amendments for Pittsfield Charter Township was prepared by the Pittsfield Township Planning Commission and were adopted from 1979-1987. Subject The topic of the resource Comprehensive plan publications Pittsfield Township (Mich.) Washtenaw County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/8524fb52d54b51e5e950832b22fc2d1e.pdf 2c5b42cf41d8485abcf48f5ab412e2c6 PDF Text Text ' I' . CITY Of YAtE 1 i 1 Vv. Mechanic St. Yale, M ich. 48087 L ' .' .... I . I :_ ·. ,· .·-··:: City of Yale · . COMPREHENSIVE PLAN .City of Yale Planning Commission , Adopted March 21, 1991 I' . - -- --- ~ - -- - - �COMPREHENSIVE PLAN City of Yale Planning Commission Assisted By: Birchler/ Arroyo Associates City Planning Consultants Berkley, Michigan @ pnnled on recycJed ,,.,- �CITY OF YALE PLANNING COMMISSION James Cronin, Chairperson Steve Anderson Frederic L Fuller II Shirley Graves Albert W. Kovatch Dale Long Karen Thorner Barb Trevino Harry Wolf MAYOR Frederic L Fuller II CITY COUNCIL Dale Beadle Harry Wolf Don Winters David Gardner Tom Marcetti Ted Molesworth CITY CLERK Shirley Graves CITY TREASURER Carol Gorman I I CITY ADMINISTRATOR John Osborn This document was adopted March 21, 1991 by the City of Yale Planning Commission as a master plan pursuant to Act 285 of 1931, the Municipal Planning Act. �TABLE OF CONTENTS ( . , J -~ ( r Introduction 1 Regional Setting and Existing Land Use 2 Population 11 Natural Resources 23 Community Facilities and Services 31 Goals and Objectives 44 Thoroughfare Plan 54 Commercial and Industrial Areas Plan 70 Land Use Plan 79 Implementation Strategies and Opportunities 92 Appendix 98 �LIST OF FIGURES ,,. Regional Location Existing Land Use Comparative Population Change Residential Building Permits Major Age Group Comparison Employment by Sector General Soil Map Important Farmlands Established County Drains Woodlands Wetlands Water Distribution Sanitary & Stormwater System Street Qassification Concept Mobility & Land Access Relationships Existing Volumes Existing Conditions Thoroughfare Plan Accident Rates for Road Sections with Different Access Point Frequencies Effect of Control of Access on Accidents and Fatalities Commercial and Industrial Impacts Official Land Use Plan Illustrative Land Use Plan for City of Yale and Surrounding Area • II { ,, ( ,, I \ ( 3 10 14 14 16 18 24 26 28 29 30 32 33-34 56 57 60 61 63 66 66 73 90 91 LIST OF TABLES ( '', !' , i L r , Population Comparison Major Age Group Comparison Labor Force and Employment Employment by Sector SEMCOG Population Projections Detailed Population Projections Yale Public Schools 1989-90 Census Recreation Planning Standards Standards for Special Facilities Recommended Driveway Spacing Distances Characteristics of Shopping Centers City of Yale Annual Retail Expenditures Employment Density by Category 13 17 17 19 19 20 36 38 39 66 81 82 84 �Introduction To The ( t CIIT OF YALE COMPREHENSIVE PLAN The Comprehensive Plan for the City of Yale is a policy document developed by the Planning Commission to help guide long-range decision making related to land use and development issues. The Comprehensive Plan contains studies, charts, maps, text, and goals statements descnbing the Commission's proposals. The Comprehensive Plan is not a Zoning Ordinance and none of the maps are zoning maps. The Comprehensive Plan does not change the zoning classification of individual properties. When individual properties are proposed for rezoning, the goals, objectives, and land use proposals of the Comprehensive Plan will guide the recommendations of the Planning Commission and the legislative decisions of the City Council. ( It is also important to emphasize that the Comprehensive Plan is long range in scope. Many of the recommendations will take years to accomplish. Others may never be accomplished due to factors outside the control of the City. For example, it is clear that federal and state assistance will be necessary to fund some of the improvements, due to the City's limited resources. If the City fails to get outside assistance, it may put some of the projects in jeopardy. However, the City will continue to look to the comprehensive plan for guidance in future decision making. Public comments on the Comprehensive Plan are always welcome. They can be addressed to the City of Yale Planning Commission, 111 W. Mechanic Yale, MI 48097. 1 l (· • �REGIONAL SETTING AND EXISTING LAND USE There are many factors which combine to influence a community's future. Some are the result of local decisions, while others result from actions outside of the community. Likewise, the historical pattern of development in the community forms a base from which decisions on future growth and development will evolve. The purpose of this chapter is twofold. First, the chapter is intended to provide a perspective of the City's regional position and identify regional developments that may affect its future growth. Second, the report and map identify the existing uses of land within City of Yale as a base from which future land use patterns will be studied and developed. · Very few communities are so large and so diverse that they could exist and thrive completely on their own. Rather, the interaction between communities within the region gives each one the opportunity to grow and develop. The two regional factors that help the individual community chart its own possibilities are location and regional influences. A BRIEF IDSTORY 1. St. Clair County and the entire State of Michigan were once part of the Northwest Territory, a large area west of the Appalachian Mountains, north of the Ohio River, and east of the Mississippi River. In 1787, Congress passed the Northwest Ordinance to set a land division system that would aid settlers in defining the boundaries of newly settled land. The ordinance established the partitioning of land by counties, townships, and sections on a grid system. The City of Yale and the surrounding area have been influenced by the grid system. The provision of major roads on a one mile grid is one impact. This grid system has also formed the basis, on a smaller scale, for the pattern of local roads in the City. REGIONAL LOCATION City of Yale is located near the northwest border of St. Oair County, surrounded on all sides by Brockway Township. The City is approximately 25 miles from Port Huron, 45 miles from Flint, and 60 miles from the City of Detroit. Brockway Township is bordered by Speaker Township (Sanilac County) to the north, Greenwood Township (St. Clair County) to the east, Emmett Township (St. Clair County) to the south, and Lynn Township (St. 2 �r-I ••CM . ~ . . TON --, _ _ r--,a.. lT ··- oc1•,1ri..a I , . , ,,011t0 G(NlS(( s E E GENE I••·•T"'°" I L A p (Mll(GUN ••C-IILO ........0, I CITY OF YALE I E E ••c•o.• ••• ,,u.o lltOCIIWA'I' A ., ,,,. (LIA llANC T CLYDI C ••••o N HIU.tN oa•ou, L ati..l• .......... ATL.AI ......I R.·-•~... C.CLUIIIUI st &00 r--1 OAKL •ou ,,.,,.r;,11L co ...., ..,_fl&. ..... .,. OC(OLA NfGN • ...... o IM.ltOT LI .... I G•(UI OA11 LTl10 TIOT '""" STt•• I t,.TON OYI _, ... SD.ITN,lfLD ~- l.__-_11_•.... IIOliltWl[LD otirr• •rent• I S'fl¥Afi• ..... :.-----i LIVONIA ... r ~-, \ ... ACOM ■ LtllG ••-eu•, CL.Al• ·:....-L----l---+---t-1 HNO,l c! I IIASNIIIGTCII IOCNESTU NIL.LS ' PONTIAC: 1•JG,HON ·••10tt ~, ••wao.a •c ....OMO IM A C 0 OAILAN0 LA•( wAff.,D'tO ; N 10sec l= .,.,T( ,so• l'LT•OUTM •••o• , ... ,o .. IC:10 ,OEAR!I~'""" ... ,..,,,. 1NAlt0N "U· 00• 0 ETROIT . :J _..... . --· ''(LO 1..00, -: HLOJt C A N ill) r -1 1,-,....r•1· 1t1,.D r .. , I [:•000 r B/A BIRCHLER /ARROYO ASSOCIATES l[DfOIIO REGIONAL LOCATION �Clair County) to the west. Regional access is provided by North Street/Park Avenue/Yale Road, an east-west County Primary Road and M-19, a northsouth State highway. M-19 provides convenient access to M-136, which leads into the Port Huron area, and 1-69, which connects Yale with Port Huron and Ontario, Canada to the east, and Flint and Lansing to the west. FUTURE REGIONAL INFLUENCES St. Oair County is in the Southeast Michigan Council of Governments (SEMC0G) region. SEMC0G plays an active role in providing planningrelated data, transportation modeling, and regional planning. SEMC0G also reviews local applications for federal funding. The St. Oair County Planning Commission also carries out planning functions. The County recently approved a Solid Waste Plan, which is now being implemented. The County Planning Commission also recently completed a county-wide economic development plan used by the federal Economic Development Administration to determine eligibility for EDA project funding assistance. The Planning Commission is also involved in transportation and recreation planning efforts. A new recreation plan should be completed in 1991. FUTURE LOCAL INFLUENCES As noted above, the City of Yale shares common boundaries with Brockway Township. The Township has a master plan and zoning ordinance in place. The Master Plan, adopted in 1981, calls for rural, non-farm uses northwest and northeast of the City of Yale. Southeast and southwest of the City, agricultural uses are designated with the exception of the M-19 corridor, which is commercial, and the railroad corridor, which is industrial. EXISTING LAND USE ( -t ( In order to analyze growth and development in the community and provide a reasonable base •from which to make current and long-range planning recommendations, the existing use of land must be surveyed and evaluated. In many cases, the existing land uses have already set a pattern in certain parts of the community. In other areas, there may be vacant or underused land that can be evaluated for its development or conservation value. The information contained herein is based primarily on a parcel-by-parcel survey of land use performed by the City's planning consultants in November 1989. The information was recorded on a base map of the City and checked with aerial photographs. In addition, the downtown business district was videotaped for future reference. 4 �LAND USE CLASSIFICATIONS I- The following is a description of the various land use classifications used in the survey. Agriculture - This classification is applied to all land area used for crops and permanent pasture land. In addition to these, however, this group also includes such agricultural activities as horse breeding farms, greenhouses, pick-your-own farms, and similar types of specialized activities. Single-Family - This classification is for those areas containing single-family dwelling units and accessory structures. Two-Family -This classification is for areas containing two-family/duplex type dwelling units and accessory structures. Mobile Home - This category identifies planned mobile home parks and any concentration of two or more individual mobile home units, including related accessory buildings. Multiple Family - Included in this group are all apartments and multi-plex type of units where more than two separate residential units occupy a single building on a lot. ! r Commercial and Office - Land areas where professional and business offices are found. Retail sales and service businesses are placed in the commercial/office category. Industrial - This category includes uses with or without buildings where materials are processed, fabricated, assembled, or manufactured, or where equipment, materials, or wastes are stored out-of-doors. Natural Resources Extraction - This category includes topsoil, sand, gravel, peat, or other types of soil removal operations. Public - Land area and facilities such as schools, City libraries, and government buildings are considered public uses. Quasi Public - Included within this classification are such uses as churches, private elementary schools, hospitals, private cemeteries, and the like. Recreation - Included are public and private parks, golf courses, etc. Utility Uses - This group includes such uses as telephone, gas or electric stations and substations, high voltage transmission lines, water pumping s �stations, communications towers and similar uses operated by municipal departments or public utility companies. ,.f Vacant or FaJlow - This category includes all remaining land that is presently unused, idle, or agricultural land laying fallow. Woodlands and wetlands, which are included in this category, are separately identified in the Natural Resources chapter of this document. LAND USE ANALYSIS I ' . This report will be a slight departure from the "typical" planning analysis that seeks to measure the amount of acreage involved in each of the land use categories. While that approach is highly desirable in a community with very little vacant land or one with a large amount of redevelopment needed, it does not appear to be a useful tool in planning for the City of Yale's future at this time. The land use analysis will concentrate instead on the generalized "pattern" of existing uses. AGRICULTURE As can be seen from the Existing Land Use Map, agriculture is one of the predominant surface uses of the land near the outer fringe of the City of Yale. It has become common for many farmers or farm land owners in the Midwest to obtain other employment outside the rural area while maintaining their own farms as a side or part-time business. RESIDENTIAL DEVELOPMENT The City's residential development is primarily characterized by a concentrated core near the City center. This area has developed primarily along a grid street system, with roads intersecting at 90 degrees. Due to the smaller lot sizes, many residents are within walking distance of the downtown retail businesses. I . Several apartment complexes are located within the City limits. The Yale apartments are located along North Street, near the Yale Community Hospital. The Walnut Village senior apartments are located in the northwest quadrant of the City. Medi-lodge, an extended care nursing facility, is located across from Yale Community Hospital. I r There are two mobile home parks in the City: one on North Main (North Hill Mobile Home Village) and another off of North Street, north of the Medi-lodge complex. 6 r �' "' I I - I Llke most communities, a small percentage of the City's housing shows signs of deterioration and neglect. Most units in this category are victims of long overdue maintenance. Only a handful were abandoned or in such disrepair that they threaten the comfort and safety of the occupants. The vast majority of the City's housing is characterized by well-maintained, attractive homes and neighborhoods. COMMERCIAL AND OFFICE The City of Yale has a strong retail core of businesses and service-oriented offices that serves the entire region, not just City residents. The City of Yale serves the surrounding ruraVagricultural communities in much the same way that the combination of neighborhood and community shopping centers serves the urban and suburban areas. Not only are daily needs like food, medicine, doctors and dentists, hair stylists, and gasoline stations available, but also comparison shopping for major durable goods, such as furniture, appliances, and automobiles. Yale's business community is truly a "full service" shopping area. The following is a list of most of the services and retail goods offered within the downtown core: t I ' '- [ ! -, I • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • Bowling Pizza restaurant Feed store Hardware Medical Automobile dealer Party store Gas station Fabric store Bank Furniture Hair styling Tavern Discount goods Laundry Pharmacy Flowers ( I 7 Cards and Gifts Auto Parts Newspaper Insurance Gun shop Department store Appliances Resale shop Bakery Chiropractor Optometrist Realtor Video store Post office Dentist Funeral home �INDUSTRIAL Industrial development is found along the railroad right-of-way through the City core. Included with the industrial users are agri-business users such as a grain elevator operation. In some locations, the industrial uses abut residential uses, with little or no buffer or screening. This residentialindustrial interface will be discussed in more detail later in the Commercial and Industrial Plan. PUBLIC AND QUASI PUBLIC Public and quasi public uses are scattered throughout the City. Included are several churches, the Yale City Hall/DPW complex on West Mechanic, the new hbrary on Jones Street, the Yale Junior High School, the elementary and high schools off of Park Avenue, the Yale Community Hospital, the senior center, the United States Post Office, and the American Legion, Lions Oub, and VFW halls. UTILl1Y USES Utility uses are also scattered through out the City. Included is an electric substation on Kennific at Will Street, a gas regulator station at Morrell and Oarence Streets, and a sewage treatment facility in the southeast quadrant of town. RECREATION The primary recreation facility in the City is the Yale City Park and Memorial Field located on Park Avenue. The park includes a ballfield with bleachers and scorekeepers' tower, picnic pavilion and tables, grills, swings, slides, climbers, restrooms, lighted horseshoe pits (4), shuffleboard (2), walking· areas, river, and parallel parking for 60-80 cars. Recreation facilities are also provided at the high schooVelementary school complex, including 5 tennis courts, 2 basketball courts, Heritage School mini museum, swings, slides, climbers, picnic tables, footbalVsoccer field, and 5 baseball diamonds. Additionally, the Trinity Missionary Church has a ballfield. I I t 8 r �CONCLUSION -. \ The development patterns identified on the Existing Land Use map provide a base from which to begin the process of developing a City Master Plan. By correlating existing development and natural features with the expected future population, the Planning Commission can begin to develop a plan for the community's long range development. This particular approach to the planning process insures a plan for future land use that is sensitive to the City's historical pattern of development, the natural capabilities of the City's physical resources, as well as the social needs of the existing and future population. .. I -, 9 �e •• •• 0 0 ' • SINGLE & TWO-FAMILY MOBILE HOME PARK MULTIPLE FAMILY COMMERCIAL & OFFICE INDUSTRIAL UTILITIES PUBLIC & QUASI PUBLIC RECREATION AGRICULTURE VACANT I . EXISTING LAND USE: 1989 • .J IIIL CITY OF YALE Pl. -\\"\li\C (.'0'.\1'11SSIO'\ ST. CL\IR corNn ·. \11 ('111(;,.\'\ Ill I :c B/A BIRCHLER / ARROYO ASSOCIATES �POPULATION One of the basic ingredients in planning for the future is to study the population of a community, i.e., its composition and characteristics. Historical and current population trends can be used in various ways to illustrate problem areas and forecast probable future needs. Proper planning of future land uses and roads must take the existing allocations of population, and particularly future projections, into consideration. This chapter will examine three primary aspects of the City's population: past historical trends, present composition, and future population levels based on current trends, correlated with the effects of certain future variables. By analyzing the potential for population growth or decline, the City hopes to anticipate the needs of the community. Proper land development can result only after the appropriate allocation of future population within the social and physical requirements of the City. PAST AND PRESENT POPULATION TRENDS From the tum of the century to 1980, the United States' population nearly tripled, growing from 75,995,000 to 226,504,825. During the same period, the East North Central States (Michigan, Illinois, Wisconsin, Indiana and Ohio) grew at a slightly slower rate, with their population increasing from 16,000,000 persons in 1900 to 41,669,738 by 1980. As a percent of the United States, the East North Central States, decreased by 2.6 percent between 1900 and 1980, dropping from 21.0 to 18.4 percent. Michigan, as a percent of the East North Central States, has increased its share of the East North Central States' population from 15.2 percent in 1900 to 22.2 percent in 1980. This means that Michigan claims between one-fifth and one-fourth of the population of the five state area. Broadly speaking, the evolution or growth of the United States can be described in terms of three basic eras: 1. 2. 3. The Agricultural Era - which ended in the late 1800's The Manufacturing Era - which prevailed through the late 1950's. The Human Resources Era - which emerged during the early 1960's. The Agricultural Era relied upon individual strength and manpower. The basic production system was one of self-reliance. Families tended to be very 11 �large and farm size was somewhat dependent upon how much land the family could till. Areas of urbanization were limited to small cities and villages that provided market places and social and cultural activities for the families in the surrounding farmland. ( The Manufacturing Era or age of industrialization took people from the farm to jobs in the cities and growing urban centers. One of the most important developments of this era was the beginning of the urbanization movement and improvements in the region's road network. With these improvements it became possible for persons to live in the outlying rural areas while commuting to work in cities like Detroit, Port Huron, and Flint. Contrasted with the Agricultural and Manufacturing Eras, when most work required physical strength or dexterity, is the Human Resources Era, when an increasing percentage of workers needed higher levels of educational achievement and mental development to meet job requirements. The demand for education, greater specialization, and the technology of automation and computers is usually evidenced in the growth patterns of a region. The rapid increase in the use of robots and computer control of many manufacturing processes is causing a rise in the demand for specialized university level training. Many job areas that were formally thought of as exclusively manual tasks now require skilled training. Greater reliance on and use of machines in the manufacturing processes has also resulted in a drop in highly-paid, skilled manufacturing jobs. The slack is being taken up by increases in the service sector. Service sector jobs typically earn lower wages, however, forcing many families to resort to two wage earners in order to maintain their standard of living. Many experts point to western Europe as an example of the standard of living toward which the United States is gradually moving. \ ..- ' i ' I- In the past few decades, the trend bas been to subdivide farmland for residences and mini-farms. Many farmers have abandoned farming for better salaries in industry. This is evidenced by the number of part-time farmers and the traffic increases on the major north/south arteries. In addition, people were fleeing the urban centers like the City of Detroit to live in the more open and rural areas, while they continue to work in the urban areas. This movement was so pronounced nationally that it even prompted the coining of a new word to describe these rural area suburbs: Ruburbia. Ruburbia is also referred to as exurban, meaning outside the urban core. The decade from 1970 to 1980 saw a basic change in the migration of the population of the United States. For the previous four decades more people left the rural areas for the metropolitan centers. This trend suddenly 12 �.. ' I . reversed itself, however, and the country experienced a general move from the central cities to the rural countryside. Continued transportation improvements and a decade of "back to the land" sentiments appear to have combined to spur this phenomena. The early 1990's shows continuing growth in many of these !'non-metropolitan" or urban fringe counties. \ IDSTORICAL GROWfH The table below shows a comparison of population change from 1970 to 1990 for City of Yale and several other townships in northern St. Clair County. The City of Yale's growth is illustrated in the accompanying figure. Of the St. Clair County municipalities listed, the City of Yale had a higher percentage increase than the County average, but lower than most other area municipalities during the 1970's and higher than others during the 1980's. Based on U.S Census of Population data, growth in the City of Yale took place at a rate of two percent per year during the 1970's. Based on 1990 Census data, the yearly growth was 0.9 percent during the 1980-1990 period. 1970-1990 POPUIATION COMPARISON SELECTED ST. CLAIR COUNTY COMMUNITIES Community YALE Brockway Twp. Emmett Twp. Lynn Twp. Greenw'd Twp _f SL Clair County 1970 Population 1980 Population 1970-80 % Change Population ND-~ Change + + - 1990 1,505 998 1,297 767 889 1,814 1,586 1,698 999 1,046 +20.5 +58.9 +30.9 +30.2 +17.7 1,977 1,569 1,796 908 1,030 120,175 138,802 +15.5 144,753 9.0 1.1 5.8 9.1 1.5 + 4.3 r Source: U.S. Census of Population L Building permits and household size are two important indicators of changes in population. A decrease in household size can cause a community's population to actually decline even though the number of homes increases. I I' [ '-. ,-· 13 �COMPARATIVE POPULATION CHANGE City of Yale 1960-1987 3000 2500 (. 1887 2000 1500 1000 500 0 1960 1970 1980 1987 Year '\ 1987 Estimate From SEMCOG RESIDENTIAL BLDG. PERMITS City of Yale 1980-89 Number of Permits 30 r-------------------------, 24 25 20 15 10 5 0 1980 ,- 1981 1982 1983 1984 1985 1986 1987 1988 Year l. Source: SEMCOG • Res . Units Permitted - Demolition Permits 1989 �A large increase in residential building permits can also be reflective of a coming increase in population. The figure on the previous page shows building permit activity in City of Yale during the 1980's. As the figure shows, building permits were relatively flat, with the exception of multi-family units in 1980 and 1984. r i POPULATION CHARACTERISTICS National birth rates were relatively high and increasing after World War II until 1967, which resulted in a substantial increase in the school age groups. The past fifteen years, however, have witnessed a decline both in birth rates and numbers of school age children. The only exception has been in the senior high school population which is still feeling the effects of the earlier baby boom. As a percent of total population, the age group 65 and over has seen a marked increase, due in large part to advances in the medical sciences over the past 30 years. The high rate of decline in the number of children under 5 years of age coupled with the increased number of women between 15 and 49 resulted in a sharp drop in the fertility rate to 2.3 in 1970. The U.S. Bureau of the Census contends that if the fertility rate drops to 2.1 there will be only 271,000,000 persons in the United States by the year 2000, and in 70 years the nation will reach zero population growth. Current trends show, however, that while zero population growth has occurred for short periods, there is currently a resurgence of persons in their 30's who are having children. This represents the group of the post World War II baby boom, who have started families of their own. I • r FAMILY SIZE The 1980 Census of Population showed an average household size in City of Yale of 2.62 persons per unit (ppu), which is slightly lower than 2.92 ppu figure for St. Clair County. The national trend toward smaller household sizes will likely be· reflected in future Yale ppu figures, particularly if additional senior housing is constructed. In fact, a 1990 SEMCOG estimate shows a 1990 ppu rate of 2.41. If young families become attracted to the area, the household size could increase in the future, contrary to the national trend. 15 L �AGE GROUPINGS Age groupings generally define several social categories. The preschool group includes those under five years of age. Those from age 5-13 make up the elementary/middle school age group, while the hlgh school sector includes those between 14 and 17 years. The bulk of the work force is found between age 18 and 64, with the 21-44 group representing family formation years and 45 to 64 representing mature families. The table on the next page and the accompanying figure below show the breakdown of the City's population by age in comparison with St. Oair County. The table shows the City's population generally mirrors the County average for the younger age groups. However, the senior population is much hlgher in the City of Yale than the County average. Major Age Group Con1parison City of Yale vs. St. Clair County 65+ Years 65+ Years 21.7% 18-64 Years 47 .8% 10 .7% 18-64 Years 57 .4% 14-17 Years 8.4% 5-13Years 15.8% > 5 Years 7 .7% 14-17 Years 6 .8% 5-13 Years 15.9% > 5 Years 7 .8% City of Yale St. Clair County Source : U.S. Census of Population 16 �Major Age Group Comparison - 1980 City of Yale vs. St. Clair County St. Oair County Percent City of Yale Percent I . ( 7.8 7.7 15.9 15.8 6.8 8.4 Workforce (18-64) 47.8 57.5 Retirement (65 +) 21.7 10.7 100.0 100.0 Preschool (0-4) Elementary/Middle (5-13) High School (14-17) TOTAL Source: U.S. Census of Population EMPLOYMENT The table below shows the changes in the civilian labor force (persons employed plus persons classified as unemployed) and employment for City of Yale. The Michigan Employment Security Commission rounds the data to the nearest 25. In November 1989, the unemployment rate in City of Yale was 8.8 percent, compared with 7.1 percent for St. Qair County. Labor Force and Employment Month Labor Force Employed Unemployed Percent Unemployed November 1985 675 600 75 12.5 November 1987 700 625 75 10.7 November 1989 725 650 75 8.8 r .I Source: Michigan Employment Security Commission f r - 17 �Based on the above table, approximately 33 percent of the total population of City of Yale is currently employed. The number of people employed should continue to increase as the population increases, barring any economic disasters. The table on the next page and the accompanying figure below show employment by sector in City of Yale from the 1980 Census of Population. The data shows that a majority of those employed are not in the farming industry, even though one of the predominant land use categories is agriculture. Forty-five percent of those employed in 1980 were skilled laborers, fabricators or unskilled laborers. Less than one percent were in the farming industry. As a comparison, St. Oair County had two percent employed in the farming industries and 41 percent employed as skilled laborer, fabricators or unskilled laborers. EMPLOYMENT BY SECTOR City of Yale: 1980 Operators/ Laborers 30 .0% Managers and Profes . 19.0% Skilled Workers Tech .. Sales. Admin . 15.0% 19 .0% Service Occupation 17.0% r - I Source : U.S. Census of Population r l. 18 �Employment by Sector - 1980 St Oair Comity Percentage City of Yale Percentage Sector Managers and Professionals 19 18 Technicians, Sales & Adm. Support 19 25 Service Occupation 17 14 • 2 Skilled workers 15 17 Operators and Laborers 30 24 Farming/Forestry • Less than 0.1 percent Large geographic areas generally have a significant influence on their smaller constituent sub-areas. The growth rate for City of Yale is directly influenced by the growth of the larger geographic areas of which it is a part. For this reason, the St. Oair County area is discussed in conjunction with the City's future population estimate. The most recently available population forecasts for St. Oair County and City of Yale are those developed by the SEMCOG. Results are as follows: SEMCOG Population Projections 1990 I t f - l ' Area 1990 Forecast City of Yale 1,830 1,859 1,908 146,322 162,950 174,249 St. Clair County 2000 Forecast r \ L-. r 19 2010 Fcreaist �A more detailed table for City of Yale is shown in below. The 1990 projections were recently released by SEMCOG. The overall low growth rate forecast by SEMCOG is reflective of the trends established in the 1980's. Detailed Population Projections City of Yale Population Household Size Occupied Housing Units 1980 (census) 1,814 2.75 659 1990 1,830 2.41 724 1995 1,843 2.33 752 2000 1,859 2.26 785 2005 1,887 2.21 816 2010 1,908 2.15 848 Year Source: SEMCOG Any number of mathematical methods can be used to project the City's future population. Three methods that seem particularly reasonable and which lend themselves to the available data include the constant proportion, growth rate, and increasing proportion methods. All of these methods are based on historical trends. J ! The constant proportion method assumes that the City will maintain the same percentage of the county's projected 1990 and 2000 population as it experienced in 1980. City of Yale contained 1.3 percent of the County's 1980 population. Projections for the City using this method are as follows: r St. Clair County r I City of Yale 1980 Population 1990 Projection 2000 Projection 138,802 146,322 162,950 1,8~4 1,902 2,118 20 I . �This methodology is close to target for growth during the 1980's. The constant proportion method yields a 0.1 percent per year increase from 1990 to 2000, which is probably too low. The growth rate method is an alternative method of projection that assumes the 1980-1990 growth rate will be the same as between 1970-1980, and the 1980-2000 growth rate will be the same as between 1960 and 1980. The results are as follows: City of Yale 1980 Population 1970-1980 Percent Change City of Yale 1990 Projection 1960-1980 Percent Change City of Yale 2,000 Projection 1,814 20.5% 2,185 11.9% 2,029 Growth rates during the 1970's were much higher than the 1980's, according to SEMCOG estimates. The 20-year projection is probably too low because the decline in population from 1960 to 1970, which lowered the overall 20year rate, is not likely to be repeated. The increasing proportion method assumes that the historical change favoring rural over urban areas will continue over the next two decades. If the larger incorporated areas stabilize and the rural townships and small cities increase their share of the county, it seems reasonable to expect the City of Yale's share of the County to rise from 1.3 percent in 1980 to 1.4 percent in 1990, 1.5 percent in 2000 and 1.6 percent in 2010. The results are as follows: St. Oair County Forecast Increasing Proportion % City of Yale Projection 1990 146,322 1.4% 2,048 2000 162,950 1.5% 2,444 2010 174,249 1.6% 2,787 This method slightly overestimates growth in the 1980's, and it likely overestimates 2000 and 2010 population levels. I II \... 21 �For planning purposes it is important to plan for the future population of the City using accurate projections. It is better to be on the ''high side" so adequate facilities match the future population. During the City's formation of this Master Plan, the following target population levels will be used: 1990 2000 2010 1,900 2,200 2,500 • ,. I I ( I I L.... r , 1 l. . r· ' /. 22 �NATURAL RESOURCES \. TOPOGRAPHY ,_ The land surface of the City of Yale is relatively flat, with the highest elevations of approximately 830 feet N.G.V.D (National Geodetic Vertical Datum) in the eastern and extreme northern portions of the City. The low elevation of approximately 775 feet N.G.V.D occurs along Mill Creek. Except for the steep banks of the creek, which are flood prone anyway, topography does not pose a major problem for land development in and around Yale. GEOLOGY The City of Yale lies within an area that was likely covered by an ancient glacial lake as the last ice age came to a close. As a result, the topography is primarily that of a level plain which was formed by sediments settling to the bottom of the ancient lake. Lacustrine clay and silt, which is a predominant near-surface geological feature along the M-19 corridor, is characterized by gray to dark reddish brown colors, and chiefly occurs as flat, low-lying areas formerly inundated by glacial Great Lakes. A small area of laustrine sand and gravel is also found along Mill Creek in the southwest portion of the City. This feature, which occurs primarily as beach and nearshore littoral deposits of former glacial Great Lakes, contains pale brown to pale reddish brown color, fine to medium sand, and metamorphic rocks. The City is also traversed by a water-laid moraine - an accumulation of earth and stones left by a glacier. This moraine, which occurs roughly in the eastern 1/4 and western 1/4 of the City, is an end moraine of fine-textured till. It is comprised of gray, grayish brown, or reddish brown, non-sorted glacial debris running in narrow linear belts of hummocky relief marking former stillstands of ice-sheet margin. SOILS f r There area twelve major soil associations found in St. Qair County. These soil associations are areas with a distinctive or proportional patterns of soils. The General Soils Map shows the locations throughout the City of Yale and ' , I L 23 �r SOIL ASSOCIATIONS Blount-Parkh i ll association : Nearly level to gently sloping, some- what poorly dra ined and poorly drained soi Is that hove a doml• nantly loamy subsoil; an till plains Londo-Avoca ossoc:iotion : Nearly level to gently sloping, somewhat poorly droined , dominantly high-lime soils that hove a loamy to sandy subsoil; on till plains cind mMoines Pert-Sims association : Nearly level to gently sloping, somewhat poorly drained ond poorly drained, dominantly high-lime soils that have o clayey to loamy subsoil; on till pla ins and moraines r Hoytvllle-Allendale-Napponee association: Nearly level to gently sloping, very poorly drained and somewhat poorly drained aolla that hove a clayey to sandy subsoil; on till plains and moraine• -I \ Allendale-Lotty ossoc:lorlon: Nearly level to gently sloping, somewhat pgorly drained and very poorly dra ined soils that hove o sandy to clayey subsoil; on the lake pla i n U. $ . DEPARTMENT OF AGRICULTURE SOIL CONSERVATION SERVICE MICHIGAN AGRICULTURAL EXPERIMENT STATION GENERAL SOIL MAP ST. CLAIR COUNTY, MICHIGAN Pouldlng••.Wosepl, cloy subsoil vor lont, association ; Nearly level, very poorly drained and somewhat poorly drained sol ls that hove a clayey to loamy subsoil; on the lake ploln and glacial loke beaches Latty ouoclation : Nearly level, very poorly drained •oils hove a clayey subootl; an the lake pla In iijsj f rho, I 0 r I 1 I 2 3 4 Miles I I I Wainolo-Deford assoclotlan : Nearly level, oomewhot poa,ly drained and very poorly drained soi ls that hove a sandy sub• so il; an glacial toke beaches, outwash plains, ond deltas Eostpon-Wainola-Tobico o .. oclotlan : Nearly level ta 1trongly , ......... fe,- . . . .,., sloping, well-drained, somewho! poorly drolned, and very. poorly drained soils that have ·o sandy subsoil; on gloclol lake beaches ,-Hirie,et . . .u ,., Boyer•Wosepl-Spinks association : Nearly level to gently sloping, well-drained and somewhat poorly drained , dominantly sandy so i ls thar hove o sandy to loomy subsoil; in gloc:lol droinageways and on gloc ial lake beaches and outwosh plains r 1 Boch ossoclotlon : Nearly level, very poorly drained, domlnontly high-lime soils tho, hove a laomy subsoll; In gloclo l drainageways and on the lake plaln Alluvial lond-Rough broken lond ossoclorlon : Nearly level to gently sloping , -It-drained to poorly dra ined soi lo on flood plains and the odlacen, steep to very steep sol ls on bluffs Compoled 1971 i,le1t11tiA9. ,, . . . ...1, ._..;., ..u, ertd ..,., _, n1ttetft ~,....... , ,.,.,...;,.,. �the surrounding area. The map shows that two of the twelve associations occur in the City. The drainage of most soils in the City is relatively poor due to the level topography. The predominant soil association, Blount-Parkhill, is characterized by a surface layer of dark grayish loam that is nine inches thick. Surface runoff is generally slow, available water capacity is high, and wetness limits many non-farm uses. The other soil association, Alluvial land - Rough broken land, is found along Mill Creek, and it is found along flood plains. SOIL SUITABILI1Y FOR AGRICULTURE The U.S. Department of Agriculture has classified most of the open area outside the City of Yale urban core as prime farmland on the Important Farmlands Map. The major exception is the narrow Mill Creek corridor and a large area southwest of the City core. Although designated as prime farmland, wetness can limit the cultivation of crops. In addition, the eventual expansion of the urban area of the City will likely remove this available farm land from active use. There are, however, approaches to retaining agriculture and open space while permitting urban development that can be implement through the zoning ordinance. CAPABILITIES FOR WILDLIFE AND RECREATION The Mill Creek area is a prime wildlife and recreation habitat. The steep slopes and soil conditions are generally not suitable for agriculture or the development of structures. In addition, the area is flood prone due to its proximity to the creek. However, the heavily wooded area is excellent as a wildlife habitat and place for passive recreational activities such as birdwatching. The City park has taken advantage of this resource. The open, non-forested areas of the City are also home to many wildlife species that thrive in an open environment, such as wild game species. These open areas are often overlooked as valuable wildlife areas. LIMITATIONS FOR RESIDENTIAL DEVELOPMENT r l l. - l. The poor surface drainage that generally prevails throughout the rural portions of the City and the surrounding Township presents problems for the construction of homes and other structures, although such problems can be alleviated by good site selection and improving surface drainage through 25 �JEDDO ROAD ~ 0 a: zIll Cl a: 0 ,.., I SPEAKER '· IMPORTANT FARMLANDS □ IMPORTANT FARMLANDS URBAN AREA l OTHER LAND CI1Y OF YALE PLANNING COMMISSION B/A BIRCHLER / ARROYO ASSOCIATES Source: USDA, Soil Conservation Service �ditching and other measures. The extension of City sewer service to these outlying areas also assists in overcoming soil limitations for septic tanks. SURFACE WATER AND DRAINAGE Mill Creek is the only large stream flowing through the City. The Established County Drains Map shows the locations of County drains and natural watercourses in the City and Brockway Township. WOODLANDS AND VEGFfATION Most of the major wooded areas that once covered the City of Yale have been removed either for the lumber value or to expand agricultural uses. However, there are still several areas of large woodlots, especially along portions of Mill Creek. Not only do wooded areas add a great deal to the natural beauty of the City, but they provide wildlife habitat, serve as windbreaks, replenish oxygen, and aid in the absorption of rainwater. The Woodlands Map shows the location of wooded areas in Yale and Brockway Township, as identified by the Michigan Resource Inventory System (MIR.IS) of the MDNR. It should be noted, however, that additional woodlands are found along Mill Creek within the City of Yale, but they are not shown on the map. Some vacant farmland also exists, and much of this has reverted to grassland and brush. As mentioned above, although these areas are not economically productive, they area of great value to many types of wildlife, including upland game birds. WETLANDS rl . -l The Wetlands map on the following page shows the wetland areas within the City of Yale and Brockway Township. These areas were identified by the Michigan Department of Natural Resources using the Michigan Resource Inventory System (MIRIS). GROUNDWATER RESOURCES l. The City of Yale relies entirely upon groundwater for its water supply, with the vast majority of all residences being served by municipal wells. It appears that this situation will continue for the foreseeable future, so the availability of groundwater is an important factor in planning for the community's future. Because it is supplied primarily as a City service, water is discussed in more detail below in the Community Facilities and Services portion of this chapter. 27 r I �BROCKWA r TOWNSHIP r.•-.11.1•c. sr. ....,.,,,.1..- CLAIR coUNTY. £STABLISH£D MtcH. COUNTY DRAINS ,.,, ...1-.."~ Cl,; ~ 'r, ,., ~ ~ (_: ,,-... ... ,., ~ ;.. '"..J l..J - ~ ~ :-. ,.. ....J lC: ','I ! ! '" 0/fAIN.S ft'ArCRCOU/fSES - - · ·· - - · · - __, -·· ,_·_•_:._·_-_·_••.•.••.•-%------------ .,,., .,___D_,,_•_'_N_s__'_o_"_"_c_,_r__r_o__ BROCKWAY TOWNSHIP �·-·-·-· ~~ • I WOODLANDS 7, • ~ 6 r• ~ 2 ~ - ~ ~ 1/, 0 • 1///. I ~z d, ,//-w. • I • I 7 q ~ 1/. ~ 0 ~ 12 LEGEND ~ I• -·rs-·-· V m ~ I • • ~ 1~ City of Yale Planning Commission I • I ~ • ~ ~/// • -' 18 CITY OF YALE & BROCKWAY TOWNSHIP ~ ~ ·--~ 1 ~ ?" • I I 13 • 20 ~ / ~ 23 / SOURCE 30 - 28 ~, t'-31 ~w¼ I 1//, ~ l ~ 1/ • ~ #A ~~ ~~--. $ • ~ I - 'I 1. MICH1GAN DEPARTMENT Cf' NATURAL RESOURCES la240lil0 COLOR IN=RARED AERIAL PHOTOGRAPHY,1q79 2. SOUTHEAST MICHIGAN COUNCIL Cf' GOVERNMENTS la24elillil BLACK ANO WHITE AER1AL PHOTOGRAPHY,1q95 • I • I • I TREE (42q) NUMBERS FOLLOWING LEGEND DESCRIPTION INDICATE RESOURCES INVENTORY CLASSIFICATION CODES . ft UPLAND CONIFER (421,422) • ~ ~ 19 ASPEN, BIRCH (413> Ill CHRISTMAS ~ 22 UPLAND HARDWOODS (411,412) • l'l I • I • I THIS MAP WAS COMPILED FROM AERIAL PHOTOGRAPHS USING STANDARD MANUAL INTERPRETATION TECHNIOLES. Tt£ INFORMATION HAS NOT BEEN FIELD CHECKED. THIS MAP IS INTENDED FOR GENERAL PLANNING PURPOSES. SITE SPECIFIC EVALUATION SHOULD BE VERIFIED BY FIELD INSPECTION. DN:. DD'NmelT CF N I I ~ IIESO.K:ES ,.~ W/~ ~ %~ ½ 34 T8N,R14E ,_ ~ 36 I • I • I • I (iifijf@ IIEStUQ: IM'DIMIIT11»4 S'ISlD4 UlfCl #CJ IMT'EJI _ , . DIYISIOI 1112-1111-eq 0 ~00 8000 FEET 120a1 �·-·-·-· ..,; ~ ~ ~W/~~ ~ ~ ~ 1 6 • ¼ ~ 2 •/~ ,' ~~ I ~~~~ ~~ w. ~ ~ ~ ~ • WETLANDS ~ CI1Y OF YALE & ~ BROCKWAY TOWNSHIP 0 • ~ J ~✓- ~ I ~ w.~ ~ ~ I • I I • .. 18 • w t/ ~ ~ ,~ ~~ ~ %. 1/,4 , 12 LEGEND ~ ~~ ~ ", ,:. ~ ~ • g.t ~ ~ •• ~ 22 ~ 23 1. MICHIGAN DEPARTMENT CF NATURAL RES~CES 1&24'!00 Cll..OR INFRARED AERIAL PHOTOGRAPHY.1q79 2. SOUTHEAST MICHIGAN COUNCIL CF GOVERNMENTS 1&24'!00 BLACK ANO WHITE AERIAL PHOTOGRAPHY. 1q95 ~ ~ /j ~ Ill LOWLAND CONIFER (423) SOURCE ,,,~ l ~ LOWLAND HAROWOOO 1414.611) 4 --~ m ~; "'l' I I • I I . 'I -' I THIS MAP WAS COMPILED FROM AERIAL PHOTOGRAPHS USING STANDARD MANUAL INTERPRETATION TECHNIQUES. THE *ORMATION HAS NOT BEEN FIELD CHECKED. THIS MAP IS INTENDED FOR GENERAL PLANNING PlllPOSES. SITE SPECIFIC EVALUATION SHOULD BE VERIFIED BY FIELD INSPECTION. DNR~ 1 I SHRUB, EMERGENT, AQUATIC BED (612, 621,622.623) NUMBERS FOLLOWING LEGENO DESCRIPTION INDICATE RESOURCES INVENTORY CLASSIFICATION CODES -~ ~ I I 13 $/ 21 ~ OPEN WATER 151.52,531 l - ~ -·J''>'r" ~ . • I• ~ ~ I • • 16 ~ w. ·-·~11• t"g,-4~ 7 City of Yale Planning Commission ~ ff' I r• • I ~ · 1//, 32 ~ ') ~ ~ 34 P-~ ~ 0 ~ ~ ~I ~• 35 36 I I I I OEP_,_ CIF - ~ AESCLIICES ~ MIOCIGOfO l!£SQ.RZ H'OIMIITIOH SYSTEM LNC> NC> WATIII _ _ , ~ 02- 111-eq 0 ~1110 8000 FEET 12000 �COMMUNITY FACILITIES AND SERVICES Community facilities include both facilities and programs offered by the City to its residents and business people. Many of these facilities are essential to maintaining an adequate standard of living, yet are often taken for granted. They are also a key factor in determining how much a City can grow. For example, without public water and sewer service, it is often difficult to achieve the desired level of development. The ability to attract new businesses and residents is also directly related to the provision of community facilities and services. More and more, business leaders are evaluating the "quality of life" in a community before locating or relocating a business into a new area. Without quality recreation facilities, sewer and water capacity, and cultural amenities, a community can be passed by, even though land and labor costs are reasonable. WATER AND SEWER The maps on the following pages show the existing water and sewer system. The map shows how the provision of water and sewer influences development patterns. Those areas with municipal water and sewer experience urban type development levels. Water is provided by several municipal wells, although typically only one well is needed to meet demand. Current average water demand is estimated at 200,000 gallons per day. Sewage treatment is provided by two treatment lagoons in the southeast portion of the City. These lagoons are approaching capacity, and the City has prepared plans to add a third lagoon. The plans are currently being reviewed by the Michigan Department of Natural Resources. Based on the above, water supply does not appear to be a constraint to additional development in the City. The only limitation is the cost of extending distribution lines to underdeveloped portions in the City. Sewer treatment is a limitation to growth from both a capacity and distribution standpoint. The City has, however, taken actions toward expanding capacity in the future via a third lagoon. DEPARTMENT OF PUBLIC WORKS (DPW) The DPW provides a wide variety of city services including maintenance of the water and sewer systems, street maintenance, snow removal, and street 31 �MAP WATER DISTRIBUTION SYSTEM OF YALE CITY MASTER SEWER B WATER B INVENTORY EVALUATION FOR CITY OF YALE S ST. CLAIR COUNTY METROPOLITAN PLANNING COMMISSION z.,· 400 1· • 600 , IZ 800 zoo· ~ q -I , :4 r ,,,. ,,.. - 0 ffS S,, f'I 4,(/ - •• ., • ... J □-: ..... -... .,, .-....,,. ,, ,,._~£...._,,.~.,,~ ...,- ,-,,,• -.,,. JN~-,.._..,dv r..-_-,.... _ I...... "'Yr ,h"., •• •~ .· ~,.,•.~T.;'1,/1/'f , j-·, .. h· -r.· ,..,,,,_, • Pw01fltf't11S10NSDATC - •• .: - •... ,•,..-. ,- · • • WATER DISTRIBUTION SYSTEM MAP CIT1' CF YALE ST CLAIR COUNTY, MICHIGAN ·--···"-·.-... --···- IDIDf •rt[OD AU JDIIMSOlt " ' roH'-t.11 IIHC I 110t,1Hl I ~ a 1 ""'0 M,.,vl W()M\ �SAN ITARY S STORM SEWER INVENTORY OF YAL E CIT Y MASTER SEWER WATER INVENTORY B EVALUATION FOR CITY OF YALE 8 ST. CLAIR COUNTY METROPOLITAN PLANNING COMMISSION 4~ 0 0 8 00 STORM SE WER SANITARY SE WER COM81N[ O SEWER MANHOL E ~~~: :;:~CTURE ) tNT[RC[ P TIN G 0P£N OIU IN OPEN DRA IN MANHOLE WlTH Rl M 8, tNVERT EU: VAT IONS I• -.. ~·· ,~..,,;.... ' .·• ~-~ c~,,,.... - -~ ~ ........ ~e~ _ ,..,,r_,, .R!f"~A:' ,,,,.., __,_,~, -4f/llt!;/l,,vS - ~ H-...sc c.A,s,:N,'NI �SANITARY 8 STORM SEWER INVENTORY _\ M~COLL AVE ~ ~ CLARK L !VIN6SroN OF YALE CITY SEWER MASTER CITY OF METROPOLITAN AVE a WATER INVENTORY FOR YALE a ST. CLAIR COUNTY PLANNING EVALUATION COMMISSION AVE ~ /.;Ve- - -o-------~~ ~ e- ,t:¥10£ # / 8 " FP,e'C€P'7~//\/ ✓l- · /. .. 1 i~t, ' ,, .. I~ " ~AY/TY .S'l!f:""€"'=" , 11 - 18 " ' ✓6 - dPTFR,t.{. ,S'l !;l,Vce F-eP/77 ,t.;96"&'0/V.S 0 100 200 400 800 6 00 ,. : 2 00' C/TY ~ / /77/ r S OATMA N LEGEND -<I STORM SEWER SANITARY SEWER COMB INED SEWER MANHOLE INLET CATCH STRUCTURE } INT RCEPTING OPEN DRAIN BASIN E OPEN DRAIN MANHOLE WITH RIM 8 INV(RT ELEVATIONS SAN ITARY a STORM SEWER INVENTORY CI TY OF YALE �sweeping. Private contractors are used for garbage pick-up and large snow removal jobs. I , Equipment used to provide the services includes a street sweeper, two trucks, and a backhoe. One of the trucks can be equipped with a bottom scraper and a salt distribution device for winter snow management. C J The City's DPW is staffed by two full-time and one part-time employee. POLICE Public safety is provided to City residents and business people by the City of Yale Police Department. The department has three full-time and three parttime officers. Two police cars are used for patrol and emergency response. I J FIRE The City is served by a 14-member, all-volunteer fire department. The department houses one pumper truck. In addition, the Brockway Township Fire Department is housed in the City facility, which adds one tanker truck, one tanker/pumper combination, one pumper truck, a grass rig, and a 'Jaws of life" to the equipment available if the City cannot manage the fire alone. In addition, surrounding municipalities have a mutual aid agreement in the event of a major fire disaster. AMBULANCE I . Ambulance service is provided to the City and several surrounding townships by a two person staff and a volunteer force. The City has two ambulances: one modular and one van. The City Administrator serves as the Ambulance Director. Currently, 4.25 townships in St. Oair County and 1.5 townships in Sanilac County - a total of 315 square miles - are served by this ambulance agency. ADMINISTRATION /' I I. The City Administrator and City Oerk comprise the full-time administrative staff of the City. One part-time employee assists in the day-to-day administrative duties. IDSTORICAL SITES ( The City has two historical sites of note: the McColl House on M-19 and the Heritage School. The McColl House has been designated as a Michigan 35 �r Historic Site. The Heritage School is a one-room school house formally located in Lynn Township. It currently serves as a museum. LIBRARY The City of Yale recently opened a new library facility across from City Hall. This 3,200 square foot building will now house the materials, books, and maps previously located in the City Hall complex. INDUSTRIAL PARK The City currently owns approximately 21 acres of land east of M-19 that it hopes to develop as an industrial park. The land was originally turned over to the City by quit claim deed in 1983 after private efforts to develop the land failed. Two years ago the City made sewer service available; water is not yet available. SCHOOLS The Yale Public School District currently serves 170 square miles in and around the City of Yale. The District boundaries extended east to the Black River, north to Sanilac County, west to Capac, and south to 1-69. Facilities include three elementary schools, a junior high school, and a high school. The table below shows the current (1989) fourth Friday count for the individual schools in the District: Yale Public Schools 1989-90 Census School Avoca Elementary Emmett Elementary Yale Elementary Yale Junior High School Yale High School Alternative Education Adult Education TOTAL Number of Students 244 229 578 277 609 20 .1Q 1,987 According to Mr. Steve Anderson, Director of Academic Services for Yale Public Schools, all of the facilities are currently operating over capacity. The 22 temporary trailers used by the District are a visible reminder of this 36 L. �problem. Mr. Anderson notes that the elementary schools are experiencing the greatest new demand; the high school demand has decreased slightly. f In order to address this capacity problem, the Yale Public School District formed a facilities advisory committee, and a facilities study was performed by an architectural firm. Major recommendations are noted below. • • • • '' Construct a new high school Convert current high school to a junior high Convert current junior high to an administrative/adult ed/special ed/recreation facility Expand existing elementary schools A School District bond issue to finance needed improvements will be voted on in early 1991. PARKS AND RECREATION Parks and recreation facilities serve a wide variety of age groups. Activities range from active sports such as soccer and football to passive activities such as picnicking and birdwatching. I, f The purpose of this section is to examine recreation standards, list recreation facilities located in the City of Yale and its environs, and determine if these facilities are meeting the planning standards suggested by the Michigan Department of Natural Resources. The results can be used to determine if the City should plan for additional recreation and parks facilities. , STANDARDS I I, Recognized recreation planning standards are a valuable tool in making an assessment of future recreation needs. Standards may be used effectively only as a means for comparing present conditions to what is thought to be suitable or desirable, and as a general guide toward estimating future needs and demands. A variety of standards have been developed by various groups. The Michigan Department of Natural Resources recommends using the standards developed by the National Recreation and Parks Association. The major types of recreation resources that the City of Yale should provide to its residents through future planning of its recreation facilities includes the following: L • L 37 �The mini-park provides specialized facilities that serve a concentrated or limited population or specific group such as tots or senior citizens. A small playground is an example of a mini-park. ( The neighborhood park or playground is designed to serve teenagers and adults with various types of active group recreational activities during the entire year. ff possible, the playfield should provide: areas for paved game courts such as tennis, basketball, volleyball, and handball; space for shuffleboard and horseshoe courts; sports fields for men and women such as softball, baseball, football, and soccer; and picnicking and small children's play areas. The community park, in general, is designed to serve a number of neighborhoods, or, in some cases, the entire City. It is suggested that a major recreation building, designed to meet the needs of all age groups, be included in the community park. In addition, it should include: areas of natural beauty with nearby picnic and trail development; fields and paved courts for various kinds of sports; and minor playground and playlot development. Other suggested activities include an outdoor shelter-concert area, outdoor swimming, lighted spectator-type athletic field, ice skating, and ample off-street parking. RECREATION Pl.ANNING STANDARDS f. Facility Mini-Park Standard Neighborhood Park Standard Community Park Standard Site Size 1 Acre 15+ Acres 25+ Acres Service Radius 0.25 Miles 0.25 - 0.5 Miles 1-2 Miles Acres/1000 People 0.25 to 0.5 1-2 Acres 5-8 Acres In addition to the above standards, the Michigan Department of Natural Resources and the National Recreation and Parks Association (NRPA) have established standards for special facilities. These standards are listed in the table below. ,, . I L \ . l .. 38 �STANDARDS FOR SPECIAL FACILITIBS I I , Facility r Baseball Diamonds• 1 per 6,000 Softball Diamonds 1 per 3,000 Tennis Courts 1 per 4,000 Basketball Courts 1 per 5,000 Swimming Pools (25 yard)* 1 per 10,000 Skating Rinks (artificial) 1 per 20,000 Neighborhood Centers• 1 per 10,000 Community Centers• 1 per 25,000 Golf Courses 1 per 25,000 Soa:er Fields 1 per 20,000 ,. Bicycle Trails I Playgrounds Standard/1000 People (miles) Comment Regulation 90° Best in battery of 2 or 4 1 per 40,000 1 per 3,000 Source: Michigan Department of Natural Resources, 1986. Building Michigan's Recreation Future, Appendix B, pages 100-101; and *National Recreation and Parks Association, Washington, DC INVENTORY I I I The City of Yale has one community-level facility for recreation opportunities, the Yale City Park and Memorial Field. In addition, the School Board property across the street has additional facilities, which are more limited in their accessibility to non-students. During the summer months, The Yale/Brockway Recreation Council organizes baseball leagues for area youth. The program receives funding from both the Township and the City. The High School also uses the park for football games and other activities. I. ,· Below is a listing and description of the recreation facilities in the City of Yale and major facilities in the region. I i \ 39 �Recreation Inventory City or Yale and Environs City Park Yale City Park & Memorial Field Picnic grills and tables, five tennis courts ( two in disrepair), picnic pavilion, ball diamond, swings, slides, climbers, football field with bleachers and scorekeeper's tower, restrooms, ice skating pond (not in use), community building (meetings), lighted horseshoe pits ( 4), shuffleboard (2), walking, river amenity, parallel parking for approximately 80 cars. Size: Approximately 37 acres (16.5 north of Park Avenue and 20.4 acres south of Park Avenue). ,- I I ' <. Other Facilities in City High School/Elementary School Basketball courts (2), Heritage School Mini-Museum, swings, slides, picnic tables, footbaWsoccer field, and baseball diamonds (5). Trinity Missionary Church One ballfield r l • ,· St. Clair County Parks Goodells Park Horsebarns, community building, playground equipment, ballfield, and restrooms. Approximate size: 300 acres. Location: 15 miles southeast of Yale. _( Sanilac County Parks (South) I. Lexington Park Picnic facilities, swimming, restrooms, and lakeviews. Approximately 25 miles northeast of Yale. l . r f 40 �r State Parks And Recreation Areas St. Clair County lI Algonac State Park Camping (300 sites), showers / restrooms, picnic area, boat launch, fishing, nature trail, playground, hunting and snow mobiling. Approximate size: 1,300 acres. Located approximately 50 miles from Yale. Lakeport State Park Camping (315 sites), showers, restrooms, picnic area, ball diatnond, picnic shelters (2), swimming, cross country-ski trail, fishing. Approximate size: 560 acres. Located approximately 15 miles east of Yale. St. Oair Flats State Wildlife Area Boating, fishing, and· nature study in a 7,800 acre setting. Located 55 miles south of Yale. Port Huron State Gatne Area Located on over 6,100 acres. Includes boat launch, fishing, nature study, and hunting. Located approximately 15 miles southeast of Yale. Sanilac Petroglyphs State Park Nature trails and indian rock carvings on 240 acres. Located approximately 40 miles north of Yale. I r 41 �Historical Sites/Facilities - St. Clair County St. Clair County \ \ , , Fishing, historic settlement Active lighthouse Pine Grove Park Railroad tunnel to Canada (1890) Harsen's Island/St. Gair Flats Fort Gratiot Lighthouse The Huron Lightship St. Clair River Tunnel • Sanilac County original 1870 furnishings Indian carvings Sanilac Historical Museum Sanilac Petroglyphs ANALYSIS It is obvious from the data presented above that the Yale City Park and Memorial Field is the premier recreation facility in the City, offering a wide range of activities. The 37-acre park exceeds the standards suggested for a community park. With an estimated 1990 population of 1,900 people, the park provides over 19 acres per 1,000 people, far exceeding the 5-8 acre standard. All of the City's population is also within the suggested 1-2 mile service radius. In addition, if the City were to annex additional property in the future, it would likely fall within the service area. . r It is important to note that much of the park property south of Park Avenue and some of the property north of Park Avenue is floodplain. While this is an important resource for the community, it cannot be developed for many active recreation purposes. From a planning perspective, the only major deficiency in recreation in the City is the mini-park and neighborhood park categories. The City may want to consider pursuing two or three additional recreation sites away from the City Park that can serve a more neighborhood-oriented need. For example, one half-acre mini-park with playground equipment for children and another aimed at seniors might be appropriate. Also, a small neighborhood park in the northeast quadrant of the City with one ballfield and playground equipment would provide additional recreation opportunities. .l It is suggested that the City prepare a Recreation Plan meeting the guidelines established by the Michigan Department of Natural Resources as an implementation tool for the Master Plan. The Recreation Plan, once i I 42 " J I I l • �f i r approved by MDNR, will make the City eligible for to apply from three separate grant programs. These programs provide and 75 percent of the total cost of developing facilities. In recreation survey of residents performed as part of the plan pinpoint the types of facilities the community wants. I f • I '· r I I I . '- .j 43 L for funding between 50 addition, a would help �GOALS & OBJECTIVES r. I INTRODUCTION The goals and objectives formulated by the Planning Commission are the cornerstone of the planning process. They are intended to provide the basic framework for public and private decision-making. The Master Plan's arrangement of future land uses is based on the community goals for the future. As such, the goals will effectively direct both public and private decisions regarding land use and development. PURPOSES OF THE MASTER PLAN The purposes of the Master Plan are: .I ,- 1. To improve the physical environment of the City as a setting for human activities and promote the general health, safety and welfare by making the City more functional, beautiful, decent, healthful, interesting and efficient. 2. To promote the public interest, the interest of the community at large, rather than the interests of individuals or special groups within the community. 3. To facilitate the democratic determination and implementation of community policies and physical development. The plan is primarily a policy instrument. The plan constitutes a declaration of long-range goals and objectives and provides the basis for a program to accomplish the goals. 4. To effect coordination in community development. 5. To inject long-range considerations into the determination of shortrange actions. 6. To bring professional and technical knowledge to bear on the making of decisions concerning the physical development of .the community. r !; l . ,· I._~ .... r l 44 �POLICY BASIS Only through careful analysis of existing conditions and the forces which have brought them about, can the City understand their interrelationship, identify their underlying purposes, anticipate future problems, and devise solutions. ,1 I Accordingly, the community identifies its objectives by relating them to current problems and issues and to tangible alternative solutions. At the same time, the City must attempt to anticipate future problems, and recommend the steps necessary to prevent their development or reduce their severity. POLICY PURPOSE r I Administration by city officials, legislative action by city councils, quasijudicial rulings by the zoning boards of appeals, and administrative action and recommendations by planning commissions are frequently criticized as being capricious and arbitrary. Clear-cut statements of policy can go far to minimize the apparent arbitrariness of certain planning and planning related actions. They can guide and substantiate honest intelligent decisions. They can also serve the city's Planning Commission as an anchor of objectivity. Another useful function performed by policy statements is in the area of informing the public about the thinking of the planning commission with regard to land development. DETERMINING POLICY I -l '·· r ,, . l _, I I '--, The Master Plan is not just a series of maps. Rather, it is first a series of statements descnbing the City's goals and objectives. They cannot cover every situation. Certain areas are so complex that it will be impossible to know what sort of policy decision can be made until all the facts are assembled. Also, there must be agreement and consensus in the first place before such statements can be adopted. Obviously, this concurrence will not always exist. None of this negates, however, the desirability of formulating and adopting goals and objectives statements in as many areas of planning concern as possible. The first step in the process was the distribution of over 100 community attitude surveys to a cross-section of the City's population. The results of this survey are found at the end of this report. The next step of the process was the futuring session held by the planning commission at a special meeting on August 15, 1990. At this session, representatives from the community were invited to discuss and develop a consensus on general 45 �community character, land use preferences, and public facilities and services. In October 1990, a summary of all previous comments was reviewed, and the planning commission developed the goals and objectives listed below. GENERAL COMMUNTIY CHARACTER GOAL.5: Maintain and expand Yale's residential housing stock, while encouraging properly planned economic development and redevelopment at appropriate locations. Incorporate long-range planning ideals into all current development decisions. Objectives: Encourage new subdivision-type residential development in vacant areas and infill residential development in existing neighborhoods. Promote subdivision design standards that result in new residential neighborhoods that imitate the historical character of the City's existing neighborhoods. Maintain and expand the existing central business district as a community-wide resource . . Promote new light industrial development in appropriate areas to provide local jobs, increased tax base, and encouragement for new commercial and residential development. L Ensure that non-residential development does not negatively impact the viability of residential neighborhoods through appropriate site plan review standards for new development, code enforcement for existing violators, and encouraging uniform screening of unaesthetic uses and/or activities. r I I l. HOUSING, RESIDENTIAL GROWTH & DEVELOPMENT GOAL: Provide all residents of the City with opportunities for quality housing. 46 ,- ! ----=--~--~~~-- -- - - - �Objectives: Continue to encourage and maintain a balanced variety of housing types including single family, two-family, apartments, special senior citizen housing, both manufactured and site built. Encourage infill residential development in the City. Promote the development of new subdivision-type development in vacant areas designated for single-family development. Adopt and maintain subdivision regulations and site condominium ordinances to ensure that new residential development meets minimum design standards to protect public health, safety, and welfare. Continue to improve the quality and capacity of water and sewer services so that these services can be made available to new residential construction. COMMERCIAL AND INDUSTRIAL DEVELOPMENT GOALS: Actively promote the development of properly planned industrial growth in areas having the least impact on residential areas. Conserve and improve existing commercial businesses by maintaining a wide variety of shops and services to meet the needs of the community. ( I ,. r Objectives: Encourage the location of new industrial development in the existing industrial park. Evaluate existing commercial and industrial areas encroaching upon residential areas to determine redevelopment potential or to establish additional buffering. t L Evaluate possible access alternatives for existing industrial uses whose traffic must travel through residential neighborhoods. ,, I Il Enact hazardous materials regulations that address proper site design, and containment and disposal of 47 r �hazardous materials in a manner that protects natural features including, but not limited to, ground and surface water, soils, air quality and wetlands. Work to eliminate the external impacts of industrial uses on residential areas through code enforcement and improved screening. PUBLIC SERVICES AND FACILITIES GOALS: Provide police, fire protection, emergency medical services and other public facilities and services that adequately meet the community's current and future needs. Provide sufficient recreation opportunities for City residents. Objectives: Follow the most cost-effective path when providing services to City residents. Explore possibilities for sharing costs of public services and facilities with surrounding municipalities. Continue to work towards a feasible means to expand sewer capacity. Pursue funding programs to repair and replace existing roads and sidewalks in disrepair. r Study alternatives to provide water service to the industrial park at a level of service necessary to meet industry fire-fighting needs. i ' Monitor fire and rescue service to ensure that these services keep pace with demand. r I l L. r; Continue to expand the scope of the City's recycling efforts as warranted. - 48 �PARKS, RECREATION AND OPEN SPACE GOALS: Maintain the existing community park and open space to preserve these resources for current and future residents. Continue to explore additional opportunities for recreational programs and facilities. Objectives: Prepare a City Recreation Plan consistent with the Michigan Department of Natural Resources' guidelines, and pursue funding for high priority recreation facilities and programs. Strive to improve the quality and recreation potential of the Mill Creek water course and the community's other natural areas. Use all available State and Federal grant programs to stretch the City's available recreation dollars. Work with Brockway Township to evaluate ways to expand and improve recreation programs. Provide all residential areas with safe, convenient access to neighborhood playground facilities and green spaces. Explore the possibility of converting the railroad corridor to a recreation trail in the event it is abandoned by the railroad operator. C I ROADS AND TRANSPORTATION GOAL: Provide all land uses with adequate access to the road system. Strive to mmnruze through-traffic disruptions on thoroughfares, while keeping through traffic off the local residential streets. Strive to maintain a multi-modal transportation system, including bicycles, walking, buses, and automobiles, where feasible. 49 �Objectives: r Promote a system of roads that is easily maintained. Improve access and emergency service by maintaining site plan review standards that ensure smooth ingress and egress by emergency vehicles. Work toward obtaining right-of-way dedications and reservations, consistent with the City's Thoroughfare Plan, as new developments are reviewed for approval. Limit the number of driveways and curbcuts on major and secondary thoroughfares to the minimum necessary to provide for safe ingress and egress. Promote the development of joint-use driveways and internal connections between adjoining businesses to reduce the number of curb cuts on major thoroughfares. Pursue funding programs to repair and replace existing roads and sidewalks in disrepair. Explore the feasibility of encouraging or providing other modes of transportation besides automobiles as part of the City's overall transportation system. ,- { I 1· t r !. I' ... . r. L so �CI1Y OF YALE COMMUNI1Y A'ITITUDE SURVEY The following summarizes the results of the City of Yale Planning Commission's survey of community attitudes. The survey was taken during July 1990, and the results will be used to assist the Planning Commission in forming goals and objectives and making land use decisions as part of its new Master Plan for the City. The survey was distributed to over 100 people chosen by Planning Commissioners as being representative of a wide range of interests. Sixty six surveys were returned, which is a sampling of approximately 3.5 percent of the population and 9 percent of households. The results are shown in percentages unless otherwise noted. Totals may not equal 100 percent due to rounding. PERCENT A ~ GENERAL ;5 0::: 0 c.. ~ Please indicate bow important each of the following was in influencing your decision to reside (or work) in the City. i ~ 0 ::E ~~ 0::: c.. 0{I) ~ 1. 2. 3. 4. 5. 6. Close to work Near friends and relatives School system Property tax rates Price of home Other (list below) i 0::: 0 c.. ~ E- 0 z 15 . 29 17 28 24 25 56 54 51 52 34 65 18 14 16 See Attached Sheet L 7. Do you own or rent your place of residence? Own 85 Rent 15 8. Do you live within the City limits? Yes 97 No 3 9. How long have you lived in the City of Yale? Average: 20.3 years•; Range: 8 mos. - 73 years• 10. Do you work in the City of Yale? Yes 54 No 46 11. Do you have children living with you? If so, how many? Yes 71 No 29 Under 21: J 12. What is your age? 13. How far do you drive to work each day (one wav) ? • - actual number 21-30: ~ 31-50: 55 50-65: 12 20 Miles* (average) Number 2* (average) Over 65: 22 �B. For each of the following, please choose the answer that best describes your feelings: r 14. z IAND USE PREFERENCES 0 z;;: al al al al a: < a: 0 < 0 0 0 z Q Existing shopping facilities are adequately serving the needs of City residents and employees. 39 8 53 The City should promote the development of vacant or underdeveloped commercial and industrial sites by identifying them and promoting their availability to developers and businesspersons. 88 8 4 The provision of greenbelts and landscaping in conjunction with the development of new industrial and commercial buildings should be encouraged. 86 7 7 Existing recreational areas and facilities are adequate to serve community needs. 55 7 38 Additional local parks serving seniors should be provided. 39 27 34 Additional local parks with playground facilities should be provided. 42 22 36 The construction of additional bike paths and sidewalks in the City should be encouraged. 71 14 15 The City should encourage the improvement of older residential stock. 86 14 0 Cl) r 15. 16. 17. 18. I \ {_ 19. 20. 21. 22. ( \\~ List the types of additional land uses you would like to see developed. See Attached Sheet ~ -t. 0 0 0 0 C. PUBLIC SERVICES In your view, ho~ adequate are the following services? ,- L 23. 24. 25. 26. 27. 28. 29. 30. 31. Police protection Fire protection Ambulance services Rubbish pickup Library Roadway and sidewalk maintenance Schools Recreation facilities and programs Stormwater drainage 0 0 0 0 49 76 74 30 82 25 38 27 24 :'.j a: c:: 0 ~ ""'0 17 19 5 17 9 22 48 10 8 20 54 39 21 27 46 23 53 34 �r D. ~ 0 ~ SERVICES PREFERENCE r" Please respond to each of the following questions as required 32. 33. Should the City play an active role in encouraging the development of additional senior citizen housing. ~ ~ 64 0 z 22 :z: 0 Q 14 What additional public services would you like to see initiated or upgraded in the City? See Below 34. What do you feel are the two most significant problems facing the City? See Below 35. What are the two most positive features or qualities the City has to offer? See Below Open-ended Questions (Multiple Answers) 22. More young subs, recreation, schools, industrial, multi-family on outskirts, housing. (no multiple answers to this questions). 33. drinking water (8), enforce nuisance ordinance (4), sewer/water (4), recycling (3), road/sidewalk repair (3), tickets for loitering (2), DPW better staffed (2), garbage trucks on schedule (2), more for children (2). 34. sewer/water (21), business growth/ lack of industry/ lack of development (9), no business competition (4), absentee landlords (2), and need progressive leaders (2). 35. small and friendly (14), hospitaVmedical care (8), nice place to live (6), schools (4), Bologna festival (3), close to big cities (2), parks and recreation (2), low crime (2). r I '- ' I -, ' \_ [ l-_ f ! r I l- �r THOROUGHFARE PLAN , I I_· .. I ( I- [ r -L A transportation system provides a means to move people and goods among various geographical areas. Because transportation has a significant impact on economic conditions, environmental quality, energy consumption, land development, and the overall quality of life in a community, it is critical that future transportation needs and problems be anticipated and reflected in the Master Plan process. The interrelationship between transportation and other community functions can be further described by examining the many purposes and functions of roadways. The primary purpose of roadways is to move goods and people. Roads and their associated rights-of-way also provide locations for public utilities including water, sanitary sewer, storm sewer, gas, electrical power, and telephone lines. Public services such as police, fire, and emergency rescue rely on the safe and adequate provision of roadways. Streets and rights-of-way also provide opportunities for landscaping, public art, and monuments. In many communities, there is a historical significance to the arrangement of streets, and the street pattern impacts the character of the community. The original plan for Washington, D.C. was created by a French national who was greatly influenced by a vision of the United States as a great industrial nation with a strong centralized federal government. He positioned the Capital building in a prominent location, with a radial plan of boulevards and roadways. The Capital building became the dominant feature and hub from which all major roadways began. The layout of the City of Yale and surrounding area was influenced by the Ordinance of 1785 (Northwest Ordinance), which established a land survey system to give settlers moving west of the Appalachians a definite description of their land. The area was divided into congressional townships each six miles square. Each township thus contained thirty-six square miles and each one square mile was called a section. The establishment of townships and sections not only made land identification easier, but it also provided a logical system for the provision of roadways along section lines. Major north-south mile roads include Main/Sayles in the City, and Jorden and Duquette in the Brockway Township. The major east-west mile roads are North/Park/Yale Road in the City, and Jeddo and Oatman/Speaker in Brockway Township. Most of the local streets also followed a grid pattern layout. 54 �• I FUNCTIONAL CLASSIFICATION OF ROADS Because of the prominence of certain roadways, their physical condition, and the overall land-use pattern in American cities, automobile traffic tends to be concentrated on certain roadways. On average, 80 percent of travel is done on about 20 percent of the roads. In order to set priorities for funding certain roads with the highest volumes, transportation planners established a road classification system. Although there is some variation in the classification of roadways, they are typically divided into roadways that carry local traffic and roadways that carry through traffic. Through roadways are further divided according to their function. The distinction between local and through traffic is made because of the substantially different kind of street required to serve both types of traffic. To eliminate conflicts between these two levels of traffic carriers, it is desirable to separate them as much as possible. The overall traffic circulation system, with both local and through streets, must be carefully integrated in order to function successfully. Local streets include both traditional neighborhood streets and cul-de-sacs. Due to variations in traffic flow, there can be several types of streets, ranging from freeways to local streets. The three basic types of roads in City of Yale are arterials, collectors, and local streets. The graphic on the following page shows how these various road types are typically reflected in a road plan, and the page following that illustrates the role of each road classification in providing access and mobility. FREEWAYS i ·Il ( L A freeway is designed to handle large volumes of traffic moving at high speeds over long distances or between urban areas. Experience has shown that this demand often cannot be met by the addition of lanes to existing major thoroughfares. Hence, the provision of a freeway often is the only answer to the problem of overburdened thoroughfares. Its capacity is increased greatly by the elimination of all at-grade intersections and all driveway cuts for frontage access. Points of entrance and exit are carefully controlled to maximize roadway capacities. The City of Yale has no direct freeway access. ss �STREET CLASSIFICATION SYSTEM CONCEPT r \ . >, ca ~ 0 ..J ca [ . Q) Q) SchoolPark u LL l_ Local - I ·l Arterial I- l ( I. B/A BIRCHLER / ARROYO ASSOCIATES �MOBILITY & LAND ACCESS RELATIONSHIPS BY FUNCTIONAL CLASSIFICATION r I Major Arterial Minor Arterial Collector Local I \. 111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111 [ -l. D Mobility □. Access [ L- f rI L Source: Federal Highway Administration B/A BIRCHLER/ARROYO ASSOCIATES �ARTERIALS Arterial roads are the backbone of the one mile grid system. They provide continuity from one township/city to another, and they can carry long trips when a freeway alternative is not provided. In fact, some major arterials resemble mini-freeways by providing a wide median strip, partially-controlled access, and six or eight through lanes. Arterial roads are intended to serve through traffic volumes while providing access to abutting properties and minor intersecting streets. It is this dual function that often leads to congestion and traffic accidents because of turning vehicles conflicting with or impeding through traffic. These problems can sometimes be minimized in business districts by the use of service drives and/or internal connections between individual businesses that allow an overall reduction in the number of driveway connections to the arterial road. Arterial roads in the City include Main Street/Brockway Road and Park Avenue/ North Street. Within the four square mile planning area, Jeddo Road, Duquette Road, Jorden Road, and Speaker/Oatman Road are classified as arterials. COLLECTOR STREEI'S The collector street system provides both land access and traffic circulation within residential, commercial and industrial areas. The purpose of a collector street is to collect vehicles from the local streets and distnbute them to either local destinations or to an arterial. Collector streets can also provide internal circulation and access to non-residential areas such as industrial parks and major shopping centers. l Sayles is the only collector street in the City of Yale at the present time. LOCAL OR MINOR STREETS r I L r The sole function of local streets is to provide access to adjacent land. These streets make up a large percentage of total street mileage of the City, but will always carry a small portion of the vehicle miles of travel. Local neighborhood streets and industrial district service drives should provide access to collector streets or to longer distance through routes, but in such a manner that through traffic is not encouraged to use the minor streets as a shortcut route. Most of the roads in the City of Yale can be classified as local streets, although right-of-way width varies somewhat. The accepted standard for 58 �local street right-of-way is 66 feet. Several of the older roads in the City have 50 feet and a few have 40 feet or less. EXISTING VOLUMES, CAPACI'I1ES, AND ROAD NE'IWORK One of the components of a thoroughfare plan is an evaluation of existing traffic conditions. The Existing Volumes Map shows the 24-hour traffic volumes on the major roadways. In order to prepare this map, data was collected from the St. Qair County Road Commission and Michigan Department of Transportation. All counts were taken in 1988 or 1989. The two main roads in the City, M-19 (Main Street) and Park/North, are the only roads on which regular counts are taken. Typically, a two-lane roadway has a maximum capacity of approximately 19,000 vehicles per day (Level of Service E). Volumes in excess of this level can be found, but only in neargridlock conditions (Level of Service F). The maximum volume acceptable to most agencies is based on Level of Service D, which in this case would yield a maximum acceptable volume of 11,200 vehicles per day. Therefore, there is adequate capacity for future growth. The Existing Conditions Map identifies some thoroughfare problem areas. These problem areas, which were identified during a windshield field survey, can be classified under four categories: ■ ■ ■ ■ road off-set alignment skewed intersection with angles less than 90 degrees or unusual configurations major at-grade rail crossings unpaved roads These problem areas vary in terms of their impact on the road system. Many of the road off-set alignments are on minor streets with little traffic. The at-grade rail crossings are not presently causing any major problems because of the limited rail traffic. When possible and economically justifiable, these problem areas should be addressed. [ __ r l r Another problem area identified by the Planning Commission is the lack of emergency access from the west side of town to the downtown district and hospital area in the event the Park Avenue bridge is out of service. With the existing road network, emergency vehicles would have to travel gravel roads in Brockway Township for several miles as part of a detour route. 59 �.... ~;=======-=--=--=-=--~~==~:;::::::========::5~[i~~•oADs=;=:~==;=;=================~ L AVERAGE DAILY TRAFFIC 4,000 >N ING I I I i ri I - , EXISTING VOLUMES CIIT OF YALE PIA.._""\,NG COMMISSION ST. CLAIR COUNTY, \UCHIGAN 400 7 1r--==~•o.a"-----=====::::::::======~~--=-_- '-_ . I B/A 800 BIRCHLIR/AUOlO ASSOCIATU :000 �- UNPAVED ROAD UNIMPROVED ROAD 0 PROBLEM INTERSECTION OS AG AL OFF-SET ALIGNMENT AT-GRADE RAIL CROSSING SKEWED ALIGNMENT EXISTING CONDITIONS CITY OF YALE PLANNING COMMISSION ST. CLAIR COUNlY, MICHIGAN FEF:r 400 BI/.'I A 800 BIRCHLER /ARROYO ASSOCIATES �It should be noted that other problem areas may exist; those noted above are based on a 'windshield survey', not a scientific analysis. As the City reviews plans by the St. Oair County Road Commission, Michigan Department of Transportation or developers for new road work, it should note these problem areas and try to work toward satisfactory improvements. In addition, if the State legislature enacts enabling legislation permitting municipalities to require off-site improvements from developers, the City should attempt to resolve these problems when the opportunity presents itself. THOROUGHFARE PLAN The map on the following page shows the Thoroughfare Plan for the City of Yale. The plan identifies the appropriate right-of-way necessary for roads classified as arterials (120 feet outside downtown; 66 feet within downtown), collectors (86 feet), and local streets (66 feet). Some of the existing local streets with less than 66 feet of right-of-way retain their existing right-of-way width. Two right-of-way widths have been established for arterials for the following reasons: ■ The accepted standard for arterials/thoroughfares used by the St. Clair County Road Commission and other public agencies is 120 feet. This width allows for the eventual widening to five lanes (60 feet), where needed, with 30 feet of additional right-of-way on each side for utilities and sidewalks. Although the need for widening Jeddo Road, for example, to five lanes is obviously a long way off, the acquistion of right-of-way through dedications and other means should be an ongoing goal of the City. 60' - - - - - - - - - - - - - 1 2 0·- - - - - - - - - - - - ~ 62 �ARTERIAL (120' ROW) ARTERIAL - LTD. (66' ROW) COLLECTOR (86' ROW) LOCAL STREET (66 ROW*) • 1• 1 • * With the following exceptions: Existing Local Stmets ( < <,6' ROW) l,1 I I- I - Bettes Street Clark Street High Street Jean Street Jones Street Livingston Street Mary Street McColl Street St. Clair Street Spring Street Will Street Wood Street I I - I - 4U 5ft 511 QT 50' 50' 60' SO' 50' 9.1 50' 40' FUTURE LOCAL (f,6' ROW) I - Road Alignments are Conceptual I 1 _j °" ...... THOROUGHFARE PLAN ._J -· ·-·-·---- CITY OF YALE PLANNING COMMISSION ST. CLAIR COUNIY, MICHIGAN FEET I VE,oJCEJl; • OAll -·-·· 400 B/A 800 BI RCHUR / ARROYO ASSOC IATES �-------------------- • The acquisition of 120 feet of right-of-way in the downtown area of Yale is not practical because storefronts abut the existing 66 foot right-of-way width. Other homes, churches, and businesses are built close to the 66-foot right-of-way. In addition, five lanes of traffic is not practical or desireable in this area. In order to accomplish a fivelane section, on-street parking would have to be eliminated. The City of Yale should vigorously opposes any attempt to eliminate on-street parking downtown because of the potential negative impact on businesses. Downtown parking is convenient for shoppers and it provides pedestrians with a perceived sense of protection from through traffic. The Thoroughfare Plan map also shows future local streets within the current City limits. These road alignments show where the extension of future local streets is logical and where new roads are needed. In the northwest portion of the City, the extension of High Street, Fourth Street, and First Street are shown on the plan. The extensions of Second and Third Streets are limited due to the existing and anticipated future expansion of the senior apartment complex. A connection from First and/or Fourth Street to the residential (UR) property behind the senior complex is also shown. The northeast portion of the City shows the extensions of Euclid Street and Fraser Street to the east. New roads are not shown in the multi-family area directly south because it will likely develop with internal private roads. The southeast quadrant of the City shows both a new residential street system and a new industrial street system. The residential system is anticipated to tie into a new multi-purpose public road that will link M-19 with the new residential section, existing businesses, the sewage treatment lagoons, and some new industry. The industrial road system will connect M19 with the new industrial park and the industrial park expansion area. \ I In the southwest portion of the City, the extensions of McColl, Oark, and Livingston Streets are planned. The road system for the future development of the partially-platted subdivision to the west of the school property is also shown. A connection between this subdivision and Oark Street is shown to improve emergency access to this area. In the event the Park Avenue bridge is blocked or goes out of service, this connection should be controlled to permit emergency access only, as through traffic would not be appropriate in this area. When new subdivision or site condominium development occurs outside the current City limits, the need for additional collector and local roads will have 64 �to be addressed. A large development of an entire section would certainly require collector half or quarter mile roads. These can be reviewed at the time of individual development submittal. Local streets within subdivisions should be constructed with a minimum right-of-way of 66 feet. ACCESS MANAGEMENT One of the purposes of preparing a Master Plan is to not only plan roads, land uses, etc., but also to identify ways to implement the recommendations in the Plan. This section is intended to identify techniques that the City can implement through site plan review and other procedures. The premise behind the implementation of access management techniques is that property owners should be provided reasonable, but not unlimited, access to their property. Safe and efficient access maximizes available road capacity on through streets, reduces accident potential, and provides for reasonable ingress and egress to property. There are many access management techniques that can be implemented by the City ranging from adequate driveway spacing to frontage roads. These techniques are usually implemented through the site plan review process. The standards noted below are suggested as guidelines in the site plan review process. Each case will require an individual judgement and analysis to determine the appropriate action given the characteristics of the site and use. DRIVEWAY SPACING/PLACEMENT I ' One of the primary access management techniques is driveway spacing and placement. Driveways located too close together are safety hazards and they can negatively impact capacity. The figures on the following page show how accident rates increase as the number of access points increase and the effect of controlled access techniques on accidents and fatalities in urban and rural areas. These two figures clearly illustrate bow unmanaged access on arterials has a negative impact on the health, safety, and welfare of the community. The problem is even more evident in rural areas such as the City of Yale and Brockway Township. The table on the next page shows the recommended spacing of driveways based on roadway speed. As an example, a 45 mph speed limit roadway should have driveways spaced at least 230 feet to avoid turning conflicts, increase safety, and improve capacity. 65 �ACCIDENT RA TES FOR ROAD SECTIONS WITH DIFFERENT ACCESS POINT FREQUENCIES l . r I 0 4 W ,.. I te U.1 It \II SI.I ll W sa.t IO IA Z:U 14 .. n.a ACCESS POINTS PER MILE EFFECT OF CONTROL OF ACCESS ON ACCIDENTS AND FATALITIES IN URBAN AND RURAL AREAS . FATALITIES ACCIDENTS • •• 5 = .,:I d 500 z 400 ::::i 300 % ~ 2 • 10 ~ % ,f z .,2 • :I= ..- 8 8 ; 200 ~ 100 r • ~ ;"' 0 - Sour= Ill/ML URMH RURAL 2: .,E oe... Aotaa MallaJCIIICDI b Slnctl & ffilhwa)'I. U.S. ~ ol. Trampanaliaa. FHWA, 19112. Recommended Driveway Spacing Distances* Driveway Spacing (feet) Road Speed (mph} 85 105 20 25 30 125 35 150 40 45 185 230 so 275 •near curb to near curb Source: Flora, John W. and Kenneth Mikeitt, Access Management for Streets and Highways. FHWA Report IP-82-3, June 1982; and Glennon, J.C., eL al., Technical Guidelines for the Control of Direct Access to Arterial Highways. Volumes I and IL FHWA Report RD-76-86, August 1975. 66 �r L r In cases where narrow lot widths make implementation of the above guidelines burdensome, other options can be explored. One option is to provide a frontage road parallel to the main street that provides access to several properties with only one or two primary driveways or curb-cuts on the main road. Another option is to construct a shared driveway on the property line that can be used by two property owners. I NUMBER OF DRIVEWAYS For many of the reasons noted above, it is also important to regulate the number of driveways each development has onto a major roadway. In general, the following guidelines should be followed: All development should be provided with safe and reasonable access from public streets using the minimum number of access points (driveways) necessary to achieve this goal. Where access via a shared driveway, frontage road (located between a public street and front building setback), or rear service road (located in rear yard) is not possible, one two-way drive or two oneway drives (one inbound and one outbound) may be provided. Additional driveways may be provided when it is demonstrated that one driveway cannot safely and efficiently handle the volume of traffic anticipated by the proposed development. If property frontage exceeds 600 feet, an additional driveway may be permitted.• I •. If a property has access to both an arterial and collector or other minor street, access shall be from the collector/minor street. ALTERNATIVE ACCESS As noted above, a reduction in the number of driveways provides many benefits to the community and property owners. This reduction can be accomplished by limiting each development to one driveway, where feasible. But there are other alternatives which can provide even greater benefits by having more than one development share one access point. Shared Driveways One way to accomplish a net reduction of driveways to less than one per non-residential development is by installing a shared driveway. A shared r • Recommended in Access Management for Streets and Highways. published by the Federal Highway Administration. 67 �■ driveway is typically located along a property line, with both owners having access via an easement. Depending on the internal layout of the properties and the characteristics of the particular locations, this can be excellent strategy to manage access for higher volume driveways. Sight distance concerns, relationships to other driveways/roads, project financing, and other factors may prolubit the use of this technique. Service Roads Rear service roads provide common access to several non-residential properties from the rear of the parcels. The road is constructed parallel to the public road right-of-way, and it is typically constructed by property owners. Access to the public street is provided via a collector or minor street which intersects with the main arterial. This concept is very similar to a public alley, although the service road is constructed to meet greater standards due to high volumes and "greater than service vehicle" traffic. Frontage Roads A frontage road is located parallel to the public street right-of-way, and is located between the right-of-way and the front yard building setback. This type of road crosses several properties but only has one or two access points (typically). In the case of a major frontage road system, it may run for one mile or more, providing an access point to the main arterial road every 1/8 to 1/4 mile. REAR SERVICE ROAD EXAMPLE PARKING PARKING 300-400 FEET I 60-100 FEET PARKING ,- lFRONTAGE ROAD EXAMPLE 68 -- - - -- - --------- 30FEET �This type of roadway is often implemented in underdeveloped areas prior to the on-set of new development because of the separate parallel right-of-way necessary. There must be ample setbacks in place to install this type of system. Typically, the frontage road is located 30 feet from the main arterial road right-of-way, although additional separation at access points to the main arterial is necessary to achieve smooth traffic flow. Frontage roads can be constructed privately using access easements and a common link from one property to the next. As with public right-of-way, the distance between the main arterial and the frontage road will have to be increased at access points in order to accommodate storage of outbound vehicles exiting from the frontage road to the main arterial. CONCLUSION This chapter provides recommendations for future roadways, identifies problem areas in need of correction, and suggests ways to implement access management techniques to improve safety and road capacity. Careful periodic evaluation of roads and their function is critical to a successful program to manage growth and its associated impacts. . \ I • t. I -I ,., '( . • �COMMERCIAL & INDUSTRIAL AREAS PLAN INTRODUCTION Commercial and industrial growth and development in Yale has been slow in recent years. Many of the older areas have not kept up with modern standards for building orientation, provision of customer and employee parking, landscaping and other site amenities. As a result, some of these areas have higher vacancy rates, attract marginal tenants, and have greater impacts upon nearby residential neighbors. This chapter will address modern standards for commercial, office, industrial and research uses. Areas that are appropriate for redevelopment or improvement will be identified. Locational characteristics for shopping and employment centers will also be discussed. DEVELOPMENT STANDARDS FOR BUSINESS AND INDUSTRY Commercial and office areas can be developed to exist in harmony with adjoining residential neighborhoods, through the application of modern design standards in local zoning regulations, administrative review of development plans, and vigorous code enforcement. All new development and redevelopment should demonstrate: ' \_ ! -1 \., ■ Adequate on-site parking for daily peak hours ■ Direct access from a major arterial street ■ Service roadways for internal circulation, where feasible ■ Adequate separation of parking and service facilities from abutting residential areas by means of screen walls and/or landscaped greenbelts ■ Separate facilities on-site for pedestrian and vehicular circulation ■ Landscaping to improve individual business appearance and district image, by such techniques as planting areas that screen or deemphasize large parking lots r ,I I ' .. r ' r 70 �I l . I ■ Appropriate business signage for identification that does not attempt to compete with neighbors in terms of size and advertizing messages ■ Provision of internal vehicular connections between adjoining business developments in order to reduce curb cuts and potential points of traffic conflict on the thoroughfares Even industrial and research establishments have been shown to coexist alongside residential neighbors,, with careful attention to modern site design standards. Equally important is the need to establish a modern, progressive image for the industrial district in order to attract the highest caliber of new development to the City. A properly balanced tax base and a reliable local employment base relies on attracting and keeping high quality industry and upgrading areas presently characterized by marginal industrial businesses. Characteristics of properly planned and developed industrial parks and districts should include: ■ Fast, easy and convenient access to the local and regional transportation network. ■ Reasonable location with respect to labor supply, source of parts/materials, and customer markets. ■ Generous development sites, free of such constraints as unstable soil and poor drainage, with room for future expansion. ■ An adequate and reliable system of municipal services & utilities: sanitary sewer, water, storm drainage, police & fire protection. ■ Protection from encroachment of residential and other incompatible land uses. ■ Modern site design to create a progressive image of the City: ./ parking and service areas located to the side or rear i I • front setback areas reserved for landscaping and visitor parking only uniform location and appropriate size, height, materials and illumination of business signs r I \I-~- 71 �■ Physical location and site layout that minimize or eliminates adverse impacts on neighboring non-industrial uses: screening of parking and service areas, including loading docks/zones. screening of all outdoor storage and limits on the heights of stacked materials. uses with frequent outdoor activities should locate within the interior of industrial zones. heavy industry neighborhoods. should not directly abut residential INDUSTRIAL / COMMERCIAL IMPACT AREAS Older central cities and small towns often take on a character that is unique to that community and easily recognizable as such. Sometimes this results from an unusual street pattern, architectural building styles, or similar historical characteristics. Some development, however, is characterized by its anonymity more than anything else. The end result of this similarity is that communities can lack their own unique "image" particularly in linear business districts and corner shopping centers. An impact area is a location where commercial or industrial development is influencing residential areas or, in one case, the Main Street corridor. The map on the following page shows negative industrial influences and commercial areas in need of improvements. The appendix contains a detailed description of the impact areas. General Observations I ) . i ( '- The entire commercial frontage on Main Street lacks a common theme or unique identity. A downtown development plan would help identify market potential, actions to attract more people to the area, sidewalk and parking improvements, facade and sign standards, and actions to bring some of the marketing techniques used in indoor shopping malls to the downtown shopping district. A downtown development authority, chamber of commerce program, or city program could also establish a low-interest loan program for merchants willing to make facade and sign improvements consistent with a 72 '. l I �l===f::::::i ~, l=±=:j_ MORRELL I 11111111 I Negative Industrial Influences on Residential Areas STREET ...........~;;.;;;;;-=-,.~............- - - GUY ••••••••• Commercial Areas in Need of Better Access Control, Improved Parking Layout, and/or Better Vehicle/Pedestrian Separation ~....,......,......,......,..~ Commercial Areas in Need of Better Screening and/or Rear Facade Improvements UJ~--.. ~~ . . . . ...L.,_ -- Note: Industrial influence area not shown on map: junk yard near Jean Street Commercial area in need of screening not shown on map: car wash and gas station at Second and Main __, Cl) l'-'i'~r'r""i:..:.::lllli... NORTH STREET ~I ~ UJ UJ f= Cl) i MECHANIC STREET . . _ _... Cl) _......,_ _..,.Ul~--)==:::::t z COMMERCIAL AND INDUSTRIAL IMPACTS --+-----.10 ...., -- L_ .WOOD - City of Yale Planning Commission ~ STREET•• J --- Not to Scale ' \ B/A I \ ~ MILL STREET BIRCHLER /ARROYO ASSOCIATES �downtown design plan. The City is currently pursuing funding that could be used to prepare a downtown design plan and establish an appropriate theme or identity. The alleys behind the main commercial buildings fronting on Main Street should also be thought of as a critical part of the overall image of downtown. Expanding the central business district east and west will place these "rear" facades in a more prominent location. With the addition of more off-street parking east of Main Street, the rear facades will have increased exposure to potential patrons. Store owners should be encouraged to provide improved rear entries for customers since new parking will likely put most customers in close proximity to the back of stores. I I ,.' Parking capacity problems in the downtown area appear to be isolated in certain areas. West of Main, ample public parking of approximately 40 paved and 15 unpaved spaces is provided south of Mechanic. North of Mechanic, the large City lot south of the new library is in the process of being paved to provide approximately 55 spaces. Plenty of on-street parking is provided along Main Street and intersecting side streets. The major capacity problem observed west of Main was near the Total service station and Braggs Party Store. Due to the high level of traffic generated by the party store, parking is not always available nearby. Redesign of the Total station will help alleviate parking on the sidewalk and in the driveway; however, the capacity problem should be addressed with development of a parking lot behind the buildings on the east half of the block or relocation of the party store to a site with more convenience parking. The east side of Main Street needs additional public parking, and this can be provided as part of the redevelopment of the area. The appearance and function of industrial uses in the City is just as important as it is for commercial uses. The east facade of Hughes Industries is an example of an attractive design that reflects quality. Unfortunately, onsite maintenance and attractive exterior facades are not the strong suit of most City businesses. Industry near the downtown core should participate in a sign and facade improvement program. Outside the CBD, new industry should focus on the City's industrial park where a quality development meeting modern design standards will serve as an asset to the community. \I.. .•\ ( I '-· r-. 74 �COMMERCIAL LAND USE PLAN The Land Use Plan map at the end of the Land Use Plan chapter shows the boundaries of the downtown district (DD) and the location of a smaller general business area. The industrial areas are discussed below in the next section. The downtown district is a predominant community resource in Yale. Its boundaries include Wood Street to the south and Kennifick and the rail right-of-way to the east. The north and west boundaries meander somewhat. A primary function of the downtown district is to serve as a retail and office hub for Yale and the surrounding rural area. This district should continue to serve as a community and neighborhood level shopping area. However, it is important that the DD serve a mix of uses. Other uses should continue to include public and quasi-public uses, limited second floor residential, limited single family residential, and limited individual multi-family units. It is intended that industrial uses will eventually relocate to more appropriate areas in the City. Because retail and service-oriented office uses rely on pass-by traffic and exposure to Main Street, property fronting on Main Street in the DD should contain commercial uses. Away from Main Street, the interaction of various land uses, including residential, is an important part of the unique character that makes the DD more than just a business center. Without the churches, single family homes, and small multi-family units, Yale's downtown would lose an important quality that cannot be substituted with more retail development. .I ' rI . r· I'· .,j ' One of the primary roles of residential in the DD, both single family and multi-family, is to serve as transition from the less intense adjacent residential neighborhoods to the more intense DD area. For example, a single family home located in the DD, across the street from a residential district, would soften the impact of the business district on the residential zone. The same would also apply to a small multi-family complex. As the DD continues to evolve, the many components that make it a unique resource must be preserved and enhanced. The other commercial area shown is General Business south of the existing City limits. Desired uses include businesses requiring large tracts of land not available in the DD, automobile dealerships, farm implements dealers, home center stores, and the like. 75 �It is important to note that commercial development has been limited to these two main areas because of an important land use goal: concentrate commercial development. Communities that have allowed commercial development to "sprawl" in a linear fashion along major roads have often ended up with unattractive, marginal businesses; intrusion into numerous residential areas; traffic congestion; and increased traffic accidents. Residential along major roads is an excellent alternative when developed so that all lots front on an interior street intersecting with the main street. r· I The property fronting along Brockway Road/Main Street south of Wood Street has not been included as a commercial area. Although there are currently several scattered businesses along this corridor, the predominant character is residential, including several historic structures. Additional intrusion of new commercial and office uses in this area is not desirable, particularly when land and building space is available in the DD. An alternative may be to establish a unique residential zoning district in this area allowing for limited business uses within existing homes such as bed and breakfast inns, small offices, home occupations, and antique dealers. This would provide some flexibility while preserving the residential character of the area. ' INDUSTRIAL LAND USE PLAN As noted previously, industrial development is currently found in numerous locations in the City. Some of these locations intrude upon and negatively impact adjacent residential areas. I I ' i . \_ i ' l. The Land Use Plan shows one primary industrial location and a secondary location area. The primary location is the City's proposed 26-acre Industrial Park, located near the south end of town, east of M-19. Also included within this primary location is an adjacent 57 acre parcel in Brockway Township. The secondary area includes the Hughes Industries site north of the CBD. CTIY INDUSTRIAL PARK l i. •...: The success of an industrial park depends on many factors including land price, proximity to raw materials and an end market, availability of workforce, and availability of public facilities and services. One of the traditional locational factors often critical to industry is rail access. However, rail usage has declined and there has been a corresponding increasing 76 r �reliance on surface transportation. Rail service within the City is virtually non-existent, and the future outlook is cloudy. It is likely that a smaller regional operator will provide rail service or the rail right-of-way may be abandoned altogether. i i ' The proposed industrial park has the potential for rail service via a spur from the main line, which is located approximately 1,000 feet to the east of the park. The City owns the property between the industrial park and the rail line. It is likely, however, that future industrial tenants will rely on surface transportation of goods rather than rail service. Vehicular access to the site is potentially very good. The site directly abuts M-19, a major north-south State highway. M-19 has an interchange connection with 1-69 approximately 10 miles to the south. 1-69 connects the Yale market with Port Huron, Canada, Flint and Lansing. An internal road within the site, a direct connection to M-19, and appropriate deceleration and passing lanes are needed to "connect" the site with this regional transportation network. According to a 1984 engineering study prepared for the City by K. Don Williamson & Associates, Inc., water and sewer improvements are necessary to serve the site. The primary sewer limitation is the overall capacity of the two public sewer lagoons. The City is currently working to solve the Citywide capacity problem. l The water problem is related more to distnbution limitations. According to the study, a new 10 inch north-south transmission main must be connected to the existing 10 inch main on North Street. The new 10 inch main would provide adequate pressure to serve the normal demand of industrial users. It would also benefit the entire southeast quadrant of the City. If a high water demanding industry ( above 300 gpm demand) locates in the park, it may be necessary to drill a separate well within the park. Other facilities and services such as police, fire, rescue, gas, and electric are generally available. Adjustment in service levels may be needed depending on the tenants. The additional industrial area directly south of the proposed park is a logical expansion area for industry. This land, currently located in Brockway Township, is bordered by commercial, future industrial, sewer lagoons, and future recreation uses. l I. 77 r --- - - - - -- - - �M-19/RAIL RIGHT-OF-WAY INDUSTRIAL AREA The Hughes Industries site comprises the balance of industrial land. The Hughes Industries site has room for expansion to the west. Future development of this site should be limited to industry operating indoors that can be developed in a manner that is sensitive to the adjacent residential and senior citizen center uses. The two industrial development areas described above should provide adequate land area to serve the industrial needs -of the City of Yale over the next 20 years. The primary location is well situated away from residential uses and sensitive environmental features. Existing industry in planned nonindustrial areas should be encouraged to relocate to the City industrial park so redevelopment consistent with the Land Use Plan can occur. Development in the secondary industrial area is situated between the northern edge of the CBD and residential development. Future development in this area should be of a lower intensity than what might be found in the industrial park. CONCLUSION This chapter descnbes some of the goals, problems, and opportunities associated with commercial and industrial development. Its sets a direction for specific improvements to solve existing problems and it provides the blueprint for position economic development that will provide jobs, increase the City's tax base, and be sensitive to residential areas. r As part of the implementation of this plan, it is important that the site plan review standards in the Zoning Ordinance provide for adequate buffers between residential and non-residential areas and sensitive design guidelines so that a healthy economic base does not detract from the strong residential neighborhoods. Code enforcement is also important. Many of the problem areas noted can be solved by developing strong City codes and enforcing them. Negative impacts like outdoor storage of garbage in piles and overgrown vegetation should not be a part of the future of the City. Strong code enforcement will insure that quality development maintains its quality years after initial construction. I !' . 78 r \ t �LAND USE PLAN INTRODUCTION The Land Use Plan for the City of Yale descnbes, in a generalized manner, those areas considered most appropriate for agriculture, residential, commercial, industrial, public/quasi public, and recreation uses. The distribution of the various land uses is based upon natural features, existing land uses, road patterns, existing and proposed utility systems, and areas most likely to develop over the next 15 to 20 years. All of these were carefully correlated with the Planning Commission's Goals and Objectives as stated in the Goals chapter. The overriding goal of the Land Use Plan for the City of Yale is the provision of sufficient land areas to accommodate future growth within an orderly framework that makes economical provision of public services possible. The need for guiding future land use development in the City becomes apparent when several factors are considered. First, a portion of the City's land area is still rural, characterized by scattered homesites without public utility services. Second, increasing pressures for new development will continue due to the City of Yale's proximity and transportation access to the metropolitan Detroit, Flint, and Port Huron areas. Finally, the existing downtown core is a major community resource and the industrial areas boost the tax base and provide jobs. These areas must, however, co-exist with the City's neighborhoods in a way that minimizes potential negative impacts. ! l_ If development is allowed to take place in a haphazard manner, the provision of municipal services becomes costly, prime open space may be lost to premature urbanization, and an inappropriate mix of new uses may occur. By grouping similar uses within a given area, property values can be more easily maintained since incompatible land uses are avoided, and public utilities can be programmed to serve only those areas where development is likely and capable of paying the cost of such improvements. IDENTIFYING NEEDS ri '· r A key component to any future land use plan is identifying the need for various types of land uses. This is done by analyzing a wide variety of data including population projections, the commercial market, future industrial 79 rI �\. potential, and future office potential. Once general needs are established based on standard planning methodologies, the unique characteristics of the community must be factored into the analysis. These characteristics include existing development patterns, natµral features and goals and objectives established through the master plan process. The ultimate product is a plan tailored to the individual community that is realistic, based on factual data, reflective of unique features of the land, and responsive to the potential for various types of non-residential land uses that may be necessary to adequately serve and employ area residents. COI\fMERCIAL DEVELOPMENT ,. l- r \ l. ,.. I· I I Regardless of the character of a community, adequate commercial development is an important component for residents, employees working in the community, and visitors from outside the municipal limits. Supermarkets and drug stores provide the most basic necessities for everyday life, while larger community and regional shopping centers provide a variety of durable goods ranging from clothes to major appliances. Retail stores improve quality of life, provide basic and not-so-basic goods and services, and they employ area residents. ff the commercial development is unplanned, it can actually detract from the quality of life. Examples include unlimited "strip" or linear development along .major roads which brings traffic congestion, unsightly buildings and signs, and marginal businesses to the community. An unplanned, overextended retail area can leave a community with vacant stores that are a blight, health hazard, and general nuisance to residents. One of the goals of a master plan is to provide the amount of retail space necessary to adequately serve the community in locations that are best able to accommodate the traffic and noise associated with commercial development. This section briefly identifies the anticipated retail demand and potential locations in the City. It is important to note that there are three major shopping center classifications: neighborhood, community, and regional. The table below shows the different characteristics of each one. r. 80 r �Characteristics of Shopping Centers Leading 1\pe i. Tenant Typical GLA General Range Mininm1 (Square Ft.) (Square Ft.) Site (Acres) 50,000 30,000-100,000 3-10 Neighborhood Supermarket Community Jr. Department 150,000 or Discount 100,000-300,000 10-30 Regional One or More Full Line DepL Store 300,000-900,000 500,000-1,500,000* 10-60 15-lCD er more• 400,000 800,ooo• • Super Regional Shopping Center Source: Shopping Center Development Handbook, 2nd edition, Urban Land Institute Neighborhood Shopping r ( . l -: ' r· I I ' f I L. As noted in the table above, neighborhood shopping centers are the smallest shopping center type. They are intended to serve the daily needs of nearby residents by providing basic goods and services such as groceries, drugs, hardware, laundry cleaning, banking, etc. The minimum support population recommended by the Urban Land Institute is 3,000 - 4,000 people, most of which should live within a five - to 10 minute drive. The neighborhood shopping center trade area includes the entire City and portions of surrounding townships. Given the rural characteristics of the surrounding area, maximum driving tiines may actually exceed 15 minutes. The City of Yale currently offers a wide variety of neighborhood convenience stores within its downtown core. As shown in the table below, with a population of approximately 1,900, a per capita income level of approximately $9,600 and a median annual sales figure of $167.56 per square foot for neighborhood shopping centers (Urban Land Institute), the City's population can only support about 18,000 square feet of neighborhood shopping space, which is less than the typical supermarket (23,000 square feet). 81 �City of Yale Annual Retail Expenditures (Based on City Population Only) Total Year 1990 Income $18.3 million 2 3 4 • Forecast Retail Elij>enditures 1 $10 million 2 Forecast Convenience Elij>enditures $3.3 million 3 Forecast Convenience Expenditures in Neighborhood Centers $3 million 4 S 9,614 x 1,900 people 55 percent of total income can be expected to be spent on retail purchases.• 33 percent of total retail expenditures can be expected to be spent in convenience goods stores such as food and drug stores.• Birchler/Arroyo Associates estimates that 90 percent of total convenience items purchases made by City of Yale residents take place within the City limits. Source: Analyzing Neighborhood Retail Opportunities, PAS Report #358, published by the American Planning Association. Because there are currently a wide variety of neighborhood shopping-type tenants (drug store, food store, etc.) and a grocery store in the City, it is clear that the downtown core draws from a large area outside the City limits. In addition to the above convenience expenditures, 40 percent of retail purchases are made in "shoppers goods stores". Shoppers goods are items such as clothing and furniture for which people tend to comparison shop. It is likely that a majority of the $4 million in purchases by Yale residents on shoppers goods is occuring outside the City at places' like Birchwood Mall and the Port Huron area. Given the fairly modest increases in future population expected in the City, it is likely that the convenience businesses within the City will continue at about the same level as they are now. As has happened in the past, new small shopping centers may be built outside the downtown core in Brockway Township drawing City tenants away. This presents a number of challenges to the City including finding new tenants or coping with the impact of vacant commercial structures. It can also negatively impact the City's tax base. If the City chooses to expand its boundaries into the complete four-section area shown on the land use map, this would help capture an area with existing businesses while also providing more vacant land for other types of development. The population growth from this type of annexation would, however, be limited by the City's ability to provide municipal utilities and because of the rural development pattern currently in place. 82 ' �Community and Regional Shopping Based on the data presented above, there does not appear to be a market for a regional shopping center. However, the City currently serves as a community shopping center for the surrounding area providing a junior department store, furniture store, and other types of durable goods often associated with community shopping centers. Traditionally, community shopping centers draw upon a population of at least 40,000 people within a 20-minute drive. Yale's market is smaller and more reflective of a rural resource center. As with the neighborhood shopping category, the demand for additional community-level shopping space is not going to increase much unless there is some unforseen growth in population. The opening of Birchwood Mall in Fort Gratiot Township may have a slight negative impact on the communitylevel shops in town. But is important to note that Birchwood is a regional mall designed to attract patrons from a large area. Patrons will not likely travel the long distances to the mall on a regular basis for goods that can be found closer to home at similar prices. The advantage to the regional mall is a variety of goods and comparison shopping. Community shopping and regional shopping can co-exist because their markets are different. INDUSTRIAL DEVELOPMENT The demand for industrial development is related to many factors including materials, labor, transportation, energy, and public policy. Industrial developers look for the availability of utilities, affordable housing for the work force, suitable characteristics of land, and good transportation access. ( i l \ . There are several ways of forecasting future industrial needs for an area. One of the most common methods is based on total population. According to Urban Planning and Design Criteria, the typical gross land requirement for all industry is 12 acres per 1,000 population. Based on a forecast population of 2,500 in the Year 2010, 30 acres of industrial land are required. Another method of forecasting demand is based on land area instead of population. Industrial land typically consumes 5-10 percent of the total land area of the community. This is a general range based on both urban and rural communities. Rural communities often have only 2-5 percent of total land area in industrial uses. Five percent of the approximate 840 acres in City of Yale is 42 acres of industrial land; two percent is 17 acres. 83 �The two methods discussed above yield fairly similar results, with the one method falling between the range of the second method. As a comparison, approximately 20-25 acres of industrial land is currently in use in the City. r ' The table below shows typical employment densities for various land use categories. Light industry, which is a common form of industrial development in rural areas has a density ratio of 624 square feet per employee. Warehousing has a much higher ratio of 2,746 square feet per employee. Employment Density By Category Mean number of square ft. per employee Light Industrial Research & Development Warehouse Industrial Service Office• 624 485 2,746 724 202 Employees Per 1.000 square feet 1.61 2.06 0.36 1.38 4.95 Source: Employment and Parking in Suburban Business Parks: A Pilot Study. published by the Urban Land Institute. •source: Office Development Handbook. published by the Urban Land Institute Assuming a 30 percent lot coverage by a light industrial development, 42 acres (five percent of total) would yield 550,000 square feet of space requiring 540 employees, and 17 acres (two percent of total) would yield 220,000 square feet and 218 employees. This assumes 50 percent light industrial and 50 percent warehousing. '- As noted above, 30 acres of industrial land are required if the per capita methodology is used. This seems fairly reasonable given the characteristics of City of Yale, however, it is important to note other factors that may influence the future development of industrial land. First, City of Yale has limited freeway access. Although M-19 is a State highway, there is no freeway access within or directly adjacent to the City. Second, limited industrial development can be an excellent way to increase the City's and school district's tax base. Residential development can hinder a community's 84 �ability to provide services if it is not supplemented with some commercial or industrial development. The information provided above is intended to provide some analysis of industrial potential. However, the ultimate decision must reflect the goals and objectives of the community. Attracting industrial development in limited areas with adequate zoning and site plan standards to ensure compatibility with the rural atmosphere of the City is desirable. Finally, the City will probably provide a level of industrial activity above what is needed for City residents because of its function as a community resource center. OFFICE DEVELOPMENT There are two basic types of office buildings: single-tenant and multi-tenant. Single tenant buildings can be located in almost any location satisfactory to the tenant. For example, a small corporation in Port Huron may decide it prefers a location away from the City and chooses a rural area site. Market factors may play a very small role in this type of development. Good transportation access is probably the key factor in such a move. Multi-tenant office buildings built on the speculation that tenants will be found are much more tied to market factors. Developers will look at access, proximity to professional and clerical labor, parking, transit opportunities, hotel amenities, legal and accounting services, banking, and the "image" of an area. It is unlikely that a rural area would satisfy the market requirements for anything more than small offices serving a local market (eg., attorney, doctor, accountant, architect, etc.). I l- Given the fact that only 38 percent of the total 725-person work force in City of Yale is employed in professional, sales, and administrative support jobs, it is not likely that substantial office development will occur. Many of the 275 office workers living in the City will have to continue to travel to more urban locations for office jobs. It is unlikely that the City will be able to attract substantial office development. Larger communities like Port Huron will be the likely source of any major office growth in the next 10 to 15 years. City of Yale should, however, continue to provide areas for local offices like medical, legal and accounting. r t 85 �RESIDENTIAL The preliminary estimates from the 1990 U.S Census of Housing and Population show 1,898 persons and 781 housing units, or 2.4 persons per unit (based on total units) The density is low, reflecting the aging of the population and the lower birth rates. If the average household size continues at 2.4 persons per unit (ppu) in 2010 and the population forecast of 2,500 people is correct, 260 ~ housing units will be needed by 2010, or 13 per year. If the average household size drops to a 2.2 ppu, 355 ~ units will be needed by 2010, or 18 units per year. r ! As the City continues to grow in population, it is expected that marginal and vacant agricultural land will be consumed by new housing units. If the real estate market accelerates beyond what is expected, the City may find residential development consuming more and more agricultural land. The question is: How can development be managed to best reflect the goals and objectives of the City? r I The issue of affordable housing for all Oty residents is also important. Many young people who grow up in a community often find they cannot afford·the stay there because of the high cost of buying a single family home. Older Americans are also in need of alternative housing arrangements, particularly as the elderly population booms. In the year 2010, the post war baby boomers will begin to reach 65 years of age. One way of addressing the problem is through two-family dwellings or the provisions of two units on one lot. Accessory apartments built into a single family home and "granny flats", which are temporary efficiency units, are examples of ways to place more than one unit on a lot. This would allow a family to place an elderly parent or grandparent of young family on their lot at a lower cost than a separate off-site dwelling. Accessory apartments and traditional two-family dwellings (duplexes) can be designed to look like single family homes, and they do nothing to distract from the rural character of the area. r r Multi-family and mobile home parks are other types of dwellings that can serve a need in the community. Unlike single and two-family dwellings, they are typically placed in separate districts to minimize the impacts on singlefamily and agricultural uses. I.L. ( I . 86 �LAND USE PLAN r I This section identifies the appropriate locations for various types of land uses in City of Yale. It is based on all of the data collected and analyzed as part of this Master Plan document. The main focus is to be consistent with the Goals and Objectives established as part of the Master Plan process. The Land Use Plan also focuses on two "different" land areas. The current City boundaries make up one area and the four square mile area on the Land Use Map comprises the second. The color map represents the official city Land Use Map; in case of any discrepancies between the two, the color map shall take precedence. The Planning Commission has chosen to exercise its statutory authority to plan beyond its current boundaries, recognizing that this larger area may become part of the City in the next 20 years. AGRICULTURE/ RURAL RESIDENTIAL Within the current City area, agricultural uses can be found near the outer boundaries of the City. In most instances, these areas will likely continue as agriculture until water and sewer is extended and the residential housing market improves. From a long-range planning perspective, it does not seem feasible that these agricultural areas will or should be a part of the City's future. With the exception of the extreme southeast comer of the City, the current agricultural areas are prime locations for new subdivisions. r I Within the larger 4-square mile area, agriculture is a more dominant land use and will probably continue to play some role away from the urban core. It will likely blend with large lot residential development into areas that can be categorized as agriculture/rural residential. These areas are the least likely to see municipal water and sewer, making compact urban development undesirable and infeasible. Densities in this Agriculture/Rural Residential area should be equivalent to five-acre lots, which is similar to the densities called for in Brockway Township's Master Plan. URBAN RESIDENTIAL [_ r. f. The majority of existing residential lots and those areas most likely to be served by water and sewer in the next 20 years comprise the urban residential land use category. Minimum lot sizes between one-quarter and one-fifth of an acre are appropriate in this classification. It should be noted that lot sizes should be at least two acres if development occurs prior to water and sewer service. 87 �RECREATION The recreation uses shown on the Land Use Map include existing city park property north and south of Park Avenue, a new large recreation area in the southeast quadrant of town, and a large tract with woodlands and wetlands west of the current city limits. Although not shown on the plan, there are two target areas for new neighborhood parks east of Main Street (M-19), north and south of North Street. As noted in the Community Facilities Chapter, the existing City park provides an excellent community-level resource meeting most park standards, however, the residential areas east of Main Street are in need of one or two smaller neighborhood parks within walking distance of the homes. One north of North Street and one south would be ideal. The large area near the southeast comer of the present municipal boundary is currently owned by the City. Its location includes two primary features: 1) sewer lagoons to the west and 2) railroad frontage to the southwest. The sewer lagoons limit the market potential for residential development. The rail right-of-way, which is currently inactive and could possibly become public property at some later date, provides a possibility for a rails-to-trail conversion. A bike path within this right-of-way would connect the recreational use with the central City without vehicular conflicts. Given the size of the parcel, a mix of uses would be appropriate. Possibilities include the following: ■ ■ l .,[ l l. : ■ ■ playground cross country trails softball fields mountain bike trails ■ ■ ■ ■ agricultural education center miniature golf indoor ice rink camping The actual development of this parcel should be dictated by a more detailed recreation plan to be done after the Master Plan program. A recreation committee working in conjunction with the Planning Commission could best determine needs. PUBLIC / QUASI-PUBLIC Numerous uses are found in this category including the Yale Public School complex, the hospital complex, several churches, the sewage lagoon area, electric substation, public parking, and municipal services. The map area 88 �provides for an expanded sewage lagoon complex, given the current need for additional capacity, and it includes a large parcel to the southeast of the lagoons that could be used for a variety of purposes. A future recycling center/compost operation is one possibility. Outside the current City limits, the cemetery on Park Avenue (Yale Road) is prominent. It is also recognized that additional public and quasi-public sites will likely develop over the next 20 years. Because of their unique locational characteristics and the fact that many consume small parcels of land, they cannot be shown on the Land Use Map. Local zoning and site plan review standards should be sufficient to regulate these uses as they are proposed. COMMERCIAL Two major commercial areas are shown on the Land Use Plan Map. For a description, see the Commercial and Industrial Areas Plan. INDUSTRIAL Two primary industrial areas are designated on the Land Use Map. The Commercial and Industrial Areas Plan provides additional background and descriptions of the two industrial areas. !. CONCLUSION The Land Use Plan Map was drafted to reflect the goals and objectives of the City of Yale Planning Commission. It provides for a balance of housing types, commercial development to meet the needs of the population, recreation development of both local and regional significance, and limited, low intensity industrial development consistent with the rural character of the City. I. I I- 89 ------ �Urban Residential --- Mobile Home Park Multi-Family Residential Downtown District Industrial Recreation Public/Quasi-Public Official LAND USE PLAN CfIT OF YALE PLANNING COMMISSION ST. CLAIR COUN1Y, MICIDGAN FEET 400 //1. B/'"'- ID) BIR CHLER / ARROYO "ssocv.m 20J() �AR UR MH MF REC AR Agricultural/Rural Urban Residential Mobile Home Park Multi-Family Residential Recreation Public/Quasi-Public Downtown District General Business Industrial p AR DD GB I UR R _L~AR REC AR p AR Illustrative LAND USE PLAN City of Yale and Surrounding Area CllY OF YALE PLANNING COMMISSION ST. CLAIR COUNTY, MICHIGAN FEET "'' 7 B /'A // ""' BIRCHLER /ARROYO A.SSOCIAH5 �IMPLEMENTATION STRATEGIES & OPPORTUNITIES INTRODUCTION A Comprehensive Plan cannot implement itself and if it is left to collect dust on a shelf it is hardly worth the commission's considerable effort to formulate a future development strategy. Fortunately, a community like Yale has many implementation tools and techniques available to it. These range from enforcement of existing codes, to development of new ordinances, to relocation programs for incompatible uses, to state and federal grants to assist in developing new facilities. A number of specific strategies are discussed below, along with a partial listing of proposals from the Comprehensive Plan chapters that could be addressed by those strategies. ZONING ORDINANCE A city zoning ordinance is not meant to be a static document. The experiences communities undergo in the application of their zoning rules and the review of unusual new land uses constantly change the body of professional knowledge related to planning and zoning standards. Periodic review of the zoning ordinance will result in the application of the most upto-date standards in the design of new uses and the maintenance of existing developments. Zoning Ordinance standards could be effective in addressing the following: ■ Proper screening of industrial service/storage areas ■ Adequate parking for non-residential uses ■ Performance standards for external impacts of business uses ■ Proper building setbacks from streets and neighboring uses ■ Uniform landscape and screen wall standards ■ Hazardous materials standards ■ New site planning standards for access management 92 �\ In addition to the above, changes to the Zoning Map itself will be necessary. Among the changes necessary to implement the plan are the following: ■ Evaluate the Zoning Map to determine which areas of the City should be rezoned now .to reflect the recommendations in the Comprehensive Plan. The most important areas for change are those where a more intense zoning now exists than what is envisioned in the future. The City will be updating its Zoning Ordinance immediately following the Comprehensive Plan Program. ■ Carefully study existing zoning classifications in the downtown district. Based on the focus of the new downtown district, it may be appropriate to have more than one zoning classification in this area: one concentrating on the importance of a mix of uses and another more commercially-oriented. CODE ENFORCEMENT Simple code enforcement can often turn the tide with regard to the image of an area and the liveability of a neighborhood. More aggressive but fair enforcement of current codes and ordinances could be effective in the following instances: ■ Eliminate negative influences in residential areas ■ Improve housing conditions ■ Terminate improperly established, non-conforming uses ■ Repair or replace ineffective greenbelts, screen walls ■ Reduce business sign area to maximum permitted by ordinance ■ Prohibit expansion where it overtaxes support facilities I .. ,· SPECIAL PLANS AND STUDIES ! r I '. Frequently a general master plan must be followed by detailed design and implementation studies in order to illustrate specific concepts that can only be covered briefly in the plan. Corridor design plans, business district facade studies, sign control and improvement plans, market studies, and pedestrian facilities plans are a few examples of the types of detailed follow-up work that is needed. Special plans could be used to address the following: 93 �■ Parking facilities improvement plans to address deficiencies ■ Building facade studies to enhance older business areas ■ Corridor design plans to integrate land use, circulation, parking, landscaping and pedestrian improvements ■ Sign design guidelines and sign control ordinances to improve sign conditions in business districts ■ Market studies to help improve retail and office uses RECREATION PLANS & GRANTS The Michigan Department of Natural Resources administers three major grant programs for recreation site acquisition and development. One Federal program (Land & Water Conservation Fund) and two State programs (Natural Resources Trust Fund and the Michigan Recreation Bond Fund) provide grant funds to local communities for both acquisition and development with 25% to 50% local matching funds required. All three programs require that the City prepare an MDNR-approved Recreation Plan to insure eligibility. These funds can be used for: ■ New park site acquisition and development, particularly the two desired neighborhood parks east of Main Street ■ New development on existing sites ■ Joint development on school district sites r ' I ~ BUSINESS RELOCATION PROGRAMS I f i '·. In the area of business relocation, the City plays the primary role as middleman or facilitator. Through careful inventory of available properties and close contact with business owners and landowners/landlords, the City could help existing business and industry locate new space more appropriate to their particular use. This type of program might: ■ Move appropriate industry away from neighborhoods ■ Find local businesses room for needed expansion 94 r �■ Improve the business mix in retail areas ■ Bring targeted businesses to Yale ■ Implement the proposals of the Commercial & Industrial Areas Plan COMMERCIAL IMPROVEMENT PROGRAMS A number of activities can be undertaken to improve the City's retail/office areas, lower vacancies, encourage a better mix of goods and services, and precipitate upgrading of buildings and their surroundings. One tool becoming more popular is the creation of a downtown development authority (DDA). The DDA has authority to plan for physical improvements, establish programs for business retention and new business recruitment, and actually accomplish improvements through bonding authority made possible by tax increment financing. The experience of successful DDA's suggests that the improvements within the business areas have a "spill-over" effect that also results in raising consciousness and values in nearby residential neighborhoods. Commercial improvement programs could be used to address: ■ Developing a unique character for business districts in Yale ■ Improving the mix of businesses and quality of shopping opportunities for city residents ■ Correcting code violations related to inadequate screening of business uses ■ Implementing new sign design guidelines through incentive programs and sign design assistance CAPITAL IMPROVEMENTS PROGRAMMING I, The Municipal Planning Act states that "for the purpose of furthering the desirable future development of the municipality under the master plan, the city planning commission, after the commission shall have adopted a master plan, shall prepare coordinated and comprehensive programs of public structures and improvements. The commission shall annually prepare such 95 r . ' l. �a program for the ensuing 6 years..." Hence, there is a specific State mandate for a Capital Improvements Program (CIP) as an implementation tool for the Comprehensive Plan. Capital Improvements, by definition, are large-scale projects and equipment typically exceeding $5,000 in cost and having a life of five or more years. New public buildings, streets, parks, police cars, etc. are included in Capital Improvements Programming. The CIP typically includes as a major component the development of a "needs list". Looking over a six year horizon, capital needs are anticipated and ranked by priority and proposed year of acquisition. These needs and associated costs are then related to the fiscal capacity of the municipality to determine if funding will be available given anticipated revenues. New funding sources may be identified and pursued as part of the CIP process. It is clear that the annual update of the CIP is an important component of the process because of changing costs, technology, and revenues. It also forces the municipality to continually re-think priorities over a medium-range time horizon. The municipality must go beyond next year's budget in an attempt to inject planning into a traditional short-term budgetary process. The end result of the CIP process is a policy document, adopted by the Planning Commission, that relates the long-range goals of the Comprehensive Plan to a medium-range program. This program can then guide year-toyear budgeting. It also brings together the planning commission, city council, and city administration in an attempt to continually relate long-term goals to short-term actions, which is the ultimate goal of the Comprehensive Plan Process. The CIP process could be used to provide funding for: ■ Improvements to facilitate business relocation ■ Recreation site acquisition and development ■ Business facade and sign improvement incentive programs ■ Major construction of satellite service centers (police, fire, hbrary, senior citizens, and the like) ■ Parking and street improvements �STRATEGIC PLANNING AND IMPLEMENTATION Through the State's Rural Economic Development Program, the City has qualified for funds to prepare a Strategic Economic Development Plan. Once approved, the City can apply for federal and state dollars to encourage economic development. Examples might include extending the City's water service to the industrial park, providing relocation assistance to businesses now in residential areas, or building an industrial service road. Many of the items listed above under business relocation and commercial improvement may be funded through these dollars. The City should continue its efforts to secure this type of assistance. CONCLUSION The above comments and ideas highlight the importance of continued implementation of the Comprehensive Plan. It is obvious that the City will not be able to tackle all these items within the next two or three years due to budget and staff limitations. However, one goal of the planning process should be to prioritize these items so that a systematic program of implementation can be followed. ' . t 97 1• i �APPENDIX 1. Newspaper Notice of Public Hearing 2. Resolution of Adoption 3, Commercial and Industrial Impact Areas 4. Summary of Public Comments - Futuring Session 5. Letter of Transmittal to City Council 6. Letter of Transmittal to County Register of Deeds 7. Letter of Transmittal to St Clair County Planning Commission 8. Letter of Transmittal to SEMCOG 9. Letter of Transmittal to Brockway Township r _I 98 r \_, �RESOLUTION OF ADOPTION CI1Y OF YALE COMPREHENSIIVE PLAN By the City of Yale Planning Commission Thursday, March 21, 1991 WHEREAS, the City of Yale Planning Commission is empowered, by the Municipal Planning Act No. 285 of 1931, to make a master plan for the physical development of the City and to amend the plan as needed from time-to-time, and WHEREAS, the Yale City Council created the Planning Commission for the purposes stated in the Municipal Planning Act No. 285 of 1931, as amended, and WHEREAS, the City of Yale Planning Commission has been directed by the Yale City Council to prepare a master plan, hereafter referred to as the Comprehensive Plan, and WHEREAS, the City of Yale City Council and Planning Commission have retained professional assistance and technical support in the preparation of a Comprehensive Plan that addresses the needs and desires of the City's residents, and · WHEREAS, public input into the comprehensive planning process was actively solicited by means of a community attitude survey, a futuring session that involved community leaders and interested citizens, multiple articles in the Yale Expositor, and by a public hearing on the draft Comprehensive Plan held on March 21, 1991, and WHEREAS, the Planning Commission finds that the proposals in the Comprehensive Plan address the needs of the community's current and expected future population, NOW 11-IEREFORE BE IT RESOLVED that the City of Yale Planning Commission hereby adopts this Comprehensive Plan for the City of Yale, along with the text, maps, charts, graphs and other descriptive materials included in the document, and BE IT FURTI-IER ORDERED, that an attested copy of the Comprehensive Plan shall be certified to the Yale City Council and the St. Clair County Register of Deeds; and courtesy copies be sent to the St. Clair County Planning Commission, Brockway Township, and the Southeast Michigan Council of Governments. Motion by: Wolf Long Supported by: Ayes: Anderson, Fuller, Wolf, Cronin, Thorner, Long, and Trevino Absent: Kovatch and Graves Nays: None Motion carried 7-0 We hereby certify that the foregoing resolution is a true and correct copy of a resolution adopted by the City of )'ale Planning Commission at a meeting held March 21, 1991. ~t.~ _;;.~~~~---..\::~z-2::o-....,.,- ( ~ \ ~ �Page 6 -Thursday . FEBRUARY 28 . 1991 -THE YALE EXPOSITOR NOTICE of Public Hearing City of Yale Planning Commission Proposed Comprehensive Plan Notice Is hereby given that the City of Yale Planning Commission will hold a public hearing regarding Its proposed new Com• prehensive Plan for the City of Yale, on Thur• sday, March 21, 1991, beginning at 7:00 p.m. at City Hall, 111 West Mechanic Street, Yale, Ml 48097. The Proposed Comprehensive Plan, which is being prepared as a master plan pur• suant to the Municipal Planning Act No. 285 of 1931, as amended, is NOT a Zoning Ordinance but Is a long-range policy document Involving Land Use; Thoroughfares; and Commercial & Industrial Areas elements and includes maps, tables, charts , and descriptive text that explain the Commission's proposals for the future development and redevelopment of the City. Immediately following the public hearing, the Planning Commission will hold a meeting to consider formal adoption of the plan. Interested individuals may make comments in person or by a representative at the public hearing. Comments may be submitted In writing to the City of Yale Planning Com• mission, 111 West Mechanic Street, Yale, Ml 48097. The descriptive text and the proposed Land Use and other Plan maps may be examined at the City Hall during regular business hours, Mondays through Fridays ex• cept holidays, prior to the hearing . This notice is published pursuant to the requirements of Michigan Public Act 285 of 1931, as amended . Fred Fuller, Secretary Yale Planning Commission �Page 6-Thursday, FEBRUARY 28. 1991 -THE YALE EXPOS1TOR NOTICE of Public Hearing City of Yale Planning Commission Proposed Comprehensive Plan Notice is hereby given that the City of Yale Planning Commission will hold a public hearing regarding its proposed new Comprehensive Plan for the City of Yale, on Thursday, March 21, 1991, beginning at 7:00 p.m. at City Hall, 111 West Mechanic Street, Yale, Ml 48097. The Proposed Comprehensive Plan, which is being prepared as a master plan pursuant to the Municipal Planning Act No. 285 of 1931, as amended, is NOT a Zoning Ordinance but is a long-range policy document involving Land Use; Thoroughfares; and Commercial & Industrial Areas elements and includes maps, tables, charts, and descriptive text that explain the Commission's proposals for the future development and redevelopment of the City. Immediately following the public hearing, the Planning Commission will hold a meeting to consider formal adoption of the plan. Interested individuals may make comments in person or by a representative at the public hearing. Comments may be submitted in writing to the City of Yale Planning Commission, 111 West Mechanic Street, Yale, Ml 48097. The descriptive text and the proposed Land Use and other Plan maps may be examined at the City Hall during regular business hours, Mondays through Fridays except holidays, prior to the hearing. This notice is published pursuant to the requirements of Michigan Public Act 285 of 1931, as amended. Fred Fuller, Secretary Yale Planning Commission �RESOLUTION OF ADOPTION CITY OF YALE COMPREIIENSIIVE PLAN By the City of Yale Planning Commission Thursday, March 21, 1991 WHEREAS, the City of Yale Planning Commissio~ is empowered, by the Municipal Planning Act No. 285 of 1931, to make a master plan for the physical development of the City and to amend the plan as needed from time-to-time, and WHEREAS, the Yale City Council created the Planning Commission for the purposes stated in the Municipal Planning Act No. 285 of 1931, as amended, ~d WHEREAS, the City of Yale Planning Commission has been directed by the Yale City Council to prepare a master plan, hereafter referred to as the Comprehensive Plan, and WHEREAS, the City of Yale City Council and Planning Commission have retained professional assistance and technical support in the preparation of a Comprehensive Plan that addresses the needs and desires of the City's residents, and WHEREAS, public input into the comprehensive planning process was actively solicited by means of a community attitude survey, a futuring session that involved community leaders and interested citizens, multiple articles in the Yale Expositor, and by a public hearing on the draft Comprehensive Plan held on March 21, 1991, and WHEREAS, the Planning Commission finds that the proposals in the Comprehensive Plan address the needs of the community's current and expected future population, NOW THEREFORE BE IT RESOLVED that the City of Yale Planning Commission hereby adopts this Comprehensive Plan for the City of Yale, along with the text, maps, charts, graphs and other descriptive materials included in the document, and BE IT FURTHER ORDERED, that an attested copy of the Comprehensive Plan shall be certified to the Yale City Council and the St. Clair County Register of Deeds; and courtesy copies be sent to the St. Clair County Planning Commission, Brockway Township, and the Southeast Michigan Council of Governments. Motion by: Wolf Supported by: Ayes: Anderson, Fuller, Wolf, Cronin, Thorner, Long, and Trevino Absent: Kovatch and Graves Long Nays: None Motion carried 7-0 We hereby certify that the foregoing resolution is a true and correct copy of a resolution adopted by the City of Yale Planning Commission at a meeting held March 21, 1991. II . James cro~ Cbauperson " ~t.t!!t: �INDUSTRIAL / COMMERCIAL IMPACT AREAS This section identifies and describes commercial and industrial impact areas in the City of Yale. The comments below are organized on a block-by-block basis for the major commercial and industrial areas. The intent of this section is to provide general comments about 1) the need for facade or sign improvements, 2) need for additional screening adjacent to residential areas, 3) areas where gravel parking should be paved, 4) areas where access control or parking improvements are needed and 5) need for land use modifications. Comments made refer to general problem areas; they are not intended to address every negative impact. #1: Jones/Main/Wood/Mechanic 1) Service garage fronts on Wood Street facing residential. Future redevelopment should orient business activities away from residential. 2) Open storage of barrels, tires, pipes, etc. behind Centennial Tire service garage/fotal station facing residential. Proper trash storage and screening from residential needed. 3) Gravel parking south of Veterans Hall should be paved. 4) Total gas station needs raised curb islands to better define ingress and egress points. Patrons of the party store next door are parking in the driveway area and on the public sidewalk. #2: Jones/Main/Mechanic/Park Avenue f I \ ' 5) Facade and sign improvements needed on entire west side of commercial, particularly the strip facing public parking lot. With 55 adjacent paved parking spaces, the west facade should "invite" patrons in or direct them to front entrances. 6) Furniture store using vacant lot west of alley for vehicle parking and outdoor storage of boxes. Screening is needed. #3: West of Main/North/Bettes f I 7) No screening of C & S Bank drive-thru and fabric store from residential to the west. Problems include open storage of trash, automobile noise and exhaust, and teller loud speakers. �8) "Free" parking lot north of bank is unpaved and appears to lack a drainage system. Lot should be paved and raised concrete islands should be provided at end of parking bays abutting Bettes or Main Street to provide for adequate sight distance. #4: Bettes/West of Main 9) Vacant lot used by Ford dealer for new car storage is not screened from residential to the west. Cars are parked too close to Bettes and the sidewalks along Main Street, which hinders sight distance. If this is a permanent use, the lot should be constructed with raised concrete islands along the ends of all parking bays. Screening should be provided. 10) Occupied mobile home behind Yale Feed Store is an inappropriate use and structure in this area. 11) Gravel parking area serving mobile home, Yale Feed Store, Sassy's Pizza, and Big K Lanes is not maintained. Trash and weeds surround lot. Lot should be cleaned up, paved, and constructed with an adequate drainage system. 12) Hughes Industries site has a combination of gravel and poorly maintained asphalt surfaces in need of paving. High weeds and outdoor storage of 55 gallon drums and wood pallets should be eliminated. Screening of site from senior center and residences to the north and west is needed. #5: Second Street/ West of Main 13) '. Car wash and gas station directly abut residential without screening. Patrons were observed drying vehicles west of car wash structure, directly adjacent to residential. #6: Morrell/Guy/ East of Main f / I· l I I j I • 14) No screening of A & W drive-in from residential to the north. 15) Old Moore & Carter lumber site is not screened from residential. Wood and scrap storage is in view of residential, and gravel parking lot should be paved before a new tenant moves in or redevelops the site. �#7: Will/Rail Right-of-way/East of Main 16) r. I Sidewalk is seriously deteriorated and landscaping needed around grain elevator site. #8: Will/Pine/Kennifick/Main 17) Substation needs screening from Main Street motorists. A landscaped buffer along east property line of Ford dealer would help screen the site. 18) Parking of vehicles for sale near the southeast comer of Will and Main and the northwest comer of Pine and Main hinders intersection sight distance. Parking bays/rows abutting public streets should have raised concrete islands to improve sight distance. 19) Used car parking perpendicular to Main Street directly abuts public sidewalk. This can distract from pedestrian level activity along Main Street. A modest, 10-foot landscaped buffer would provide some vehicle/pedestrian separation, improve sight distance at comers, and provide some green space. #9: Pine/North/Jyfain/Kennifick ,1 I { 20) The entire frontage along Main Street is characterized by poorly defined driveways and curbing, poorly marked parking areas, and a sidewalk that becomes poorly delineated in front of the Olympic Flame Restaurant. Raised concrete curbs should be installed to define limited driveway access on the east side of the sidewalk and a raised landscaped strip should be provided on the east side of the sidewalk. Driveways should be clearly delineated and they should provide adequate turning radii. 21) Diagonal parking currently provided on the north side of North Street, adjacent to the Olympic Flame, should be eliminated because the space provided is of an inadequate length. Parallel parking should be provided as an alternative. #10: Mechanic/North/Jyfain/Kennifick 22) The area used for perpendicular parking in front of the Auto Value Store is too small; cars often back up onto Main Street and across the sidewalk. �#11: Wood/Mechanic&,fain/Kennifick 23) Rear (east) facades of commercial strip are poorly maintained. Regardless of future development on the east half of this block, rear facades should be improved. This entire area should be buffered from adjacent residential. Ace Hardware parking and storage already intrudes into residential area. #12: Arthur/Guy/Oarence 24) Industrial site appears to be poorly maintained with overgrown brush/vegetation. Cyclone fencing is an unattractive buffer to adjacent residences. Long-term goal is to relocate industry and redevelop site as residential. #13: Jean Street/Existing Junk Yard 25) The existing junk/salvage area is inappropriate in an area with residential uses. Landscaping would buffer the site on an interim basis until developed as multi-family. #14: East of Maty Street/South of Rail Right-of-way 26) Existing industrial uses are located adjacent to residential homes, and industrial traffic must use residential streets. Longterm goal is to relocate industry and develop site as residential. #15: North/Rail Right-of-way/Kennefick/Arthur 27) r L r I \ Ammonia tanks stored outside are located adjacent to residential. Redevelopment of this entire area as part of the central business district is the long-term goal. �City Of Yale "Vision Of The Future" Summary Of comments From Participants I. General community Character A. B. c. D. E. F. G. H. I. II. Land Use Preferences A. B. C. D. E. F. G. H. I. J. K. L. M. N. o. P. Q. II. c. !, - D. f E. l ( f I Make subdivisions a high priority Eventually remove agriculture within City limits Expand downtown east and west Develop light industry in Southeast corner of City Provide quality multiple housing at appropriate locations Maintain mobile homeparks - enough for now Promote quality senior housing near CBD and park Welcome Agribusiness in southeast corner Develop 2-family units and accessory Promote 2nd-floor offices downtown Develop offices on outskirts of CBD Develop Mill Creek Hiking Trail/Railroad Track Develop neighborhood parks/tot lots Provide more recreation programs for children Provide more parking on east side of downtown Consider establishing footbridge over Mill Creek to City Park Evaluate Rehab/reuse of junior high school PUblic Services And Facilities A. B. ! Expand housing in new subdivisions Maintain downtown core Add more manufacturing jobs/light industry Expand City limits Discourage welfare conversions Keep young people Attract food processors Maintain residential use of historic homes Maintain agricultural land until new development F. G. H. I. Expand and improve water and sewer service Maintain police services, establish better contacts with youth Consider Township/City consolidation fire services Roads and sidewalks need major improvements - new sidewalks and curbs are needed. Schools are good but overcrowded - need more facilities Storm drainage improvements needed Ambulance service a plus - need an advanced EMS unit Continue recycling program - add waste oil collection More comprehensive recreation plans needed �J. K. L. M. N. o. Hospital is a positive feature More timely trash collection needed Better use of park needed Expand water system to industrial park - provide loops Organize civil defense in case of ice storm Promote neighborhood watch � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Yale_Comprehensive-Plan_1991 Creator An entity primarily responsible for making the resource City of Yale Planning Commission, City of Yale, St. Clair County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1991-03-21 Title A name given to the resource City of Yale Comprehensive Plan Description An account of the resource The City of Yale Comprehensive Plan was prepared by the City of Yale Planning Commission with assistance from Birchler/Arroyo Associates and was adopted on March 21, 1991. Contributor An entity responsible for making contributions to the resource Birchler/Arroyo Associates (consultant) Subject The topic of the resource Comprehensive plan publications Yale (Mich.) St. Clair County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/c377846e0a2677e8ef270c823aa0539f.pdf 8cf9deb60c81f8aaabb93d4c96906b59 PDF Text Text lEUlRlEOCA AVlENUlE COlRlRRDOlR STUDY WYANDOTTE,MICHIGAN �.EUREKA CORRIDOR STUDY prepared for: THE CITY OF WYANDOTTE prepared by: ■ ■■ o ■■ Vilican­ ■ ooo ■■ Leman 888;; & Associates, oooo ■ Inc • • Community Planning Consultants 28316 Pnulltlin Road Southfield, Michigan 4803-4 (313) 35~8181 traffic engineering assistance provided by: Michael F. Kobran, P.E. MAY, 1991 �CONTENTS INTRODUCTION ................................................................................ . .......... . .. 1 PURPOSE ............................................................................................ 1 SCOPE ................ . ............................................................................. 1 EXISTING LAND USE . ...................................................................................... . .. 2 EXISTING LAND USE CHARACTERISTICS ..................................................................... 2 EXISTING COMMERCIAL LAND USE .... .. ..................... . ...................... . ....... .. ............ . 4 PERCEPTUAL ANALYSIS .... . ... .. ............................................................................. 6 LAND USE RELATIONSHIPS . .............. . . . ........ . ............ . ........... . ........................... 6 ENTRYWAYS ................................................................... . ...................... 7 STREETSCAPE ............................................................................. . . . ......... 8 PARKING ANALYSIS ...................... . ......................................... . .................. . ...... 11 METHODOLOGY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 OVERVIEW OF PARKING ISSUES ........................................................................ . . 13 ANALYSIS OF PARKING DEFICIENCIES .................................................................. . .. 14 TRAFFIC ANALYSIS ......................................... . ................................................ 18 GENERAL OVERVIEW ............................................ . ...................................... 18 TRAFFIC OPERATIONS ..................................................... . ........................... 19 TRAFFIC SAFETY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 EUREKA POLICY STATEMENTS .............. . .............................. . .. . ................................ 22 LAND USE .......... . ............................................. . ....................... . .......... VISUAL IMPROVEMENT ................ . ............................................ . ................... TRAFFIC CIRCULATION AND SAFETY ...... . .......................................................... . ... . . ORGANIZATION . ....................... . ..................... . ........................................ 22 23 23 24 RECOMMENDATIONS .. . . . ............................................................................. . . . ... 25 CORRIDOR DESIGN GUIDELINES ........................................................................ . . PARKING RECOMMENDATIONS ........................................................................... TRAFFIC RECOMMENDATIONS ........................................................................... GENERAL LAND USE ...................................................... . ............................ 25 28 30 33 APPENDIX ............................................................................................ appendix contents-1 �MAPS AND GRAPHICS EXISTING LAND USE ..... .... ...... ...... ............... . .. . .......... ....... .... ......... .......... ... . ... ... 2 EXISTING LAND USE (map) .. .... ...... .. ..... ............ . ............ . ............... .. ... .... : .............. 2a EXISTING COMMERCIAL LAND USE . .................... ..... ...... .... .... . . .... ... . . ......... . . ..... . ... ... .. . .. 5 LACK OF SCREENING BETWEEN USES ............. . ........... .. . .... ................. .. ........... . .. ..... ...... 7 VISUAL ANALYSIS (map) ........................................ ....... .... .... .......... . . ... .. . ........... . 10a IS THERE A PARKING SHORTAGE ON YOUR BLOCK? .... .. .. .. ............... . . . . . .......... . .. . .... .. ..... . .... ... . 13 EUREKA PARKING ANALYSIS: NORTH SIDE ........................................................................ 14 OBSTRUCTED ALLEY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 EUREKA PARKING ANALYSIS: NORTH SIDE ... ......... .. .................... ... . ... . ... ... .. ... .. .... .. ..... . . . ... 16 UNPAVED PARKING AREAS PROMOTE INEFFICIENCY ...................................................· ............. 17 TRAFFIC AND PARKING ANALYSIS (map) . . .. . .... .. ... .. ... ... ... ... . . ...................... . . . ... .. ...... .. ..... 17a TRAFFIC ACCIDENTS ON EUREKA BY INTERSECTION ................................... . ........ . ............. . ... .. 19 SIDE STREET TRAFFIC ACCIDENTS ............................ . . .. . . .... ...... . ..... . .................. ..... .... 20 ANGLE PARKING IN CLOSE PROXIMITY TO INTERSECTION . .... .... . . .......... .. ... ... .... ... .... ..... . ... ..... .. .... 21 SCREEN WALL DETAIL ADJACENT TO ALLEYS .....................................· ... . ................. . . .. .. ... .. 27 SAMPLE BLOCK DESIGN (map) ................................................................................ 27a PARKING LOT DESIGN (map) . ............. ..... ...... . .. . ........ .... .... .... ... .... .. . ... ...... ........... ... 29a contents-2 �INTRODUCTION As the major west entrance point to the City of Wyandotte's Central Business District, Eureka Avenue plays an important role in shaping the image of the City as a whole. With the dominance of the automobile as the primary mode of transportation along this corridor, the visual perception from the roadway plays a critical role in shaping our perception of the entire community. Of equal importance however, is the functional operation of the roadway itself. In order to operate as intended, the street system must be free of vehicular and pedestrian safety hazards and provide smooth circulation both on and off-site. In order for businesses to remain viable and the corridor to function as a cohesive unit, traffic circulation must remain safe, parking and on-site circulation adequate, and a sense of visual appeal must be maintained. The Eureka Corridor, much like most areas of Wyandotte, developed prior to many of the City's existing zoning regulations. As a result, a variety of land use conflicts exist along with concerns related to sign control, setbacks and parking; and a general lack of and inconsistency with landscaping, screening, and buffering. Recognizing these concerns and the need to identify immediate and long-term solutions, the City of Wyandotte in conjunction with the Mayor, City Council, Planning and Rehabilitation Commission, Tax Increment Finance Committee and Downtown Development Authority, commissioned the study of Eureka Avenue from Fort to Biddle Streets. PURPOSE The primary objective of the study is to recommend improvements after thoroughly analyzing the corridor from a functional and visual standpoint. An in depth analysis was conducted of the existing on and off street parking situation, traffic patterns and streetscape aesthetics. In addition, two evening workshops were conducted and attended by merchants, owners, residents and elected and appointed City officials. The combined input and efforts of these individuals played an integral part in the proposed improvements recommended in this study. SCOPE The scope of the study spans, physically, Eureka Avenue from Biddle Avenue to Fort Street in the City of Wyandotte. ·• Conceptually, the report addresses, the need for parking, means of improving vehicular and pedestrian circulation and streetscape aesthetics, from a planning perspective. Assistance was provided by a transportation engineer for segments regarding traffic circulation. The analysis and recommendations in this report reflect our observations and the existing conditions as they were in the summer of 1990. 1 �EXISTING LAND USE The map on the following page illustrates the existing land use of parcels with frontage on Eureka Avenue and parcels directly behind these uses. A "windshield survey" was conducted in June, 1990 to determine the existing uses along Eureka. The total site acreage of these uses was then tabulated for the entire corridor. Although approximately 36 percent of the frontage on Eureka is devoted to Commercial and Industrial uses, a large portion of the corridor still is occupied by residential uses. Approximately 20 percent of the frontage is occupied by multiple, two-family, and single family uses. The pie graph further illustrates the existing use of land within the corridor. EXISTING LAND USE CHARACTERISTICS One and Two Family Residential: One and Two family residential units on Eureka are primarily concentrated east of Eleventh Street although units exist throughout the corridor. Some have in recent years been converted to businesses and other nonresidential uses. With few exceptions, single family residential homes exist adjacent to the alleys behind the Eureka frontage. EXISTING LAND USE JULY, 1990 Utility (0%} OJosi-A.Jblic (25%) ~1tJ11%) Office (2%) Voe. Comcl (2%} Two-Family (5%} hdustriol (1 %) SF Residential (1.3%) Vacant (5%) A.Jb Parking (7%) Multiple Family Residential: Less than two percent of the acreage with frontage on Eureka Avenue is currently occupied by multiple family units. Apartment complexes are located on the south side of Eureka at Eleventh and Third streets. Additional multiple family units are located behind the frontage parcels between 11th & 12th street and 12th & 14th streets on the north side. 2 �I I I I I. IC I I I I I I I □ <m1im1 t:::s ffi 91 t~ ~Wm ~ (QJ9 [gJ ls~ ~ t::=l @il iJ (@) -.z .-. 0 ~ 0 ~ I • �I I I I I I I I I ' ' Commercial: The majority of land on Eureka is currently occupied by commercial uses. These businesses vary greatly but are primarily dominated by automobile related uses. As expected on a high traffic volume street like Eureka, many of these businesses, such as gasoline stations, automobile and service shops, benefit from high traffic volumes. Office: Currently, offices such as banks, insurance agencies, medical and professional offices make up only two percent of the uses within this corridor. These uses are evenly distributed along Eureka Avenue from Fort to Biddle streets. Industrial: Less than one percent of the corridor is devoted to industrial uses; these include Ferro-Tech Industries located on the south side of Eureka at Fifth Street and Wyandotte Packaging located on the south side of Eureka at 15th Street. These uses are non-conforming under existing 8-2 zoning. School: The second largest use of land is devoted to public school property. Approximately 24 percent of the corridor is devoted to land occupied 9y Roosevelt High School. As the dominant land use East of the viaduct, the high school influences business uses and traffic patterns in the area. Parking: Areas used exclusively for parking currently occupy seven percent of the existing land use. Most of this parking is currently located in the lot behind the NBD Building at Biddle & Eureka and serves Yack Area and other Central Business Area uses. In addition, other areas for public parking are being considered by the City and are not currently included in this use category. Quasi-Public: The only use in this category is the Christian Mission Alliance Church located between 19th & 20th on the south side of Eureka. Utility: Less than one percent of the land is currently occupied by public utilities. The only use occupied by this category is an electric transformer station located on the south side of Eureka Avenue between 15th and 16th streets. Park: The City-owned plaza park located on the south side of Eureka and Biddle Avenue is the only park area within the corridor. The site contains the plaza, fountain and totem pole, and serves as a point of interest. 3 �Vacant Commercial: This category represents existing commercial buildings that are currently vacant. In regard to land area, these uses represent two percent of the total Eureka frontage. These buildings range in size from a large vacant automotive dealership site (between 22nd/21st. south side) to buildings with less than 1000 square feet. There are twelve buildings from Fort to Biddle Avenue that are vacant. Vacant: Approximately, five percent of the Eureka frontage is vacant land. Many of these lots are small and between existing commercial uses, making potential development difficult. However, some of these lots offer the opportunity for existing businesses to expand or provide additional parking. EXISTING COMMERCIAL LAND USE In order to get a clearer picture of the type of businesses along Eureka Avenue, all non-residential uses were analyzed independently and categori?'.ed according to use. These included all commercial, office, and industrial uses. The graph included on the following page illustrates the breakdown of the uses, representing the existing 97 businesses (including vacant businesses) along Eureka. The uses inventoried include the following: I I I CONVENIENCE: Food specialty shops, barber and beauty shops, cleaners and "rent it" stores. COMPARISON: Furniture stores, office supplies and pet stores and other retail. EATING & DRINKING: Bars, ice cream shops and cafe's. I AUTOMOTIVE: Gas stations, truck and auto sales, parts and service. WHOLESALE: Wholesale activities and commercial storage. INDUSTRIAL: Manufacturing; packaging, compounding or processing products. OFFICE: Banks, doctor offices, insurance agencies and professional offices. VACANT: Currently vacant commercial buildings. ' 4 �I I I I I I I ' r As illustrated in the graph, automotive uses dominate the corridor representing 26 percent of all businesses in the area. Most of these businesses greatly benefit from the high daily traffic volumes along Eureka Avenue. In contrast, many businesses remain viable and continue to renovate and expand. A large portion of existing commercial buildings remain vacant. At the time of our analysis. (summer, 1990), twelve percent of all commercial buildings were vacant. Many factors have contributed to this condition. While market force is one factor, it appears that insufficient room to expand and a general lack of parking have been major contributors to the existing vacancy rates within the corridor. EXISTING COMMERCIAL LAND USE JULY, 1990 'M-lClESAf (1%) GENER/IL (19%) /lJJTO'v10llVE (26%) CCX'J'vENIENCE (15%) V/lCANT (12%) NCXJSffi/lL (2%) CfflCE (14%) EAllNG & EBNKING (7%) COv!PftRISCX'J (4%) 5 �I I I I I I I I I PERCEPTUAL ANALYSIS The dominant and continually changing land use patterns along Eureka Avenue have a profound affect on shaping our image of Wyandotte; although the main functional purpose of the corridor is to provide safe and efficient transportation. The "visual quality" of the corridor will shape motorists' impressions of the entire community. As a State trunk line and as a major link to the Central Business District, Eureka plays an important role in the Downriver area and the transportation network. Parcels adjoining Eureka hold significant potential from a land use stand point due to high daily traffic volumes and general visibility. Many businesses along the corridor have been established for decades, prior to current land use controls instituted by many communities to regulate signage, facade treatment and landscaping to name a few. Today many of these elements are currently deficient creating a lack of "organizational structure" for the corridor. Individually, these elements many seem insignificant, but collectively,- their absence creates an overall poor visual quality and leaves the impression that the community does not highly regard appearance. The concerns and existing physical conditions within the corridor are not entirely unique to Wyandotte. Many Downriver communities with similar corridors are faced with commercial strips that are generally "uninviting" and bear little resemblance to the architectural styles that exist in the rest of the community. In order to evaluate the aesthetic quality of the entire corridor, the elements which make up our overall perception have been looked at individually. After numerous field visits and detailed analysis of existing conditions, some general perceptions can be made about Eureka Avenue. These elements have been defined as: Entrance Statements, Land Use Relationships, and Streetscape Conditions. The accompanying "Visual Analysis" maps on page 1Oa further illustrate these points. LAND USE RELATIONSHIPS r The primary conflicts relate to existing intense developments adjacent to residential houses. Lack of proper screening of commercial buildings, storage areas and parking spaces, adds to the negative visual response of the entire corridor. Generally, commercial development has occurred along the entire Eureka frontage with some multiple, two-family, and single family units in between these areas. Behind most of these businesses, sound single family houses exist adjacent to the alley. The lack of screening and buffering coupled with the intense use of such businesses like auto repair, collision shops and industrial buildings, creates detrimental impacts like noise, vibration, traffic and views of unsightly buildings and lots. Such a relationship provides for a difficult coexistence between varying intensities of uses and can result in subsequent devaluation of residential neighborhoods. 6 �I I I I I I I I ' ' I r" f ~ ENTRYWAYS Entryways into a community play an important role by shaping first impressions to visitors. In addition, these entranceways offer great potential to provide motorists and pedestrians information and can direct them to historical, cultural, and business centers of the community. West Entrance: For motorist traveling from west to east along Eureka, it is difficult to distinguish when one is leaving a particular community or entering another. With the same natiooal franchises scattered along the same roadway, one community's commercial corridor becomes indistinguishable from the next. This statement holds true when motorists enter Wyandotte from the west at the intersection of Eureka and Fort Streets. A strong "sense of place" is required for an identity to be established. A LACK OF SCREENING BEIWEEN USES positive identifying statement is lacking at this -important entrance. Motorists and pedestrians alike should clearly know when they have entered the City of Wyandotte. A general lack of cohesive signage, landscaping and inspiring entrance statements leave an ill defined impression for this important focal point. East Entrance: Although Eureka Avenue serves separate commercial needs from the Central Business District, each is dependant upon the other to lure shoppers to a variety of convenient goods and services. In this respect, the park-like space located on the southwest corner of Biddle and Eureka Avenues, serves a vital potential function of identifying this intersection as a major "node" between these two districts. This space holds the potential of directing movement into the C.B.D. and at the same time creates a focal point for Eureka Avenue. The park currently falls short of this potential due to the southwest orientation of the intersection. However, the existing benefits of the public space should not be discounted. Further study should be given to this intersection to promote C.B.D. and cultural activities. 7 �I I I I I I I ' I f: ri STREETSCAPE Unlike the central business district which relies heavily on pedestrian shoppers parked in centrally located parking areas, the businesses within the corridor are geared to accommodate the automobile, providing individual parking areas for each business in most instances. A secondary or non-existent concern has been given to streetscape amenities such as pedestrian walkways, landscaping and street trees. Streetscape improvements have been minimal at best and collectively their impact has not significantly aided overall appearance. In regard to individual sites, added landscaping can in fact increase visibility by creating individual identity and character. A further analysis of streetscape conditions are as follows: Trees: Currently there are over 125 street trees on Eureka Avenue. Their health and size vary greatly depending on location. In some cases trees have been removed and these planting areas have been filled in with cement. The condition and health of many of these trees show a general lack of proper maintenance. Although tree plantings have been encouraged in the parkway _areas, trees within parking lots are virtually non-existent. Parking lot trees could be used to soften the vast area of pavement in these lots. Street trees also function to soften existing buildings and other man-made structures. Even in winter months after their leaves have defoliated, the branch structure of these trees still adds definition to the corridor space. Perhaps more than any other streetscape feature, street and parking lot trees can create a sense of unity for the entire corridor and provide the opportunity to create special themes and design schemes. Screening and Landscaping: Unlike downtown businesses which share City-owned parking areas to serve customers and merchants, businesses along Eureka predominantly offer off-street parking for each individual site. These individual off-street parking areas consume large portions of land and collectively have a significant impact on the overall appearance of the corridor. Due to the large demand for customer and employee parking, many of the sites have left little room for green areas. Without sufficient landscaping, concrete and asphalt dominate the streetscape and leave a lasting impression of poor aesthetic quality. Although parking areas are essential to nearly all businesses along the corridor, their negative visual impact can be softened through application of proper screening and buffering techniques. In many instances unsightly outdoor storage of vehicles waiting for repair and equipment can be seen from the roadway. In those cases where screening measures have been attempted, broken fencing and screening often add to the visual blight. 8 ----- - -- -- -- �I I I I I I , f: In addition, landscaping can also be used to provide a transition between more or less intense uses. The predominate land use along the corridor is commercial, although a significant number of residential uses co-exist with these businesses. In order to minimize the impact to these residential uses, additional screening and buffering techniques are needed. Another important function of landscaping is to provide a visual buffer between surrounding uses and the roadway. Landscaping and screening techniques can also create a sense of identity to a site and minimize confusing parking arrangements. Most sites are in need of landscaping for these purposes, particularly near driveways to help define the point of vehicular entry. Once on the site, landscape islands can be provided to direct and define vehicle traffic and parking. This important element is severely lacking along the corridor as a whole. Pedestrian Links: With the high volume of traffic along Eureka, new and existing businesses have primarily developed to accommodate the automobile. This emphasis has often come at the expense of pedestrian amenities. Pedestrian safety should be of utmost concern _when reviewing a particular site's function and design. In some instances pedestrian walkways are ill defined from parking areas creating potential safety hazards. In addition, a lack of attention has been given to north-south pedestrian move within the corridor. Since it is desirable to have a visual connection from one side of the street to the other, concern for pedestrian movement should also be emphasized. In particular, the area around Roosevelt High School contains heavy pedestrian movement of this nature. Proven design principles need to be applied to allow safe pedestrian movement across Eureka Avenue. Sidewalks: Further analysis was conducted to identify those blocks where the existing condition of the sidewalks may present safety hazards. This was accomplished by counting each flag(slab) and evaluating them on a block by block basis. Evaluation of each flag was based upon specific criteria. Those blocks with greater than 20 percent of the sidewalk in poor condition are listed below: North Side: r 21st to 20th, 12th to 11th. South Side: 22nd to 21st, 15th to 14th, 12th to 11th, 11th to 1025 Address, 6th to 5th . These blocks are illustrated on the "Visual Analysis" maps. The criteria used to evaluate each block including the individual breakdown of each block is included in the appendix. 9 �Signage: Signage as a means of advertisement to the passing motorist dominates the streetscape of many urban corridors including Eureka Avenue. With each individual business in competition to attract the greatest attention from the passing automobile, it is no wonder that signage often competes with only itself. Numerous businesses display window signs, banners, and pedestrian level display boards which are in fact too much information for the motorist to observe when passing. Although the use of signage will remain a favorite median of advertisement for merchants, standards should be considered which address the size and shape among other features of the signage. Facade: A facade is often referred to as the facial skin of a building. More specifically, it is the front of the building that typically has received special architectural treatment. Building facades, in a sense, provide the visual walls that define the Eureka Avenue streetscape. At present, many buildings are irregularly spaced between vacant lots; lots that are often bare, or containing parking and in some instances are overgrown with vegetation. In addition lack of maintenance has deteriorated the appearance of some structures that once displayed a fine architectural character. The composite of these factors creates a negative image. The potential exists to turn this image around by refurbishing the old and building new store fronts that work together to provide a unifying effect, while at the same time expressing individuality in composition. The facade design illustration prepared for this study is for an area selected on the basis of typical conditions that can be observed almost anywhere on Eureka Avenue. This illustration suggests improvements for a combination of buildings as well as on-site and off-site parking and streetscape elements. These general recommendations can also be utilized elsewhere on the avenue. I ' Vacant Land and Buildings: At the time of this study, it was determined that approximately twelve percent of all businesses along the corridor were currently vacant. In addition, 5% of the total land area with frontage on Eureka remains vacant. Many of these areas can be categorized as "eye sores" to the community and offer little value to the overall image of the community. Although market factors have a significant effect on these conditions, community-wide efforts to improve the appearance of the corridor such as thorough tree planting programs, pedestrian amenities, and landscaping can minimize the negative visual impact of these areas. 10 n r ---------------- -- �PARKING ANALYSIS Nearly all commercial businesses along Eureka Avenue are dependant upon sufficient and accessible automobile parking for customers and employees. Increased usage of the private automobile as the primary mode of transportation, has put additional demand on off-street parking areas which serve the various business establishments. As an urban corridor which is nearly 100 percent developed, little room exists for businesses to expand their off-street parking facilities. As a result, businesses most often choose between costly expansion of existing parking facilities or vacating their current location for a more suitable site elsewhere, often outside of the community. I l I r Most new commercial developments require off-street parking areas that typically encompass between 50 percent and 75 percent of the land area for a particular site.1 With this enormous demand for land devoted to parking, existing commercial establishments along Eureka Avenue are presented with difficult challenges to meet their parking needs. In light of this challenge and additional concerns expressed among Eureka Avenue merchants, an analysis was conducted of existing parking deficiencies on a block by block basis to determine those blocks which currently have the most critical parking shortages. METHODOLOGY Mapping: The first step in the process was to develop a base map of the corridor, identifying roads, curb cuts, buildings, and parking areas. Aerial photographs were utilized in conjunction with current city base maps to provide a composite planimetric map. The location of buildings and other features were then field checked and corrections made accordingly. Data Base: A data base was created which included all commercial uses along the corridor, the square feet of these buildings and the current amount of parking available to determine parking need. In cases where the current off-street parking area was ill-defined, an approximate count of potential off-street parking spaces was determined. On-site visits, phone calls and coordination with the Assessor's office, Community Development and the Police Department was conducted to build the data base. 1 Designing Urban Corridors, PAS Report 1989, APA Press 11 �i r r I I I I I ' ' ri r Business Survey: To provide a more accurate representation of the parking situation along Eureka, a business survey was sent out in June 1990, to all businesses along Eureka. Each merchant was asked to identify the following items: number of employees they had, where customers and employees parked, the number of customers in the establishment at any one time, what days and hours parking demand is greatest, the average length of time a customer is in the establishment, and if they felt there was a parking shortage in their block. This information was then taken into account and included in the block by block analysis. Standards: Following this, parking need for each commercial use was determined. The most recent parking standards of the city were utilized in the analysis. In addition, potential parking space requirements for vacant commercial buildings were computed and added to block totals using a standard of one space per 150 sq. ft. of usable floor area. One difficulty in utilizing standards was accurately gauging usable floor area. Most parking standards are based on usable floor area rather than gross floor area. To determine usable floor area, the gross floor area of each commercial business was computed on the basis of eighty (80) percent usable. However, many older buildings have floor space that is not laid out in a manner consistent with modern practices. Therefore, space is often wasted and older buildings are not as efficient making the standard 80 percent unrealistic. In such instances, telephone contact was made and additional site visits were conducted to determine a reasonable standard. In some cases, other standards were utilized that were not dependent upon usable floor area as indicated in the city's parking standards. Such uses included barber shops/ beauty salons, churches, gas stations, and automobile services and repair shops. Parking standards for these uses were determined by using a combination of the number of employees, service bays and trucks, and meeting room space in the case of the church. Assessment of Need: The parking need was compared to the existing parking on a use by use basis and the information was then tallied for the entire block. In this way, it was possible to evaluate whether a block had a surplus or deficiency of spaces. This provided a numerical listing for comparison of each block on a corridor wide basis. However, it doesn't account for various other inconsistencies. For example, some areas currently used for parking were not necessarily located on the same lot as the business or in some cases the same block. Also, a parking area for one building may be restricted for use by an adjacent building due to the ownership and thus, cannot be counted for other uses. In other cases, a lack of clearly defined areas separating customer parking and storage of vehicles required interpretation. In these cases, storage areas were not counted for parking purposes. For these reasons and others, the section which follows provides a block by block description of the findings and conclusions that account for inconsistencies. 12 �f I I I I r r OVERVIEW OF PARKING ISSUES The corresponding tables, indicate the parking need and current deficiency or surplus of spaces on a block by block basis. The Traffic and Parking Analysis map at the end of this section further illustrates the results of the parking analysis on a corridor wide basis. For the purposes of this study a block was determined to have a "minor parking space deficiency" if there was a numerical need for one to 15 additional parking spaces. A "major deficiency" was indicated for those blocks with an additional need for greater than 15 parking spaces. As indicated in the methodology description above, deficiencies may be experienced by individual businesses along Eureka Avenue that the table does not sufficiently portray. These instances are further explained in the block analysis description. Generally speaking however, many of the existing parking deficiencie§ on an individual and block basis can be related to the following: IS THERE A PAR.KING SHORTAGE IN YOUR BWCK? BUSINESS SURVEY, 11190 YESC5") 1. Eating & drinking establishments severely deficient in parking spaces although deficiencies vary according to time of day. 2. Automotive repair shops which lack designated vehicle storage areas separate from employee and customer parking. 3. Lack of cooperation between businesses, especially relating to designated parking areas for employees and customers. 4. Unpaved and ill-defined off-street parking areas that are not efficiently used. These areas have the potential for much higher usage. 5. Lack of sufficient room for delivery trucks and loading and unloading operations which interfere with customer parking and overall vehicular circulation. 6. Businesses on small parcels with little or no room to expand parking to meet current demands. 13 �I I I I ' r ANALYSIS OF PARKING DEFICIENCIES EUREKA PARKING ANALYSIS: NORTH SIDE A total of eleven blocks were identified as containing parking deficiencies from a numerical standpoint. Of these eleven blocks, five were identified as containing major deficiencies, and six with minor deficiencies. These blocks represent approximately 61 percent of the 85 businesses in use along Eureka Avenue. This calculated deficiency is further supported by the results of the business survey, in which the business owners were asked, "is there a parking shortage in your block?" As shown in the pie graph on the previous page, approximately 59 percent of the merchants which responded to this question on the survey indicated that there was a parking shortage on their block. A description of the parking analysis for each block identified as deficient has been provided below for further explanation: North Side: 14th/12th - Major Deficiencies: The eating and drinking establishments require significant amounts of parking. The deficiency total includes a potential requirement of ten spaces for the vacant building adjacent to Prush's. An additional parking lot has been suggested between Prush's and Cozy Corner which will improve the situation. However, assuming that an additional 48 spaces could be provided, a 17 space deficiency would still exist. r, REQUIRED PARKING PARKING PROVIDED SURPLUS (DEFICIENCY) Biddle-3rd. 198 261 63 3rd.•4th. 28 28 0 4th.·5th. 4 5 1 1l th.-Viaduct 5 5 0 11th.· 12th. 9 15 41 12th.· 14th. 119 54 (65,2 14th.• 15th. 52 25 (27JJ 15th.· 17th. 52 eo 8 17th.·20lh. 85 83 12r' 20lh.·21s1. 26 32 8 2tst.•22nd. 18 37 9 22nd.·23rd. 19 63 41 23rd.·Fotd 23 41 18 BLOCK 1. Includes unimproved area behind gas ttatlon that Is also used for storage of vehicles. 2. Does not Include proposed 48 space parking lot between Prush's and Cozy Comer Bar. Includes an estimate of ten spaces ror the vacant building. 3. Does not include approximately seven spaces used 10< storage of vehicles at the Union 76 gas station . Includes nine es11mated spaces f0< the vacant building. 4. Includes V&L estimates of 14 parking spaces for tho Vacant building on this block. 15th/14th - Major Deficiencies: Major congestion primarily around the Union 76 Gas Station. A potential requirement for nine spaces has been estimated for the vacant building on this block. Generally speaking, off-street parking on 15th Street is highly congested and severely deficient. Additional parking is needed for employees, tow trucks, and vehicle storage . 14 �I I I I I I f r r t ~ 15th/17th - No Numerical Deficiency: Although this block has not been identified as containing a numerical deficiency in parking spaces, problems with distribution do exist. Most of the off-street parking spaces on the block are located on the eastern half and are intended to be used for each individual use, not the block as a whole. The existing marina sales/service and body shop requires additional room for storage further multiplying the problem. 20th/17th.- Minor Deficiencies: Primary deficiencies experienced by businesses within the eastern half of the block. The few on street parking spaces in this area are in high demand. Lack of identification of the parking in the rear, leaves customers with the impression that no parking exists. In addition, the ill-defined lots behind these businesses do not allow the space to be fully utilized. South Side: Fort/23rd - Minor deficienc{es: Furniture City is deficient in adequate spaces for customer parking subsequently placing increased demand for the spaces located on the Thrift Flower Shop lot during busy hours. 23rd/22nd - Minor deficiencies: The medical clinic appears to have adequate parking, although the other businesses on the block are generally deficient of spaces. 22nd/21st - Minor deficiencies: For the two buildings currently in use on this block, there is a ~ -7 numerical parking deficiency of two spaces. : ·· However, when the vacant dealership is accounted for, an additional 30 spaces would be required (48 spaces needed minus approximately 18 provided on oosrRuCTEo ALLEY this site). However, taking into account the surplus of 21 spaces on the block east of the site, only an eleven space deficiency would exist with the dealership building in use as a retail establishment at its maximum use. 15 �I I I I I I ' r ~ 20th/19th - Major deficiencies: A primary problem occurs when church seNice or other related functions take place. Parking requirements for the church have been estimated at 75 spaces while only eleven spaces are provided. Area businesses have expressed concern about the availability of parking spaces especially when special functions take place during normal business hours. BLOCK 19th/18th - Minor deficiencies: The body and fender shop lacks sufficient off-street parking separated from storage areas and display of vehicles. The business suNey indicated an occasional need for more parking. 16th/15th - Major Deficiencies: All parking spaces are primarily off-site. Although some room exists behind these buildings for a few additional spaces, it is very limited. Sever problems exist for employees of Royal Meat Packaging and for customers of other businesses to find spaces. This has escalated the parking deficiencies on adjacent blocks. 15th/14th -No numeric Deficiency: Occasional shortage of parking spaces between Daniel Bros. Body Shop and Rondevoux Lounge. Although no numerical deficiency has been estimated, the unpaved parking area behind the lounge is inefficient and adds to parking shortages at peak usage times. 14th/13th - Major Deficiency: General lack of sufficient offstreet parking spaces for all businesses. Additional parking is clearly needed when Marine Corp. Lounge usage is high. fl EUREKA PARKING ANALYSIS: SOI.JfH SIDE REQUIRED PARKING PARKING PROVIDED SURPLUS (DEFICIENCY) Fort-23rd. 23 21 (2) 23rd.-22nd. 44 38 (8) 22nd.-21st. 62 51 (11)1 21st-20th. 18 37 21 20th.· 19th. 83 35 (48) 19th.- 18th. 29 14 (15) 18th.-17th. 40 40 0 17th.-16th. 21 23 2 16th.- 151h. 34 18 (18) 15th.-14th. 32 35 3 14th-13th. 42 27 (15) 13th.-12th. 29 37 8 12th.• 11th. 30 28 (4) 11th.-vladuct 9 0 (9) 7th.-6th. 28 30 ,z2 6th.-5th. 21 23 2 5th.-4th. 87 18 (89/ 3rd.-8 1ddle 20 28 8 1. Includes a required pasl<ing potential of 48 spaces for the vacant car dealership and the use of 21 surplus spaces located east of the site. 2. Appro•lmately 20 spaces &e provided wtthln the "Y-N-OOr building. Includes an estimate of • I• spaces for the vacant building. 3. Includes 42 estimated p&klng spaces for the vacant buildings. 16 �12th/11th - Minor Deficiency: Unpaved parking lot behind the businesses on this block creates an inefficient parking layout. Additional parking spaces are needed especially during peak demand hours at Ron's Bar. 11th/Viaduct - Minor Deficiency: Home occupations and converted residences primarily make up the few businesses on this block. Due to this fact, sufficient room is not available for customer parking in front or behind these uses. "'T - 5th/4th - Major Deficiency: The general retail uses on this block coupled with the employee parking demands of Ferro-Tech Industries, have created deficiencies in parking for the entire block. The vacant buildings on this~ block remain at a disadvantage from a marketing standpoint without the availability of sufficient off-street parking. UNPAVED PARKING AREAS PROMOTE INEffiCIENCY r r r 17 �() ,_ f r LACK OF Cl£AR ACCESS TO THESE BUILDINGS CREATES A HOH oEM AND FOR EASILY THE ANGLE PARKING IS IPI Cll)q l'IIOXIMITY TO THE INTERSEC TION cREAlllG A POTENTIAL FOR VEHICULAfl SAFETY PROB .... ACCESSIBU PAIIKINO &PAC ES ON EUREKA UNOER-UTIUZED PARKINO AREA LACK OF CLE.AR EGRESS, INGRESS ANO DEFINED PARKINO SPACES HOHL Y CONGESTED AREA. OFF-STREET PARKINO Cl.fflENTLY OCCUPIED BY TOW TRUCKS. VOtCLES WAITINO FOR SERV1CE AND CUSTOMER PARKINO • POOR ACCESS DESIGN. INGRESS AND EGRESS SHOULD BE 04RECTED AWAY AIOM THE INTERSECTION WITH TI\AfflC CIRCULATION P!lovm PARKJNO ANO STORAGE AREAS AAE T WELL DEANED . CUSTOMER PAAKING ULD BE CLEARLY IND4CATED L AN EXCESSIVE NUMBER OF ORVEWAYS PER SITE AFFECTS TRAFRC FLOW AND ACCIDENT POTENTIAL------....- Ii l~UI □ ~ Jl □ fil •~ ~ Lu~""" ' ~ 11 ·i Cl □ □ ·r , ~ ~~fa' l l [=;l\ CJ ti ll I WALJ\ +-Q---+ EUREKA ______ .. AVENUE DUMPSTER CAN CAUSE SITE ~ WUT90UICI ,_.,......,...,..,..""""...,..-"" ..., -ir Jl~_:-= oUMPSTER LOCI\TION INTERFERES WITH PARKING AND CIIICIAAnoN ~ ~□ ~' ]~-7 l~ ~ o □ o oD ~~ a :_ ~- u ·~ : DO 'n~Al J □ □ n D ;! u ~--+ Df'!IVEWAY SPACING CREATES AND HEAVY TI\AfflC VOLUME WW~tfW§(Q)lftff§ ·,CO ~ MJNOR PARKING SPACE DEF1CIENCY MAJOR pARKJNG SPACE DEF1CIENCY • ~ ~ ~ § IM ~ ~ © (Q) ~ lg} Il rJi_j JC.At. • Ill 1a• r ~\_fFIFil@ ~IM9 10CilIN1~ ~~~~Y©IT@ ©Il7f"V @I¥5 ~ UNlMPROVED pARKJNG AREA ------+- WHENEVER POSSIBU ~ IMPROVED pARKJNG AREA , --r CONFLICTS BETWEEN VOtCLE.5 TURNING RIGHT OR LEFT FROM ADJACENT DRIVEWAYS. MARGINAL ACCESS DRIVES AND SHARED DRIVEWAYS SHOULD BE ENCOURAGED THE AREA BECOMES CONGESTED AT PEAK TIMES WITH THE COMBINATION OF OFF-STREET PARKING tLlJ ONE-WAY TRAFFIC F-=====9f,: i DEFINED PARKING AREAS [!§ TRAFFIC SIGNAL a □ □ O C ='- POOR ACCESS HIGH FREQUENCY OF ACCIDENTS C 0 ~ DO'o'~QI! I!~ 0 •••• •c • ••••• ~ --n WA,,.. 00. UT~ , . . □ INUMU:R OF ACCIOENTI: 1- 1.Sl , 5 - 1 -,01 ♦ t.laT---, 1,,00'lf:"'°-ICAIACff'f(ATI.E'IB.O,.aMCII-C, NAIIROW ALLEY CREATES CONFLICTS WITH LOADINGNNLOADING&VEHICULAflCIRCULATION ~ ~ ~ IJl/11,,..,.o..l c;#t.ctrt ~f U'iB. o, SfJMCI 'C"'I TRAf'FJC / CIRCULATION CONFLICTS ('-) DISTANC E PROBLEMS M,,ll(le WMCUa (.LO.T, a0TM OIMCTIC)NS) DISTANCE PROBLEMS 0 ,,-, ~ - - -- - pAAKJNG BAYS LOCATW WITHN CLOSE PROXIMITY TO THE INTERSECTION CREATE SITE UNDER-VTILIZED PARKING AREA LOCATION OF ~ ~@~ 1D !\ Im rµ;p 1r 0 1n1t1• wC lg) IRl ~ lF ~ IQ) V �I I I I I I I r I f r TRAFFIC ANALYSIS An important functional relationship exists between commercial development patterns and the efficient and safe movement of traffic. A number of variables including traffic speeds, sight distances, grades, service levels, and the operational and traffic-generating characteristics of adjacent land uses, come into play when evaluating this relationship. For these reasons a traffic analysis has been conducted to identify current and potential problems before they become critical. GENERAL OVERVIEW Eureka Avenue is a five lane, east-west, arterial in Wyandotte between Fort Street (State Trunk line M-85) and Biddle (Yv. Jefferson). It is a county primary road under the jurisdiction of the Wayne County Office of Public Services. There are two lanes in each direction for through traffic and a continuous center left turn lane except in the area between 11th and 7th where Eureka goes under multiple grade separation structures and the center lane is taken out of service because of center piers for the structures. The approach to the westerly and easterly piers is constructed of rumble strips to warn traffic not to use the center lane in this area and the piers are protected by impact attenuators. The structures, built in 1927, carry the tracks of the Grand Trunk & Western Railroad (2), Conrail (2) and Detroit Edison power transmission facilities (1 ). A partial height retaining wall connects the structures on both sides. The pavement width of Eureka is a standard 60 ft. five lane cross-section except for the section just south of Fort to 23rd where the pavement was widened in 1981 to 72 ft., providing a right-turn lane to northbound Fort Street. The original concrete pavement was built in 1927 (7th to 11th) and 1932 (Biddle to 7th and 11th to Fort) . Asphalt overlays were placed between 1951 and 1956 on segments and the present overlay was placed in 1981. The surface condition rating by the County ranges from "Good" (Biddle to 11th) to "Very Good" (11th to Fort). The posted speed limit is 35 mph. The nominal right-of-way for Eureka is 120 ft. This means that, where the R.O.W. exists and the pavement is centered in it, the margins (distance from curb to property line) are 25 ft. Certain sections of Eureka take advantage of this width with attractive landscaping. In other areas parking bays have been constructed to provide on street parking for the businesses. There are traffic signals operating at Eureka and Fort, 17th, 12th, 11th, 6th, 5th, 4th, 3rd, and Biddle. The County has indicated that the signals operate on an 80 second cycle and are providing progression along the route by means of time based coordinators. 18 �I I I r I I I I f TRAFFIC OPERATIONS The latest traffic count available from the County was taken 10/30 and 10 /31 /86 and showed approximately 24,000 vehicles daily in both directions on the section of Eureka between Fort and Biddle. The peak hour westbound was from 4-5 p.m. with about 100 vehicles; the eastbound peak was 5-6 p.m. with about 880 vehicles. A road such as this has a capacity of about 750 vehicles per lane (without making a laborious analysis based on percent trucks, amount of green time allowed for Eureka in the traffic signal timing, the effect of the parking bays, etc.). This means that during the peak hour Eureka is operating with 1,000 vehicles westbound in two lanes where it could probably handle 1,500 vehicles at level of service "C". Unless traffic volumes have increased substantially since 1986 or there are concentrations of traffic in less than hour periods that "bunch up", Eureka is handling about two-thirds (2/3rds) of the traffic it could handle and probably operating at level of service "A" which describes operations with very low delay, less than 5.0 seconds per vehicle. Progression is extremely favorable and most vehicles arrive driving the green phase and do not stop at all. TRAFFIC SAFE1Y Traffic accident reports provided by the Wyandotte Police Department were used to analyze traffic safety along the corridor. These reports cover the period from January 1, 1987 through April 30, 1990 (40 months). A data base was set up to quickly summarize these accidents in two groups; those involving intersections of Eureka and a cross street and those which took place solely on one or another of the cross streets. The result is a graph for each of the groups which shows the number of accidents for either the intersection or street in the forty months. For analytic purposes the viaduct was treated as an intersection. As the graphs in this section indicate, the problem intersections, relatively speaking, along Eureka are 3rd, 4th, 5th, 11th, 12th, and 17th; all signalized intersections. The problem streets are 5th and 14th. The worst intersection, 3rd, averaged a little over one accident per month and the worst street 14th, one accident every five months. TRAFFIC ACCIDENTS ON EUREKA BY INTERSECTION 110 ~ - - - - - - - - - - - - - - - ~ w '40----- - - - - - - - - - - - - - 0 ao +---a- - - - - - - - - - - - - - - C ~ ~ 20 ___,____ _ ___ - - - -- - -- - - - - a: w al :I: ::::, z INTERSECTION 19 �I I I f f It would take more information (cross street volumes, for example) to determine whether these accident rates are excessive, however twelve accidents per year at an intersection is not abnormal given the current traffic volumes on 3rd (higher volumes would increase the accident rate which is based on exposure). In light of this analysis, some design problems are evident and probably contribute to accidents. The following briefly describes these problems: SIDE STREET ACCIDENTS (1/1/89 to 4/31/90) 10 . - - - - - - - - - - - - - - - - - - - 9 +--- 8+---------- 7 -+----------8 - i - - -- . - -- - - - - li t - - ---1- -- - - - a: I f f f f --------------- ~ 4 t - - ---t- -- - - - - Too many traffic signals between Biddle and 12th.: Traffic 3 -t--z signals can cause accidents as well as prevent them. As 2i - -noted above, the highest nu_mber of accidents were at the signalized intersections. There were 82 rear end accidents 0 at these intersections in forty months as well as a significant 3rd number of right angle accidents, the type signals are supposed to prevent. These traffic signals may well be too close together. A quarter-mile spacing is usually optimal. In a little under a mile, there are seven signals where four might suffice. :E ::, .--- 5th 91h 7th 12th 13th SIDE STREET Parking bay design not sufficient: The existing parking bays are protected from through traffic at their ends by reverse curve projections that bring the curb line back to the edge of through pavement by the intersections. However, vehicles can enter this space at any point along the block and can pull out at any point, sometimes causing a collision. Also the cars are allowed to park too close to the intersecting streets disturbing the sight lines necessary for vehicles to spot intersecting traffic. Driveways are too numerous and sometimes ill-defined or too wide: Areas where this seems to be causing problems are, most notably, at 3rd, 4th, 5th, and 15th. These types of situations are causing some rear ends, some right angles, and some problems with backing into traffic. There are several driveways that are too wide to ensure safe and non-confusing operation. These are located between 6th & 7th, north side (Roosevelt High School - 100 ft.) ; west side of 14th, north of Eureka (65 ft.); west of side of 15th, north of Eureka (100 ft .); south side of Eureka between 16th & 17th (80 ft.) ; south side of Eureka between 22nd & 23rd (50 ft .). A maximum driveway width (two-way) of 30 ft. (two-way) or 16 ft. (one-way) is more appropriate. 20 �I I I I I I I I Side streets are too narrow or not being operated properly: The most glaring example of this is the angle parking along 14th. Angle parking is inherently the most dangerous kind since it involves backing into traffic and it is less advisable on a narrow street. Additional access problems exist with local streets in the area being used by trucks to reach individual destinations in the areas north and south of Eureka. CIAIUl1111JC1 l'MltSTIRE - . "'- ' ' ANGLE PARKING IN CWSE PROXIMilY TO INTERSECTION ' r r J 21 �I I I I I I I I' Ii f r r Ji EUREKA POLICY STATEMENTS Recognizing the issues identified in the preceding sections along with the concerns expressed by merchants, residents and employees of businesses along Eureka Avenue, general goals and objectives have been identified to guide recommended improvements. Projects identified later in this report serve as a means to attain these goals. LAND USE GOAL: Promote a viable business atmosphere through compatible commercial uses while maintaining the integrity of adjacent residential districts. OBJECTIVES: 1. Maintain frontage of Eureka Avenue for commercial businesses where designated on the future land use map. 2. Revitalize existing commercial areas by eliminating incompatible uses. 3. Require quality site development through careful integration of site plan review which encourages proper land use relationships between adjacent land uses. 4. Identify and encourage appropriate development of vacant land parcels. 5. Encourage appropriate transitional uses to interface harmoniously with residential uses 6. Improve and protect sound residential districts through appropriate land use relationships and development of regulation standards. 7. Enforce land use regulatory codes and ordinances to maintain a viable business atmosphere and to protect property values. 22 �r1 I I I I I I I I , , VISUAL IMPROVEMENT GOAL: Improve the visual quality of Eureka Avenue through the revitalization of store fronts, parking areas and the streetscape. OBJECTIVES: 1. Introduce streetscape standards which provide structure, organization, anq cohesiveness between various land uses along the Corridor. 2. Require sufficient landscaping and screening along the street frontage, within parking areas, incompatible uses to soften the dominance of concrete and asphalt. 3. Provide appropriate facade guidelines to merchants and business owners that respect the scale and function of Eureka Avenue. 4. Carefully reduce and restrict the number, type and size of signs in order to protect the motorists' view and competitive edge of each business. and between - TRAFFIC CIRCULATION AND SAFE'IY GOAL: Maintain and improve the safety and efficiency of traffic circulation through on and off-site design improvements and the careful application of development regulation techniques. OBJECTIVES: 1. Provide adequate and well organized off-street parking areas for employees and customers. 2. Preserve the capacity of Eureka Avenue through access management mechanisms which may be more stringent than the standards of the Michigan Department of Transportation or Wayne County. 23 �I I I I I I I I ,' , , , f 3. Increase safety and efficiency by encouraging shared access through connecting parking lots, rear service drives and/or marginal access drives. 4. Improve short term parking needs by the location of safe and strategically placed parking bays adjacent to Eureka Avenue. ORGANIZATION GOAL: Organize the business community, residents and city personnel to address common concerns and to set guidelines for the revitalization of Eureka Avenue. OBJECTIVES: 1. Identify a priority of the most critical projects to be undertaken. 2. Promote further cooperation of merchants to address common concerns of shared parking and site improvements. 24 �I RECOMMENDATIONS CORRIDOR DESIGN GUIDELINES I I I f In the perceptual analysis section of this report and on the graphic analysis maps, issues are identified which relate to the "visual appeal" of Eureka Avenue. These comments focus directly on the image of the street, made by landscape plantings, sidewalks, building facades, signs, fencing and paving. This image is generally referred to as the streetscape. Sometimes it is not one single element of a streetscape that accounts for the poor visual quality, in fact it may be a number of on and off site deficiencies that contribute to the total degradation. Eureka is a collection of the old and the new with buildings comprised of many different architectural forms. The presence of residential homes and vacq_nt lots mixed with commercial buildings portray irregularity; take away trees, lawn or anything green and the view becomes further blighted by the dominance of concrete and asphalt. The white to grey landscape of the winter months offers a challenge to the landscape architect. The branch structure of trees is often used to place emphasis on defining the corridor. Selected foundation elements are also used to influence space and create unity. The loss of street trees can be readily recognized by the exposure of structures intended to be softened. A well conceived streetscape improvement will return something back to the view of Eureka. It is the intent of this study to provide the impetus for change so that good aesthetics becomes the preferred choice rather than a wishful concept. The sample block study included on page 27a illustrates an example of improvement through design. The beautification of Eureka Avenue is everybody's business and the attitude that "if my neighbor doesn't care then why should I" affects everyone. Plant Materials: Streetscape beautification is needed to soften hard edges and surfaces of buildings, parking lots and the street. Plantings can provide a fresh new image to a business corridor and should be an element of high priority. The following suggestions give an indication to the types of landscape treatment that are viable for Eureka Avenue. r J J 1. Utilize trees to provide a sense of unity to the street. Replace those trees that have been removed and consider adding another row in areas where the wider parkway will allow. 2. Retain the existing species of Gleditsia (Honeylocust) and build upon this start as mentioned. Spacing should not exceed 50 feet on center. 25 �I I I I I I I r r r 3. Adopt a comprehensive maintenance program. maintenance staff to discuss its objectives. 4. Plan to design and install an automated irrigation system for all plant materials especially trees to insure that they are getting water on a regular basis. 5. Through the guidance of a landscape architect, select a plant palette (a combination of plants) that provides function, hardiness, color and flexibility, to the streetscape. This palette should be used for all planting applications on the avenue. 6. Invest in an entrance identification study. Possibilities exist for a center island planting and city identification on Eureka Avenue east of Fort street. An additional island could be positioned west of Biddle. 7. Vacant inactive lots should be seeded into lawn areas to provide a temporary greening effect until the time of development. On larger lots, a peripheral berm of lawn would visually hide the undeveloped portion of the lot and would reduce the maintenance requirements. The new Eureka business association should meet with City Facades: Building facades provide the greatest contribution to a cohesive streetscape. Although Eureka Avenue buildings were constructed over a relatively wide period of time they can work together to create this image. Today this image is nondescriptive in architectural style and lacks interest and detail. Building elevations with irregular roof lines and mismatched materials create visual discontinuity. The recommendations offered are in general terms to spur further study. Each merchant will need to explore opportunities where individual improvements will contribute to the total streetscape. A sample facade study was conducted for this analysis and is provided on "Sample Block Study" map. 1. New construction should respect the architecture (including the roof lines) of adjacent buildings. 2. Align the face of new structures to the R.O.W. line where such line is respected by existing buildings. Buildings should provide a sense of foundation and structure to the avenue. Building continuity by the continuation of facades and linkage through screen walls can knit together this foundation . 3. Streetscape elements should work to complement facades. Store fronts are merchandising tools that should not be hidden or camouflaged by plantings, signage and automobiles. 26 �I 4. Facades having historical significance should be restored to the best of their original character. Although, many of the traditional facades have been inappropriately modified, reestablishing the traditional character will produce an inviting environment. r 5. Encourage detail in all new construction. This will add interest to the individual facade while the building contributes to unified character of Eureka. I 6. Prohibit billboards on Eureka Avenue. r Parking Lots: Every business realizes the need for parking. It has a very important role in customer convenience and it is also the final destination point for the vehicle or point of transfer from car to foot. _As such the parking lot can greatly influence the impressions of the business by its aesthetic appeal. Parking lots occupy vast areas of land and are typically paved in a sea of concrete or asphalt. Lots that appear as dead spaces need visual relief from hard surfaces and connection to adjoining uses. Thus, the following recommendations are offered as parking lot treatment. (See Parking Lot Design on page 29a). I I r 1. J J f r r 2. 3. Adapt enforceable parking lot standards that require trees by the ·number of stalls or by square feet of parking lot area for existing and all new construction. Parking lot trees should be a minimum of 2 \" in caliper and should be classified according to the American Association of Nurserymen's standards as large deciduous trees. RESIDEHTIAL USE I ALLEY COMMERCIAL USE r- ·- ·-·-·- ·- ·-·-·-·- · 1I.- -- ·- ·- ·-·- ·- ·-·- ·-·-·-·-·-· I il(J!1 I I • ~ r------ -- -- ---------- --------- • :: < ... .. SCREEN WALL DETAIL ADJACENT TO ALLEYS Adapt a standard detail of installation for trees, and shrubs including the construction of the planting area that they are to occupy. 27 �I I I - 1 IUILD1HOI ARE HOH · DESCRIPT IN AACHITECTIJRAL STYLE. AHO ARE LACKING IN I l J 4 8UILDINO E\..EVATIONS CHA.NOi! OREATLY fROM BUILDIHO TO BUILDING. IRREGULAR ROOF UH!.S ESCAl.ATE UP AND OOWH ACROSS THE IKV UNE CREATING VISUAL DISCONTINUITY. CL.UR ACCESS IS OREAT\.Y NEEDED AT ENTRANCE WAYS TO BUSINESSES. fACAOE.S IHOUlD HAVE ~ IHVfTIHQ APPEAL PAflUlJNG IS DUINABLE ONLY BY THE OH· STRl!n PARALLEL PARKING ON EUREKA. MORE &PACfl AND DIRECTIONAL IHl'ORMAT10H IS HU~D E.LHWHEM. EACH BUILDING PRESENTS A OlffEAENT OUTOATEDfACAD£MATERlAL IMPROVV.ENTS SHOULD WORK TO UNIFY COMMON MATE:UALS, INTEREST AND 0£T AIL TO CRUTE ,ORM, LINE, TEXTlJM AND COLOR. I 7 THE RESIDENTIAL BUILDING DOES NOT REL.At!: TO THIS BLOCK BECAUSE Of' rrs SET II.ACK. AACHIHCTURE AND CHANGE Of ELEVATIONS fROM THE STREET TO THE flNISH '1..00R. ALL o, THE BUILDINGS LACK DETAIL AROUND THE W1NOOWS AND IN SOME CASES, THE WINDOWS DO NOT REL.AT!. TO THE STREET OR OTHER BUILDINGS. WINDOWS ARE A PRIMARY ,EATURE IN ATTRACTING HEW CUSTOMERS. Il~@IID ~ I I I I I I I 1 Rl!MOW. ALL O:ISTINQ PACAM MATUUAl...8 WHVII 9HOWN BY THIS SUTCH AHO MIHITAU. ITOHI: 0fll 'RICA.ST WAU. CAPS. SACK UQKT AWHINGI W1TH DAY a NIGHT IDe.HTIPtCATION WHEAi IHOWH. 2 CH.I.NOi! ALL DOOAS, WINDOWS I TAAHIOM WtHDOWI AHO PA.AMES WtTH MORI ATTM.CTIV!: WOOO IN ue,iHQ WITH THI! NEW IUILDfNG CHARACTUI. 3 IM,ftt)V!. PAAKINO LOT lnwttN l'AOPOIED CAPII! AHO 0 I L ll!L!CTRONICS IUILotNQ. CONITRUCT A Al!AA ~~:;~1::o'i.°i RTWl!!N 0 I l l!UCTAONtcl AHO 4 IMl'AOV!: AUZY CONDITIONS ll!TW!.!H 121h AND 1M : : , ~ o ~ ~ ~-AEAffA llUJIPtC PLOW AHO I LAHO&CAPI! TIIEATMl!NT IS N!.l!Df:0 TO SOPTt:N THI HA.110 EDO!.S AND SURPAC!I OP TH!. IUllT !NVIAONMEHT, PLANTS ALSO ,ROVIDE A PR!.IH NEW IMAOI! TO OLDER E.STAIIUSHMlNTS ,A.HO ITRUC"TVRU. I l'ROVIO!. ,f:OESTRIAN LEVEL UOHTINQ lN ,AAK»tO A.AU.SAND WALKWAYS TO IMPAOV!: I.AnTY. 7 CONSTRUCT WALLS TO SCRE(H ntl! PARKIHO lOTI PROM THE IM.\OE OP TI-ti! ITRHT ANO TO CRUTI UNIPY9H0 TIES BETWEEN BUILDINGI. �f r r r r r r r J r f r r 4. Develop guidelines for screening parking lots that are adjacent to public rights-of-way. Those R.O.W.s that front on Eureka could be treated with a low three feet high screen wall and should be offset where possible approximately three feet to allow for low growing shrub materials to face the avenue. A wall would provide a unifying tie between buildings, permit visibility into the lot and define the entrance drives (see diagram on preceding page). 5. Screen walls should be uniform in material selection and should blend into the streetscape. Avoid bright colors and overpowering textures. PARKING RECOMMENDATIONS Parking issues have been identified as a critical component of business vitality. With over 61 percent of the Eureka Avenue merchants expressing a shortage of parking spaces on their block and thirteen blocks identified with numerical parking deficiencies, further attention_has been placed on these issues. Through the parking analysis and information-attained from the business survey, an attempt has been made to identify the most critical parking issues facing the corridor. The recommendations which follow serve as a starting point from which these problems can be addressed. However, the City in close cooperation with the Eureka business community, must further establish priorities for these recommendations based on long term objectives as well as the present concerns of each business establishment. Paving of Unimproved Parking Lots: One of most immediate solutions to alleviate parking deficiencies, is to pave existing parking lots. Over half of the blocks identified as containing deficiencies, contain partial or fully unpaved parking lots. This encourages inefficient use through a confusing and ill-defined layout. These lots are also listed on the Parking and Traffic Analysis map. Currently the blocks with parking deficiencies that also contain unpaved parking lots are as follows: 1. North side - 17th/20th, and 12th/14th. 2. South side - 23rd/22nd, 15th/14th, 14th/13th, 12th/11th, and 11th/Viaduct. Use of Parking Bays: Currently, there are twelve blocks which have parking bays located in the front yard adjacent to Eureka Avenue. Some of these bays are located too close to intersecting streets adding to vehicular safety hazards. In addition, as indicated in the traffic analysis, vehicles can enter these spaces from any point along the block, sometimes causing a collision. 28 �r r r r r f r r r r r r r Another issue in regard to parking bays, is the use of time limits. Some of the current bay parking locations have one hour time limits. Although concern has been raised about the use of time limits, it appears an over all lack of parking is causing most of the concerns and not the time limits themselves. These spaces are intended for short term use, not all day parking. Through proper design, on street parking can provide a means for convenient customer parking. Although traffic safety issues must be fully addressed, there is the potential for additional parking bays on the following blocks to decrease parking deficiencies. 1. North side - 17th/15th 2. South side - 15th/14th, 18th/19th, 21st/22nd Expansion of Parking Areas: Although paving and striping of unimproved lots as well as adding bay parking in critical areas will relieve some of the demand for parking spaces, there is still a need for additional off-street parking lots on some of the blocks with parking deficiencies. Most businesses fronting on Eureka Avenue are situated on lots with widths of 50 feet and depths less than 150 feet. In many cases, buildings occupy most, if not all of the site area. With increased demands for parking, there is little room for expansion to meet parking demands. In order for the Eureka corridor to remain competitive with other commercial corridors and to promote a healthier business atmosphere for individual merchants, it is recommended that P-1 parking districts be established behind these businesses to provide sufficient parking. This is an alternative to the piece-meal approach to parking which as a whole, does not contribute to long term stability of the corridor. The following recommendations summarize these efforts: North Side - Expand parking in the rear yard adjacent to the alley between 14th and 15th streets. In addition, it is recommended that the vacant building located on the northwest corner of 17th street be removed and replaced with a parking lot to serve the businesses on this block and the adjacent block. Vacant lots located between buildings provide a good opportunity to provide additional parking. The block between 12th and 14th Streets has been identified as containing one of the greatest numerical parking deficiencies of any block on Eureka Avenue. The vacant parcel between Prush's and Cozy Corner could help to alleviate this deficiency if used for off-street parking. The "Parking Study Analysis" map on the following page illustrates this potential. With proper screening techniques and the use of landscaping as indicated on this plan, this parcel could provide much needed parking and improve the appearance in this area. 29 �r I-· r ALLEY I r I t- w w a: RKING FOR 48 t- u, r t; r r r -;t=tr=r~i:;;~~ ~ ~ ~ ~ ~ ~ ~ ~ ~..r=_=rJL - - - - -~~~~~- - - --\t~r--\----1----~'''~- -~---~- - - -~~~-___. [7 r • r r J: ,.... I WIDE PLANTING t- w w a: t- u, J: t- N ,.... 36" HIGH SCREEN WALL EUREKA AVENUE SHRUB PLANTING STREET TREES 0 20 40 SCALE IN FEET �I I I I I I Another opportunity exists to increase parking along 14th street adjacent to the drug store. This area is currently congested with traffic and customer parking. Closing this street from Eureka north to the alley would create the opportunity for additional parking spaces. This would help to solve two current problems; the need for more parking on both adjacent blocks and eliminate the high frequency of accidents at this dangerous side street. However, the current design and circulation patterns would have to be revised to make the operation optimal. South Side - Expand parking in rear yards adjacent to the alleys on blocks 21/22nd, 18th/19th, 15th/16th, and 13th/14th. To address the major parking deficiencies of the block between 4th and 5th Streets, it is recommended that a parking lot be constructed on the west side of 5th street. This lot if constructed, would address most of the immediate parking deficiencies for the block. However, for long term viability and taking into account the potential of all buildings on this block, parking in the rear yard adjacent to the alley should be considered as a long term objective. TRAFFIC RECOMMENDATIONS Eureka Avenue primarily serves two purposes; to move traffic safely and efficiently and to provide access to adjacent commercial and residential uses. Although traffic safety (accidents, etc.) is of utmost importance, there is a secondary consideration in the decreased attractiveness to a motorist of a business that has confusing or difficult access. If problems are left unaddressed, the corridor will never reach its maximum potential as a viable business address. In any redesign of Eureka Avenue the following recommendations should be considered. Driveway Location and Spacing: Short spacing between unsignalized access drives compounds the driving task by requiring the driver to watch for ingress and egress traffic at several points simultaneously. 2 The following basic principles of access control for driveway placement should be used whenever possible: I I I I 1. Reduce the number of driveways or increase the spacing between driveways and intersections. 2. Limit or prevent certain types of maneuvers to reduce the frequency of conflict or reduce the area of conflict at some or all driveways. 2 Transportation and Land Development, ITE, Stover and Koepke, 1988, p. 108. 30 �I I I I I I 3. Provide separate paths and storage areas for turning vehicles. The minimum distance needed to eliminate overlap of conflict areas created by a vehicle making a right turn from a driveway and entering the through traffic stream is 160 feet with 245 feet preferred. Thus, where possible, driveway access should be spaced a minimum of 160 ft. from another driveway or an intersecting street. This requirement is especially critical for signalized intersections. Where the distance between a drive and Eureka is too short, such as the approximately 60 ft. between the 7-11 drive on the west side of 3rd and the north curb line of Eureka, there are two problems that can occur. First, if more than two cars are stopped on southbound 3rd for the red light in the curb lane, they will block access to that drive. Cars trying to turn left into this drive from northbound 3rd will not be able to do so and may back into the Eureka westbound movement. Second any car turning north on 3rd from westbound Eureka does not have sufficient distance to stop if a car pulls out from 7-11 in front of it. It is recommended that the City adopt access management guidelines to address these issues. Only through proper regulation will future circulation/safety hazards be reduced. Improvements in Aesthetics of Existing Traffic Control Signing: The traffic control signs are the responsibility of Wayne County. Routine maintenance of such signs are usually neglected by most highway agencies because of more pressing concerns. The signs along Eureka between Fort and Biddle should be the subject of a comprehensive review by the County prior to a complete replacement program. It is strongly suggested that the existing word message parking control signs (which are 12 x 18 inches) be replaced with twelve inch square No Parking or No Standing symbol signs to improve the sign appearance along the street. There are existing signs that say "No Standing and No Parking". These are redundant because "No Standing" includes "No Parking". I I I Another specific type of sign that should be reviewed by the City, are the street name signs. Consideration should be given to (a) using reflectorized replacement signs, (b) reviewing the letter size and design and (c) making major cross-street signs more visible by increasing their size and/or using internally illuminated signs at these streets. The need was discussed to select a better location and a more eye-catching design for the "Welcome to Wyandotte" sign which is presently in the Fort Street median just south of Eureka. An alternative location would be in the center island median on Eureka or on the south side of Eureka at Fort street. The changeable message sign being considered for the Fort Street median will have to pass the permit approval process of the Michigan Department of Transportation. The guidelines for such signs prohibit advertising, names of local officials, and external or internal illumination or animation by way of example. 31 �I I I I I Suggestions for Location of and Access to Off-street Parking: Additional parking has been recognized as a very beneficial improvement for business properties. Improvements to parking lots in the rear yard must consider the narrow width of many of the alleys. The rear parking would have to provide circulation for parking vehicles as well as access to the business for delivery trucks. In effect the alleys have to be widened so that trucks making deliveries do not impeded circulation. The major design problem when accommodating rear parking is the potential to cut off direct local access by closing side streets at the alley. The same could also be true when an alley is relocated to make a parking lot deeper. This is detrimental to residents of such streets and may also hinder the delivery of emergency services as well as routine services such as garbage collection. Exactly which cross streets are to be left open and become the secondary collectors for the neighborhoods on both sides of Eureka is the heart of the issue. It is suggested that 22nd, 20th, 17th, 15th, and 12th be kept open between the railroad and Fort Street on both sides of Eureka. Eureka Avenue Accident Record Relative to Typical Arterials: The Southeast Michigan Council of Governments has done an as-yet unpublished report of accident rates by area, type and number of lanes. A four lane road in an urban area has a mean accident frequency of 12.02 accidents per lane-mile per year with a six-lane road having a frequency of 9.87 accidents. Interpolating for a five-lane road, we could expect about eleven accidents per year per lane mile. The section of Eureka from Fort to Biddle is 1 \ miles which means there are 7 \ lanes miles. The expected accident frequency for 40 months would be 11 x 7.5 x 3.33 or 272 accidents. The accident summaries utilized totalled 308, which could be said to have happened along Eureka or within one of its intersections with a cross street. This would mean the frequency of accidents is about 13 percent greater than the mean frequency in the metropolitan area. Certain changes to driveways and other minor design fixes would likely bring this accident frequency down to the norm for such streets. C Improve Alley Conditions: The pavement of all alleys that serve the Eureka street frontage is essential to orderly service to stores as well as for access to parking areas. In addition, the utility of the alley will be greatly enhanced by providing a smooth dust free surface which will benefit both the business user as well as abutting residential properties. At such time as alley pavement takes place, abutting businesses should be encouraged to pave service and parking areas adjacent to the alley. I I 32 �I I I I I GENERAL LAND USE RECOMMENDATIONS As uses change, Eureka Avenue will continue to play a significant role in shaping the character of Wyandotte. Sound land use relationships and development policies are important components toward achieving long range planning objectives. Eureka Avenue is made up of a variety of businesses, however the predominate uses are automotive and general commercial. The relationship of these uses to the surrounding districts should be closely evaluated. The existing intense uses located on the corridor should be carefully buffered and screened from adjacent residential districts as indicated in the design recommendations. However, a long term objective of the City should be to limit the placement of such uses along the corridor and require additional conditions for their use. Another important consideration, is the high traffic-generation potential of such uses. The side streets along Eureka serve commercial as well as residential properties. Delivery trucks and other such vehicles can be a nuisance to adjoining residential districts. The relationship between the uses allowed in each district and the current function and character of surrounding districts must be closely examined. For example, the area on the north and south side of Eureka east of Eleventh Street to the viaduct is currently zoned B-2. Some home occupations and other more intense uses occupy this area. Narrow one way service drives provide access to some of these properties and little room exists for parking. However, due to the character of the area, expanding parking into the adjacent residential districts would not be appropriate from a land use planning standpoint. The rezoning of this area from commercial to residential should be considered. These recommendations when viewed separately may appear to be irrelevant to the viability of Eureka Avenue. However, when implemented collectively, they represent a comprehensive approach that address the appearance, function , and safety of Eureka Avenue. I I 33 �I I I I I I APPENDIX EVALUATION OF SIDEWALK CONDITIONS Where sidewalks exist, each flag (slab) was counted and evaluated. Evaluation of each flag was based upon the following criteria. Condition Criteria Good The sidewalk is structurally sound. No cracks are present although there may be minor spalling (surface pits). Fair The sidewalk has minor cracks and/or moderate spalling. There may also be slight upheaval, less than one-half inch, between flags. Poor The sidewalk has major cracks and/or major spalling or a minimum one-half inch difference in height with an adjacent flag. The information was then summarized per block as sidewalk slabs in either good, fair, or poor condition. From this each block was further categorized by percentage to identify areas which may have a high percentage of sidewalks in poor condition. The blocks with greater than twenty percent of sidewalk slabs in poor condition are mapped on the preceding Visual Analysis maps. The following tables differentiate the slab totals in each condition category by block. I I I appendix-1 �I I I I I I I CI'IY OF WYANDOTTE SIDEWALK SURVEY OF EUREKA AVENUE STREET Sidewalk CondHlon 20th. to 19th. South NOf1h South North Sou1h North Sou1h Good 30 38 47 44 25 45 14 40 Fair 7 0 3 2 7 0 7 Poor 4 4 3 2 10 11 9 17th. to 15th. North Good 80 Fair 7 Poor 10 - South NOf1h - - South NOf1h Sou1h 39 80 29 5 9 14 4 5 11 North • no ramp E. aide 16th. South • no ramp W. alda 15th. North - no ramp E. side 15th. Sou1h - no ramp W. side 14th. North Sidewalk CondHlon NOf1h Good Poor - 4 9 - 43 92 2 4 19th. to 18th. South North 15 - 4 - - 18th. to 17th. South North - 34 14 2 No ramp E. side 20th. 31 34 11 29 - 8 3 - Sou1h North - No ramp W. aide 12th. 12th. to 11th. Sou1h 49 - ◄6 - 0 1 0 2 No ramp E. 1lde 17th. 1025 to 5th. North Sou1h North Sou1h North 40 -40 30 27 39 81 4 12 3 0 0 12 - 4 14 14 0 21 8 - 4th. to 3rd. No ramp E. aide 11th. 3rd. to Biddle North Sou1h North Sou1h North Sou1h 48 61 56 63 66 93 71 4 2 3 0 4 4 , 19 12 2 2 1 12 7 North - no ramp W. side 3rd . appendix-2 North 11th to 1025 Sou1h Comments South Sou1h North - no ramp E. 1lde 131h. Sou1h • no ramp W. 11de 12th. 5th to 4th. 17th. to 16th. North • no ramp E. 1lde 18th. Sou1h • no ramp Vf. aide 171h. 131h. to 12th. North No ramp E. aide 14th. - 40 North South - North Sou1h 14th. to 12th. 6th. to 5th. Sou1h 20th. to 17th. No ramp W. aide 19th. 14th. to 131h. 7th. to 6th. STREET - 3 15th. to 14th. 16th to 15th. North No ramp E. aide 20th. North - no ramp E. aide 22nd. North - no ramp E. side 23rd. South • no ramp W. side 23rd. Fair I I I 2 1st. to 20th. North STREET Sidewalk Condition 22nd. to 21st. 23rd. to 22nd. Comments Comment• I I FOf1 to 23rd. South � 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 Wyandotte_Eureka-Avenue-Corridor-Study_1991 Creator An entity primarily responsible for making the resource Vilican-Leman & Associates, Inc. Date A point or period of time associated with an event in the lifecycle of the resource 1991-05 Title A name given to the resource Eureka Corridor Study Description An account of the resource The Eureka Corridor Study for the City of Wyandotte was prepared by Vilican-Leman & Associates, Inc. in May 1991. Subject The topic of the resource Corridors--planning Wyandotte (Mich.) 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